326 N Montague Ave · San Angelo, TX 76905

$149,000

2 bd · 1.0 ba · 1,072 sqft · SingleFamily public records · 415 Days on market

Built 1950 $139/sqft · 23% above area Est $144k · 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 +25.0/30.0
• DSCR +8.2/10.0
• 1% rule +6.2/10.0
• ARV discount +6.0/15.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Built 1950
• Listed 414 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $131k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: 178 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 233 units permitted in Tom Green County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Tom Green County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 415 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 4y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $131,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 415 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 1.12% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.35%
• DSCR: 1.42
• GRM: 7.5

CMA / ARV

• ARV (median comp): $144,104
• List price: $149,000
• Delta: 3.40%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
415 N Montague Ave	0.17mi	3/1.0 (+1)	1,064 (-1%)	3mo	$135,000	$127	84
210 St Johns St	0.14mi	3/1.0 (+1)	1,024 (-4%)	2mo	$150,000	$146	80
1802 Ellis St	0.37mi	2/1.0	1,035 (-4%)	6mo	$199,900	$193	72
1619 Spaulding St	0.39mi	3/1.0 (+1)	1,087 (+1%)	10mo	$128,000	$118	66
1721 E Harris Ave	0.43mi	2/1.0	1,160 (+8%)	4mo	$70,000	$60	63
626 N Schroeder Ave	0.33mi	3/1.5 (+1)	958 (-11%)	4mo	$109,000	$114	56
1702 Ellis St	0.44mi	3/1.0 (+1)	1,152 (+8%)	11mo	$145,000	$126	53
1810 Ellis St	0.36mi	3/2.0 (+1)	1,196 (+12%)	8mo	$223,000	$186	48
1722 La Follette St	0.50mi	3/2.0 (+1)	1,174 (+10%)	6mo	$214,900	$183	47
1718 La Follette St	0.51mi	3/2.0 (+1)	1,174 (+10%)	5mo	$214,900	$183	47
1518 Preusser St	0.53mi	3/2.0 (+1)	1,200 (+12%)	3mo	$125,000	$104	44
1516 E Harris Ave	0.57mi	3/2.0 (+1)	1,222 (+14%)	3mo	$220,000	$180	38

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

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.2%
• Equity multiple: 0.92×
• Total profit: $-3,450
• Equity at exit: $22,216

10-year hold

• IRR: 7.5%
• Equity multiple: 1.57×
• Total profit: $23,644
• Equity at exit: $12,883

Cash invested: $41,720 (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 76905

• Home prices YoY: -32.1%
• Active inventory: 178
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,663 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$145 /mo · $1,743/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $325

Break-even live

Break-even rent $1,252

Max offer price $149,000

Occupancy floor 75%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
318 Montague Ave San Angelo, TX	3.0	1.0	1048	$1,850	$1.77	21d	1	0.01mi
15 N Bell St San Angelo, TX	3.0	1.0	1288	$1,850	$1.44	21d	1	0.53mi
1173 Benedict Dr San Angelo, TX	1.0–4.0	1.0–2.0	868	$1,213	$1.40	21d	10	1.14mi

Listing history 32 events

1. 2026-06-19
   days on market $149,000 Active 415 DOM
2. 2026-06-18
   days on market $149,000 Active 414 DOM
3. 2026-06-17
   days on market $149,000 Active 413 DOM
4. 2026-06-16
   days on market $149,000 Active 412 DOM
5. 2026-06-15
   days on market $149,000 Active 411 DOM
6. 2026-06-14
   days on market $149,000 Active 409 DOM
7. 2026-06-13
   days on market $149,000 Active 408 DOM
8. 2026-06-10
   days on market $149,000 Active 406 DOM
9. 2026-06-09
   days on market $149,000 Active 405 DOM
10. 2026-06-08
    days on market $149,000 Active 404 DOM
11. 2026-06-07
    days on market $149,000 Active 403 DOM
12. 2026-06-02
    days on market $149,000 Active 398 DOM
13. 2026-06-01
    days on market $149,000 Active 397 DOM
14. 2026-05-31
    days on market $149,000 Active 396 DOM
15. 2026-05-30
    days on market $149,000 Active 395 DOM
16. 2026-03-18
    status Active
17. 2026-03-17
    historical
18. 2026-03-17
    status Active
19. 2026-01-22
    status Active
20. 2026-01-14
    status Pending
21. 2025-10-28
    price $149,000
22. 2025-02-27
    listed $159,000 Active
23. 2024-12-18
    status Active
24. 2024-11-18
    status Active
25. 2024-06-26
    price $164,900
26. 2024-04-26
    listed $169,900 Active
27. 2024-04-08
    status Active
28. 2023-12-18
    listed $174,900 Active
29. 2022-07-27
    soldstatus Closed
30. 2022-07-27
    soldstatus
31. 2022-07-19
    status Pending
32. 2022-07-01
    listed $75,000 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: $1,743 · $145/mo
• Projected year-2 tax: $2,727 · $227/mo
• Expected delta: +$983/yr (+$82/mo · 56.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $19,954
• − Mortgage interest: −$8,346
• − Property taxes: −$1,743
• − Insurance: −$745
• − Repairs & maintenance: −$1,596
• − Management: −$1,596
• − Depreciation: −$4,335
• Taxable income: $1,592
• Est. tax owed @ 24.0%: −$382
• After-tax cash flow: $3,517/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): 14,456
• Household income: $84,712
• Rent vs Own: 28.6% rent · 71.4% own
• Severe rent burden: 307.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 52% Hispanic / Latino 40% Two or more races 17% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 79% English-only · Spanish 19% Korean 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: ▼ -96.60%
• Current HPI: 203.9934
• Rent YoY: —
• 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

+98.7% since first listed

17 events — show timeline

• 2026-03-18 Relisted — SAAR TX
• 2026-03-17 Delisted — SAAR TX
• 2026-03-17 Relisted — SAAR TX
• 2026-01-22 Relisted — SAAR TX
• 2026-01-14 Pending — SAAR TX
• 2025-10-28 Price Changed $149,000 SAAR TX
• 2025-02-27 Listed $159,000 SAAR TX
• 2024-12-18 Relisted — SAAR TX
• 2024-11-18 Relisted — SAAR TX
• 2024-06-26 Price Changed $164,900 SAAR TX
• 2024-04-26 Listed $169,900 SAAR TX
• 2024-04-08 Relisted — SAAR TX
• 2023-12-18 Listed $174,900 SAAR TX
• 2022-07-27 Sold (Public Records) — Public Records
• 2022-07-27 Sold (MLS) — SAAR TX
• 2022-07-19 Pending — SAAR TX
• 2022-07-01 Listed $75,000 SAAR TX

Property tax history

+5.4%/yr

Latest (2025): $1,743 · +14.5% YoY. Source: county tax records.