411 S Parkway St · San Angelo, TX 76901

$115,000

2 bd · 1.0 ba · 744 sqft · SingleFamily public records · 3 Days on market

Built 1959 6,708 sqft lot Est $116k · at est.

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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 +17.1/30.0
• Appreciation +10.0/10.0
• ARV discount +7.9/15.0
• DSCR +5.3/10.0
• 1% rule +4.9/10.0
• 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

INVESTORS ONLY!! Cute starter home or investment property in nice neighborhood. Remodeled in 2005. CH/CA Appr. 2 years old. Has plantation style blinds that convey. Ceramic tile in kitchen and bathroom. Separate Fenced Large Back Yard. Lots of outside Storage.

Key facts

• Spacious yard
• New siding
• Remodeled bathroom

Tags

• UPDATED KITCHEN
• REMODELED BATHROOM
• NEW SIDING
• SPACIOUS YARD
• QUICK ACCESS TO THE LOOP
• NEARBY SCHOOLS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $80 ($958/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (1.4% below list).
• Recommended offer: $113k (1.4% below list) — sets the bar for 1% rule.

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-, amenities F, commute 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.
• Zoned schools: Mcgill El (math 42% / reading 42%, grade F, #1,335 of 4,322 statewide, top 33%, 306 students, 79% FRL); Lone Star Middle (math 28% / reading 32%, grade F, #1,056 of 1,662 statewide, top 65%, 903 students, 63% FRL); Central H S (math 22% / reading 43%, grade F, #1,029 of 1,632 statewide, top 64%, 3,065 students, 48% FRL).
• Market conditions: Rents rising fast (+5.8%/yr); 334 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 233 units permitted in Tom Green County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($795 loan paydown + $12k 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 $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 19y 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.
• Current owner paid $70k; list at $115k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $113,369 (1.4% below list)

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.99% ✗
• Cap rate: 7.13%
• Cash-on-cash: 2.97%
• DSCR: 1.13
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $116,064
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 N Jackson St	0.40mi	2/1.0	728 (-2%)	3mo	$85,000	$117	75
1822 Martin St	0.36mi	2/1.0	730 (-2%)	14mo	$129,700	$178	68
319 N Howard St	0.08mi	2/1.0	852 (+14%)	8mo	$155,000	$182	66
2326 Guadalupe St	0.29mi	2/2.0	768 (+3%)	17mo	$124,900	$163	63
2526 Chestnut St	0.50mi	2/1.0	810 (+9%)	2mo	$115,000	$142	60
2030 Lindell Ave	0.73mi	2/1.0	776 (+4%)	10mo	$87,500	$113	50
2314 W Concho Ave	0.64mi	2/1.0	785 (+6%)	15mo	$85,000	$108	48
2430 San Antonio St	0.42mi	2/1.0	843 (+13%)	13mo	$149,900	$178	47
802 N Bishop St	0.63mi	2/1.0	840 (+13%)	4mo	$94,900	$113	46
1853 Twohig Ave	0.55mi	2/1.0	832 (+12%)	14mo	$129,900	$156	43
1315 Evans St	0.67mi	2/1.0	828 (+11%)	24mo	$147,500	$178	30

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: 27.5%
• Equity multiple: 3.21×
• Total profit: $71,005
• Equity at exit: $103,601

10-year hold

• IRR: 24.8%
• Equity multiple: 7.60×
• Total profit: $212,559
• Equity at exit: $223,420

Cash invested: $32,200 (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: 334
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,134 high
• Mortgage (P&I): −$603
• Tax from tax record: −$165 /mo · $1,978/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $80

Break-even live

Break-even rent $1,033

Max offer price $115,000

Occupancy floor 88%

Sensitivity live

Price	-10% $145	-5% $112	+0% $80	+5% $47	+10% $15
Rent	-10% $-10	-5% $35	+0% $80	+5% $125	+10% $169
Rate	-1.0pp $138	-0.5pp $109	base $80	+0.5pp $50	+1.0pp $20

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 N Van Buren St Unit A San Angelo, TX	2.0	1.0	715	$1,095	$1.53	23d	1	0.31mi
2065 Live Oak St San Angelo, TX	2.0	1.0	720	$950	$1.32	45d	1	0.67mi
1929 Raney St San Angelo, TX	1.0–2.0	1.0–2.0	765	$1,000	$1.31	23d	4	0.94mi
1818 S Lincoln St San Angelo, TX	2.0	1.0–2.0	555	$1,199	$2.16	23d	19	1.05mi
1818 S Harrison St San Angelo, TX	1.0	1.0	500	$780	$1.56	45d	1	1.10mi
3130 W Beauregard Ave San Angelo, TX	1.0–2.0	1.0	690	$875	$1.27	23d	1	1.17mi
3433 Arden Rd Unit 405 San Angelo, TX	1.0	1.0	500	$850	$1.70	45d	1	1.28mi

Listing history 13 events

1. 2026-04-17
   status Pending
2. 2026-04-14
   listed $115,000 Active
3. 2025-07-08
   historical $1,075
4. 2025-07-01
   listed $1,075
5. 2025-07-01
   historical $1,075
6. 2025-06-25
   listed $1,075
7. 2015-02-17
   soldstatus
8. 2014-07-11
   soldstatus
9. 2011-03-10
   soldstatus $69,500
10. 2007-12-04
    soldstatus
11. 2007-08-15
    soldstatus 262-char remark

    Show marketing remark (262 chars)

    INVESTORS ONLY!! Cute starter home or investment property in nice neighborhood. Remodeled in 2005. CH/CA Appr. 2 years old. Has plantation style blinds that convey. Ceramic tile in kitchen and bathroom. Separate Fenced Large Back Yard. Lots of outside Storage.

12. 2007-02-01
    listed $65,000 262-char remark

    Show marketing remark (262 chars)

    INVESTORS ONLY!! Cute starter home or investment property in nice neighborhood. Remodeled in 2005. CH/CA Appr. 2 years old. Has plantation style blinds that convey. Ceramic tile in kitchen and bathroom. Separate Fenced Large Back Yard. Lots of outside Storage.

13. 2005-05-23
    soldstatus

ⓘ 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: $1,978 · $165/mo
• Projected year-2 tax: $2,104 · $175/mo
• Expected delta: +$127/yr (+$11/mo · 6.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $13,604
• − Mortgage interest: −$6,442
• − Property taxes: −$1,978
• − Insurance: −$575
• − Repairs & maintenance: −$1,088
• − Management: −$1,088
• − Depreciation: −$3,345
• Taxable loss: −$912
• Est. tax savings @ 24.0%: +$219
• After-tax cash flow: $1,177/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

+76.9% since first listed

13 events — show timeline

• 2026-04-17 Pending — SAAR TX
• 2026-04-14 Listed $115,000 SAAR TX
• 2025-07-08 Rental Removed $1,075 TENANTTURNER2
• 2025-07-01 Listed for Rent $1,075 TENANTTURNER2
• 2025-07-01 Rental Removed $1,075 APPFOLIO
• 2025-06-25 Listed for Rent $1,075 APPFOLIO
• 2015-02-17 Sold (Public Records) — Public Records
• 2014-07-11 Sold (Public Records) — Public Records
• 2011-03-10 Sold (Public Records) $69,500 Public Records
• 2007-12-04 Sold (Public Records) — Public Records
• 2007-08-15 Sold (MLS) — SAAR TX
• 2007-02-01 Listed $65,000 SAAR TX
• 2005-05-23 Sold (Public Records) — Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,978 · +22.3% YoY. Source: county tax records.