925 Childress St · San Angelo, TX 76901

$169,400

3 bd · 2.0 ba · 2,407 sqft · SingleFamily public records · 64 Days on market

Built 1956 7,144 sqft lot $70/sqft · 16% below area Est $201k · 16% under ↓ 36% since listing

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +16.7/30.0
• ARV discount +14.6/15.0
• Appreciation +10.0/10.0
• 1% rule +5.5/10.0
• DSCR +5.2/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Huge 3 bedroom 2 bath home located on a corner lot. Over 2400 square feet with TONS of potential. Plenty of storage and living space. Outside, you will find a build in fireplace, additional parking and a storage room. Home is being sold As-Is. Come see the possibilities and make this your new home.

Key facts

• 7,144 sq ft lot
• 2 parking spots
• Built 1956

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $159k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 3.8% in San Angelo — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#199 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, schools F, amenities F.
• San Angelo ISD (urban): math 27% / reading 33% proficiency, ranked #627 of 826 in TX (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.8%/yr); 331 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 233 units permitted in Tom Green County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Tom Green County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 5.8% rent growth), your $47k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,236 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.05% ✓
• Cap rate: 7.03%
• Cash-on-cash: 2.63%
• DSCR: 1.12
• GRM: 7.9

CMA / ARV

• ARV (median comp): $201,127
• List price: $169,400
• Delta: -15.77%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2223 Abilene St	0.32mi	4/2.0 (+1)	2,248 (-7%)	8mo	$235,000	$105	62
608 E Parkway St	0.60mi	3/2.0	2,379 (-1%)	10mo	$275,000	$116	62
2209 Waco St	0.38mi	3/2.0	2,121 (-12%)	7mo	$279,900	$132	56
612 E Parkway St	0.60mi	3/2.5	2,170 (-10%)	5mo	$110,000	$51	50
2718 Lindell Ave	0.40mi	4/3.0 (+1)	2,241 (-7%)	16mo	$275,000	$123	47
2233 Waco St	0.31mi	4/3.0 (+1)	2,148 (-11%)	22mo	$289,900	$135	40
3105 Juanita Ave	0.66mi	3/2.0	2,208 (-8%)	20mo	$289,000	$131	38
2817 San Antonio St	0.64mi	3/2.0	2,100 (-13%)	22mo	$189,000	$90	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 5.78% rent growth · sell at horizon

5-year hold

• IRR: 27.3%
• Equity multiple: 3.19×
• Total profit: $104,108
• Equity at exit: $152,609

10-year hold

• IRR: 24.8%
• Equity multiple: 7.60×
• Total profit: $313,201
• Equity at exit: $329,107

Cash invested: $47,432 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 76901

• Home prices YoY: 6.4%
• Rents YoY: 5.8%
• Active inventory: 331
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,780 medium
• Mortgage (P&I): −$888
• Tax from tax record: −$343 /mo · $4,115/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $104

Break-even live

Break-even rent $1,648

Max offer price $169,400

Occupancy floor 89%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $42,350
• Closing costs: $5,082
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2505 W Harris Ave San Angelo, TX	2.0	2.0	1582	$1,300	$0.82	43d	1	0.77mi
417 N Jefferson St San Angelo, TX	4.0	2.0	1940	$2,350	$1.21	21d	1	1.02mi
210 N Jefferson St #210 San Angelo, TX	3.0	3.0	1706	$1,600	$0.94	21d	1	1.13mi
279 Glenna Dr San Angelo, TX	3.0	2.0	1625	$1,795	$1.10	21d	1	1.22mi

Listing history 26 events

1. 2026-06-19
   days on market $169,400 Active 64 DOM
2. 2026-06-18
   price $169,400 Active 63 DOM
3. 2026-06-18
   days on market $169,900 Active 63 DOM
4. 2026-06-17
   days on market $169,900 Active 62 DOM
5. 2026-06-16
   days on market $169,900 Active 61 DOM
6. 2026-06-15
   days on market $169,900 Active 60 DOM
7. 2026-06-14
   days on market $169,900 Active 58 DOM
8. 2026-06-13
   days on market $169,900 Active 57 DOM
9. 2026-06-10
   days on market $169,900 Active 55 DOM
10. 2026-06-09
    days on market $169,900 Active 54 DOM
11. 2026-06-08
    days on market $169,900 Active 53 DOM
12. 2026-06-07
    days on market $169,900 Active 52 DOM
13. 2026-06-02
    days on market $169,900 Active 47 DOM
14. 2026-06-01
    days on market $169,900 Active 46 DOM
15. 2026-05-31
    days on market $169,900 Active 45 DOM
16. 2026-05-30
    days on market $169,900 Active 44 DOM
17. 2026-05-19
    price $169,900
18. 2026-04-16
    listed $174,900 Active
19. 2023-03-02
    soldstatus
20. 2023-03-01
    soldstatus Closed 299-char remark

    Show marketing remark (299 chars)

    Huge 3 bedroom 2 bath home located on a corner lot. Over 2400 square feet with TONS of potential. Plenty of storage and living space. Outside, you will find a build in fireplace, additional parking and a storage room. Home is being sold As-Is. Come see the possibilities and make this your new home.

21. 2023-01-23
    status Pending 299-char remark

    Show marketing remark (299 chars)

    Huge 3 bedroom 2 bath home located on a corner lot. Over 2400 square feet with TONS of potential. Plenty of storage and living space. Outside, you will find a build in fireplace, additional parking and a storage room. Home is being sold As-Is. Come see the possibilities and make this your new home.

22. 2023-01-10
    listed $175,000 Active 299-char remark

    Show marketing remark (299 chars)

    Huge 3 bedroom 2 bath home located on a corner lot. Over 2400 square feet with TONS of potential. Plenty of storage and living space. Outside, you will find a build in fireplace, additional parking and a storage room. Home is being sold As-Is. Come see the possibilities and make this your new home.

23. 2022-09-08
    price $205,000
24. 2022-07-11
    listed $240,000 Active
25. 2022-06-03
    status Active
26. 2022-04-01
    listed $265,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $4,115 · $343/mo
• Projected year-2 tax: $4,115 · $343/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,355
• − Mortgage interest: −$9,489
• − Property taxes: −$4,115
• − Insurance: −$847
• − Repairs & maintenance: −$1,708
• − Management: −$1,708
• − Depreciation: −$4,928
• Taxable loss: −$1,441
• Est. tax savings @ 24.0%: +$346
• After-tax cash flow: $1,594/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: San Angelo ISD
• NCES district ID: 4838700
• Math proficiency: 27% ▼ -9.00%
• Reading proficiency: 33% ▼ -3.00%
• Median HH income: $43,501
• Composite: 25.56/100
• National rank: #7427
• State rank: #627 of 826 in TX

Livability — San Angelo

• Score: 73/100
• State rank: #199
• US rank: #5030

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment C- Housing A+ Health & safety A+ User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Angelo, TX
• County: Tom Green County · 113,188 people
• City population: 81,357
• Metro: San Angelo, TX
• Population (ZIP): 31,831
• Household income: $69,450
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 1034.0

Population outlook (Tom Green County) Hauer SSP2

• Today (2025): 135,110 people
• By 2030: 144,090 · +6.6%
• By 2040: 162,561 · +20.3%
• By 2050: 182,158 · +34.8%
• By 2075: 232,274 · +71.9%
• By 2100: 268,218 · +98.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (55%)
• Race & ethnicity: White 55% Hispanic / Latino 41% Two or more races 17% Black 2%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Lithuanian 3% Slovak 3% Iranian 1%
• Foreign-born: 5% · Canada
• Languages at home: 77% English-only · Spanish 21% German/W. Germanic 1%

Political lean MEDSL · Tom Green

• 2024 margin: Solid R (+48.0) · D 25.5% · R 73.5% · Other 1.0%
• 2008→2024 swing: -6.3pp toward R · 2008: -41.7pp · 2024: -48.0pp
• All cycles: 2024: R+48.0 2020: R+44.4 2016: R+47.9 2012: R+47.9 2008: R+41.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 47.96%
• Current HPI: 798.58
• Rent YoY: ▲ 5.78%
• Metro: San Angelo, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

-35.9% since first listed

10 events — show timeline

• 2026-05-19 Price Changed $169,900 SAAR TX
• 2026-04-16 Listed $174,900 SAAR TX
• 2023-03-02 Sold (Public Records) — Public Records
• 2023-03-01 Sold (MLS) — SAAR TX
• 2023-01-23 Pending — SAAR TX
• 2023-01-10 Listed $175,000 SAAR TX
• 2022-09-08 Price Changed $205,000 SAAR TX
• 2022-07-11 Listed $240,000 SAAR TX
• 2022-06-03 Relisted — SAAR TX
• 2022-04-01 Listed $265,000 SAAR TX

Property tax history

+3.8%/yr

Latest (2025): $4,115 · +22.8% YoY. Source: county tax records.