1513 Woodruff St · San Angelo, TX 76905

$99,500

2 bd · 1.0 ba · 800 sqft · SingleFamily public records · 15 Days on market

Built 1962 5,053 sqft lot Est $110k · 9% under ↓ 10% 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 +23.1/30.0
• ARV discount +11.6/15.0
• DSCR +7.4/10.0
• 1% rule +7.0/10.0
• 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

Listing remarks

Investors! Good size 2 bedroom 1 bath home With a Large living area. Good size backyard. Fenced Front & Backyard. Close to schools and shopping. Take a look!

Key facts

• Close to schools
• Large living area
• Good size backyard

Tags

• LARGE LIVING AREA
• GOOD SIZE BACKYARD
• FENCED FRONT
• FENCED BACKYARD
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Residential property; Property listed as fixer
• Construction: Vinyl siding; Shingle roof; Pillar/post/pier foundation; Built on a 0.12-acre lot
• Exterior features: Storage; Porch; Chain link fencing

Interior

• Flooring: Hardwood flooring; Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall/window cooling units; Ceiling fans for cooling; Other heating
• Interior features: Ceiling fans
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% 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-, 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: Belaire El (math 27% / reading 37%, grade F, #2,268 of 4,322 statewide, top 55%, 279 students, 72% FRL); Glenn Middle (math 25% / reading 29%, grade F, #1,177 of 1,662 statewide, top 72%, 1,258 students, 53% FRL); Central H S (math 22% / reading 43%, grade F, #1,029 of 1,632 statewide, top 64%, 3,065 students, 48% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: 178 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• This rent is only 17% of the median local income ($85k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $688 of loan paydown is wiped out by about $3k 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 15 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• 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 $98,007 (1.5% below list)

Questions for the listing agent

1. Built in 1962 — 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: 1.20% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.66%
• DSCR: 1.34
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $109,600
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1305 Cleo St	0.30mi	2/1.0	756 (-6%)	1mo	$125,000	$165	76
1113 Woodruff St	0.16mi	2/1.0	768 (-4%)	17mo	$105,000	$137	72
1632 Mission Ave	0.21mi	2/1.0	912 (+14%)	8mo	$143,000	$157	60
210 Paint Rock Rd	0.64mi	2/1.0	768 (-4%)	9mo	$110,000	$143	56
137 Clayton St	0.28mi	2/1.0	900 (+12%)	13mo	$100,000	$111	55
111 Belaire Ave	0.38mi	2/1.0	884 (+10%)	14mo	$120,000	$136	53
122 Estella Dr	0.59mi	2/1.0	800 (0%)	23mo	$65,000	$81	53

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: -4.5%
• Equity multiple: 0.83×
• Total profit: $-4,734
• Equity at exit: $14,836

10-year hold

• IRR: 5.2%
• Equity multiple: 1.39×
• Total profit: $10,732
• Equity at exit: $8,603

Cash invested: $27,860 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,198 high
• Mortgage (P&I): −$522
• Tax from tax record: −$205 /mo · $2,465/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $178

Break-even live

Break-even rent $973

Max offer price $99,500

Occupancy floor 80%

Sensitivity live

Price	-10% $234	-5% $206	+0% $178	+5% $150	+10% $121
Rent	-10% $83	-5% $130	+0% $178	+5% $225	+10% $272
Rate	-1.0pp $228	-0.5pp $203	base $178	+0.5pp $152	+1.0pp $126

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1208 Clairmont St San Angelo, TX	3.0	1.5	1068	$1,250	$1.17	21d	1	0.08mi
929 Era Ave San Angelo, TX	1.0	1.5	1035	$875	$0.85	44d	1	0.16mi
850 Paint Rock Rd San Angelo, TX	1.0–2.0	1.0	770	$1,450	$1.88	21d	6	0.35mi
1527 Fulton St San Angelo, TX	2.0	1.0	750	$950	$1.27	21d	1	0.43mi
304 Greer St San Angelo, TX	2.0	1.0	1020	$1,250	$1.23	44d	1	0.76mi
1173 Benedict Dr San Angelo, TX	1.0–4.0	1.0–2.0	868	$1,213	$1.40	21d	10	1.09mi

Listing history 12 events

1. 2026-06-19
   days on market $99,500 Active 15 DOM
2. 2026-06-18
   days on market $99,500 Active 14 DOM
3. 2026-06-17
   days on market $99,500 Active 13 DOM
4. 2026-06-16
   days on market $99,500 Active 12 DOM
5. 2026-06-15
   days on market $99,500 Active 11 DOM
6. 2026-06-14
   days on market $99,500 Active 9 DOM
7. 2026-06-13
   days on market $99,500 Active 8 DOM
8. 2026-06-10
   days on market $99,500 Active 6 DOM
9. 2026-06-09
   days on market $99,500 Active 5 DOM
10. 2026-06-08
    days on market $99,500 Active 4 DOM
11. 2026-06-07
    remarks 159-char remark
12. 2026-06-07
    listed $99,500 Active 3 DOM

ⓘ 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: $2,465 · $205/mo
• Projected year-2 tax: $2,465 · $205/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 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 14% 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: $14,376
• − Mortgage interest: −$5,574
• − Property taxes: −$2,465
• − Insurance: −$498
• − Repairs & maintenance: −$1,150
• − Management: −$1,150
• − Depreciation: −$2,895
• Taxable income: $645
• Est. tax owed @ 24.0%: −$155
• After-tax cash flow: $1,978/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

-9.5% since first listed

4 events — show timeline

• 2026-06-04 Listed $99,500 SAAR TX
• 2025-07-15 Listed $110,000 SAAR TX
• 2017-12-19 Sold (Public Records) — Public Records
• 2010-09-13 Sold (Public Records) — Public Records

Property tax history

+8.0%/yr

Latest (2025): $2,465 · +34.0% YoY. Source: county tax records.