2623 Houston St · San Angelo, TX 76901

$155,000

2 bd · 1.0 ba · 900 sqft · SingleFamily public records · 1 Days on market

Built 1956 7,013 sqft lot Est $128k · 21% over

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Why this score? — see what drove the D 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 +11.3/30.0
• Appreciation +10.0/10.0
• Rent growth +3.9/5.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• DSCR +3.3/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Adorable 2 bedroom 1 bath home situated on a corner lot near the loop. Brand new water heater, AC Unit, Gas lines, water lines, sewer and roof. Beautifully updated for a couple or individual as a starter home. Fenced yard including a storm shelter. Conveniently located to all of your shopping and restaurants in San Angelo. Less than 10 minutes from TLCA and Angelo State University! You won't want to miss out on this sweet home! House is vacant and ready to move in.

Key facts

• Sewer
• Ac unit installed
• Water lines

Tags

• CORNER LOT
• WATER HEATER INSTALLED
• AC UNIT INSTALLED
• GAS LINES
• WATER LINES
• SEWER

Property features AI

Exterior

• Parking: Attached carport (1 car)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; Updated/remodeled; One story
• Construction: Fiber cement and other exterior materials; Slab foundation; Composition roof; Built/renovated (updated/remodeled)
• Exterior features: Chain link fenced yard; Corner lot; Paved, public maintained city street frontage

Interior

• Kitchen: Electric range; Oven; Refrigerator
• Bedrooms: Total rooms: 5
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Pantry; Laminate counters; Ceiling fan(s); Vented exhaust fan
• Laundry & utility: Laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-58 ($-691/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (6.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (13.0% below list).
• Recommended offer: $135k (13.0% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: Fannin El (math 27% / reading 12%, grade F, #3,583 of 4,322 statewide, top 86%, 306 students, 92% FRL); Lincoln Middle (math 19% / reading 23%, grade F, #1,387 of 1,662 statewide, top 85%, 844 students, 78% FRL); Lake View H S (math 6% / reading 22%, grade F, #1,527 of 1,632 statewide, top 94%, 1,085 students, 64% FRL) — zoned schools average 78% FRL vs 53% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.8%/yr); 331 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $17k of equity ($1k loan paydown + $16k 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 $43k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 3y 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 $134,817 (13.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.87% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.59%
• DSCR: 0.93
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $127,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2414 Chestnut St	0.31mi	2/1.0	910 (+1%)	4mo	$142,000	$156	80
2519 Abilene St	0.18mi	2/1.0	913 (+1%)	12mo	$124,500	$136	79
2526 Chestnut St	0.21mi	2/1.0	810 (-10%)	2mo	$115,000	$142	72
2223 Coleman St	0.48mi	2/1.0	894 (-1%)	6mo	$80,000	$89	71
1016 N Campus Blvd	0.21mi	2/1.0	960 (+7%)	11mo	$124,900	$130	70
215 Westland St	0.56mi	2/1.0	971 (+8%)	1mo	$124,900	$129	60
2410 Lindell Ave	0.64mi	2/1.0	960 (+7%)	2mo	$157,000	$164	58
319 N Howard St	0.60mi	2/1.0	852 (-5%)	7mo	$155,000	$182	57
2515 Woodlawn Dr	0.52mi	2/1.0	1,008 (+12%)	8mo	$135,000	$134	49
2019 Freeland Ave	0.59mi	2/1.0	1,008 (+12%)	4mo	$127,500	$126	49
2702 Forest Park Ave	0.42mi	3/2.0 (+1)	816 (-9%)	10mo	$125,000	$153	47
2415 Colorado Ave	0.73mi	2/1.0	1,018 (+13%)	8mo	$162,000	$159	38

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: 24.1%
• Equity multiple: 2.95×
• Total profit: $84,677
• Equity at exit: $139,636

10-year hold

• IRR: 22.1%
• Equity multiple: 7.02×
• Total profit: $261,146
• Equity at exit: $301,131

Cash invested: $43,400 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,348 high
• Mortgage (P&I): −$813
• Tax from tax record: −$245 /mo · $2,943/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $-58

Break-even live

Break-even rent $1,421

Max offer price $144,826

Occupancy floor 99%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2630 Waco St San Angelo, TX	3.0	2.0	1024	$1,600	$1.56	21d	1	0.10mi
705 Childress St San Angelo, TX	2.0	1.0	872	$1,400	$1.61	43d	1	0.16mi
1405 Hassell St San Angelo, TX	3.0	2.0	1064	$1,950	$1.83	43d	1	0.47mi
3130 W Beauregard Ave San Angelo, TX	1.0–2.0	1.0	690	$875	$1.27	21d	1	0.80mi
212 S Fillmore St Unit B San Angelo, TX	2.0	1.0	800	$999	$1.25	43d	1	0.81mi
3755 Arden Rd San Angelo, TX	2.0–3.0	1.0	875	$925	$1.06	21d	1	0.81mi
121 N Van Buren St Unit A San Angelo, TX	2.0	1.0	715	$1,095	$1.53	21d	1	0.91mi
3801 Arden Rd Apt 65 San Angelo, TX	2.0	2.0	1025	$1,199	$1.17	21d	1	0.97mi
3801 Arden Rd Unit 131 San Angelo, TX	1.0	1.0	670	$933	$1.39	43d	1	0.97mi
3801 Arden Rd Apt 93 San Angelo, TX	1.0	1.0	670	$971	$1.45	43d	1	0.97mi
3801 Arden Rd Apt 108 San Angelo, TX	2.0	2.0	1025	$1,215	$1.19	43d	1	0.97mi
2065 Live Oak St San Angelo, TX	2.0	1.0	720	$950	$1.32	43d	1	0.98mi
2102 Raney St San Angelo, TX	3.0	1.0	1040	$1,295	$1.25	21d	1	0.99mi
1929 Raney St San Angelo, TX	1.0–2.0	1.0–2.0	765	$1,000	$1.31	21d	4	1.00mi
1818 S Lincoln St San Angelo, TX	2.0	1.0–2.0	555	$1,199	$2.16	21d	19	1.22mi
2431 College Hills Blvd San Angelo, TX	1.0–3.0	1.0–2.0	1025	$1,254	$1.22	21d	17	1.32mi
1717 Greenwood St San Angelo, TX	1.0	1.0	754	$625	$0.83	21d	1	1.37mi
902 Shiloh St Unit RE-908-20 San Angelo, TX	1.0	1.0	800	$1,025	$1.28	43d	1	1.44mi
902 Shiloh St Unit RE-908-16 San Angelo, TX	2.0	1.0	875	$1,125	$1.29	43d	1	1.44mi
902 Shiloh St Unit RE-908-C San Angelo, TX	2.0	1.5	925	$1,175	$1.27	43d	1	1.44mi

Listing history 2 events

1. 2026-06-18
   remarks 482-char remark
2. 2026-06-18
   listed $155,000 Active 1 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: $2,943 · $245/mo
• Projected year-2 tax: $2,943 · $245/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 7/10 Severe
• 🌡 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: $16,178
• − Mortgage interest: −$8,682
• − Property taxes: −$2,943
• − Insurance: −$775
• − Repairs & maintenance: −$1,294
• − Management: −$1,294
• − Depreciation: −$4,509
• Taxable loss: −$3,320
• Est. tax savings @ 24.0%: +$797
• After-tax cash flow: $106/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

+3.3% since first listed

13 events — show timeline

• 2026-06-18 Listed $155,000 SAAR TX
• 2023-10-19 Sold (Public Records) — Public Records
• 2023-10-18 Sold (MLS) — SAAR TX
• 2023-09-19 Pending — SAAR TX
• 2023-08-22 Relisted — SAAR TX
• 2023-08-21 Price Changed $135,000 SAAR TX
• 2023-08-17 Pending — SAAR TX
• 2023-08-16 Delisted — SAAR TX
• 2023-08-11 Relisted — SAAR TX
• 2023-08-08 Delisted — SAAR TX
• 2023-08-04 Price Changed $145,000 SAAR TX
• 2023-08-03 Price Changed $140,000 SAAR TX
• 2023-07-03 Listed $150,000 SAAR TX

Property tax history

+15.9%/yr

Latest (2025): $2,943 · +23.0% YoY. Source: county tax records.