165 Edinburgh Rd · San Angelo, TX 76901

$380,000

4 bd · 3.5 ba · 3,502 sqft · SingleFamily public records · 214 Days on market

Built 1986 1.29 ac lot $109/sqft · 19% below area Est $466k · 19% under $42/mo HOA · 2% of rent

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Rent growth +3.9/5.0
• Cash flow +3.7/30.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +0.4/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Step into possibility! Over 1 1/4 acres and If you looked a few months ago, you'll be surprised when you see this property a second time. More than 3,500+ SF home—freshly repainted in neutral colors, re-stained, updated new flooring in key areas, multiple repairs gives you a clean slate and ready for your inspired touch to make this your own. With 4 spacious bedrooms, 2.5 baths, and multiple generous living spaces, this home offers the perfect foundation for your dream home to share life with family and friends alike. Property features include a 2-car garage, a separate equipment garage and workshop, and a detached 1-room apartment tucked away in the backyard—ideal for guests, a studio, or classroom. Enjoy the amenities of community life in Highland Range Estates including swimming pool and clubhouse. With its fresh updates and wide-open possibilities, this home is truly a new slate ready for your imagination. THIS IS AN “AS IS” SALE. Video link: https://youtu. be/DAsSyY5x-cM

Key facts

• 2-car garage
• Freshly repainted
• 1.25 acres

Tags

• FRESHLY REPAINTED
• UPDATED WITH NEW FLOORING
• DETACHED 1-ROOM APARTMENT
• 2-CAR GARAGE
• 1.25 ACRES

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $380k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (51.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (46.4% below list).
• Recommended offer: $185k (51.4% below list) — sets the bar for cash-flow.
• Cap rate 2.8% vs local median 3.8% in San Angelo — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Bonham El (math 40% / reading 43%, grade F, #1,437 of 4,322 statewide, top 34%, 525 students, 40% 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) — zoned schools at 50% FRL track the district average.
• Market conditions: Rents rising fast (+5.8%/yr); 334 active listings in the ZIP; 233 units permitted in Tom Green County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% 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 $41k of equity ($3k loan paydown + $38k 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.
• By year 2, paydown + projected appreciation supports a ~$65k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 214 days — a 12% lower offer ($334k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $50k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe 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 $184,578 (51.4% 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. It's been on market 214 days. Have you received any prior offers? Is the seller open to a 51% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.54% ✗
• Cap rate: 2.80%
• Cash-on-cash: -12.48%
• DSCR: 0.44
• GRM: 15.6

CMA / ARV

• ARV (median comp): $466,388
• List price: $380,000
• Delta: -18.52%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
129 Edinburgh Rd	0.33mi	4/3.0	3,000 (-14%)	14mo	$425,000	$142	47

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: 16.2%
• Equity multiple: 2.34×
• Total profit: $142,440
• Equity at exit: $342,334

10-year hold

• IRR: 16.0%
• Equity multiple: 5.59×
• Total profit: $488,328
• Equity at exit: $738,256

Cash invested: $106,400 (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: 334
• Price-to-rent: 15.6×

Monthly cashflow live

• Estimated rent: $2,036 medium
• Mortgage (P&I): −$1,993
• Tax from tax record: −$522 /mo · $6,260/yr
• Insurance: −$158
• HOA: −$42
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $-1,106

Break-even live

Break-even rent $3,436

Max offer price $184,578

Occupancy floor —

Sensitivity live

Price	-10% $-891	-5% $-999	+0% $-1,106	+5% $-1,214	+10% $-1,321
Rent	-10% $-1,267	-5% $-1,187	+0% $-1,106	+5% $-1,026	+10% $-945
Rate	-1.0pp $-915	-0.5pp $-1,010	base $-1,106	+0.5pp $-1,205	+1.0pp $-1,305

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: $95,000
• Closing costs: $11,400
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $42 · $504/yr
• Likely covers: pool

Listing history 25 events

1. 2026-06-22
   days on market $380,000 Active 214 DOM
2. 2026-06-19
   days on market $380,000 Active 212 DOM
3. 2026-06-18
   days on market $380,000 Active 211 DOM
4. 2026-06-17
   days on market $380,000 Active 210 DOM
5. 2026-06-16
   days on market $380,000 Active 209 DOM
6. 2026-06-15
   days on market $380,000 Active 208 DOM
7. 2026-06-14
   days on market $380,000 Active 206 DOM
8. 2026-06-13
   days on market $380,000 Active 205 DOM
9. 2026-06-10
   days on market $380,000 Active 203 DOM
10. 2026-06-09
    days on market $380,000 Active 202 DOM
11. 2026-06-08
    days on market $380,000 Active 201 DOM
12. 2026-06-07
    days on market $380,000 Active 200 DOM
13. 2026-06-02
    days on market $380,000 Active 195 DOM
14. 2026-06-01
    days on market $380,000 Active 194 DOM
15. 2026-05-31
    days on market $380,000 Active 193 DOM
16. 2026-05-30
    days on market $380,000 Active 192 DOM
17. 2026-04-08
    price $399,900 1014-char remark

    Show marketing remark (1014 chars)

    Step into possibility! Over 1 1/4 acres and If you looked a few months ago, you'll be surprised when you see this property a second time. More than 3,500+ SF home—freshly repainted in neutral colors, re-stained, updated new flooring in key areas, multiple repairs gives you a clean slate and ready for your inspired touch to make this your own. With 4 spacious bedrooms, 2.5 baths, and multiple generous living spaces, this home offers the perfect foundation for your dream home to share life with family and friends alike. Property features include a 2-car garage, a separate equipment garage and workshop, and a detached 1-room apartment tucked away in the backyard—ideal for guests, a studio, or classroom. Enjoy the amenities of community life in Highland Range Estates including swimming pool and clubhouse. With its fresh updates and wide-open possibilities, this home is truly a new slate ready for your imagination. THIS IS AN “AS IS” SALE. Video link: https://youtu. be/DAsSyY5x-cM

18. 2026-03-18
    status Active 1014-char remark

    Show marketing remark (1014 chars)

    Step into possibility! Over 1 1/4 acres and If you looked a few months ago, you'll be surprised when you see this property a second time. More than 3,500+ SF home—freshly repainted in neutral colors, re-stained, updated new flooring in key areas, multiple repairs gives you a clean slate and ready for your inspired touch to make this your own. With 4 spacious bedrooms, 2.5 baths, and multiple generous living spaces, this home offers the perfect foundation for your dream home to share life with family and friends alike. Property features include a 2-car garage, a separate equipment garage and workshop, and a detached 1-room apartment tucked away in the backyard—ideal for guests, a studio, or classroom. Enjoy the amenities of community life in Highland Range Estates including swimming pool and clubhouse. With its fresh updates and wide-open possibilities, this home is truly a new slate ready for your imagination. THIS IS AN “AS IS” SALE. Video link: https://youtu. be/DAsSyY5x-cM

19. 2026-03-18
    price $415,000 1014-char remark

    Show marketing remark (1014 chars)

    Step into possibility! Over 1 1/4 acres and If you looked a few months ago, you'll be surprised when you see this property a second time. More than 3,500+ SF home—freshly repainted in neutral colors, re-stained, updated new flooring in key areas, multiple repairs gives you a clean slate and ready for your inspired touch to make this your own. With 4 spacious bedrooms, 2.5 baths, and multiple generous living spaces, this home offers the perfect foundation for your dream home to share life with family and friends alike. Property features include a 2-car garage, a separate equipment garage and workshop, and a detached 1-room apartment tucked away in the backyard—ideal for guests, a studio, or classroom. Enjoy the amenities of community life in Highland Range Estates including swimming pool and clubhouse. With its fresh updates and wide-open possibilities, this home is truly a new slate ready for your imagination. THIS IS AN “AS IS” SALE. Video link: https://youtu. be/DAsSyY5x-cM

20. 2026-03-17
    historical 1014-char remark

    Show marketing remark (1014 chars)

    Step into possibility! Over 1 1/4 acres and If you looked a few months ago, you'll be surprised when you see this property a second time. More than 3,500+ SF home—freshly repainted in neutral colors, re-stained, updated new flooring in key areas, multiple repairs gives you a clean slate and ready for your inspired touch to make this your own. With 4 spacious bedrooms, 2.5 baths, and multiple generous living spaces, this home offers the perfect foundation for your dream home to share life with family and friends alike. Property features include a 2-car garage, a separate equipment garage and workshop, and a detached 1-room apartment tucked away in the backyard—ideal for guests, a studio, or classroom. Enjoy the amenities of community life in Highland Range Estates including swimming pool and clubhouse. With its fresh updates and wide-open possibilities, this home is truly a new slate ready for your imagination. THIS IS AN “AS IS” SALE. Video link: https://youtu. be/DAsSyY5x-cM

21. 2026-01-14
    price $425,000 1014-char remark

    Show marketing remark (1014 chars)

    Step into possibility! Over 1 1/4 acres and If you looked a few months ago, you'll be surprised when you see this property a second time. More than 3,500+ SF home—freshly repainted in neutral colors, re-stained, updated new flooring in key areas, multiple repairs gives you a clean slate and ready for your inspired touch to make this your own. With 4 spacious bedrooms, 2.5 baths, and multiple generous living spaces, this home offers the perfect foundation for your dream home to share life with family and friends alike. Property features include a 2-car garage, a separate equipment garage and workshop, and a detached 1-room apartment tucked away in the backyard—ideal for guests, a studio, or classroom. Enjoy the amenities of community life in Highland Range Estates including swimming pool and clubhouse. With its fresh updates and wide-open possibilities, this home is truly a new slate ready for your imagination. THIS IS AN “AS IS” SALE. Video link: https://youtu. be/DAsSyY5x-cM

22. 2025-11-19
    listed $430,000 Active 1014-char remark

    Show marketing remark (1014 chars)

    Step into possibility! Over 1 1/4 acres and If you looked a few months ago, you'll be surprised when you see this property a second time. More than 3,500+ SF home—freshly repainted in neutral colors, re-stained, updated new flooring in key areas, multiple repairs gives you a clean slate and ready for your inspired touch to make this your own. With 4 spacious bedrooms, 2.5 baths, and multiple generous living spaces, this home offers the perfect foundation for your dream home to share life with family and friends alike. Property features include a 2-car garage, a separate equipment garage and workshop, and a detached 1-room apartment tucked away in the backyard—ideal for guests, a studio, or classroom. Enjoy the amenities of community life in Highland Range Estates including swimming pool and clubhouse. With its fresh updates and wide-open possibilities, this home is truly a new slate ready for your imagination. THIS IS AN “AS IS” SALE. Video link: https://youtu. be/DAsSyY5x-cM

23. 2025-07-16
    price $299,900
24. 2025-04-16
    listed $315,000 Active
25. 2010-06-04
    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: $6,260 · $522/mo
• Projected year-2 tax: $6,954 · $580/mo
• Expected delta: +$694/yr (+$58/mo · 11.1%)

ⓘ 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 9/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $24,433
• − Mortgage interest: −$21,286
• − Property taxes: −$6,260
• − Insurance: −$1,900
• − Repairs & maintenance: −$1,955
• − Management: −$1,955
• − HOA: −$504
• − Depreciation: −$11,055
• Taxable loss: −$20,481
• Est. tax savings @ 24.0%: +$4,915
• After-tax cash flow: $-8,360/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

• 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

+27.0% since first listed

9 events — show timeline

• 2026-04-08 Price Changed $399,900 SAAR TX
• 2026-03-18 Relisted — SAAR TX
• 2026-03-18 Price Changed $415,000 SAAR TX
• 2026-03-17 Delisted — SAAR TX
• 2026-01-14 Price Changed $425,000 SAAR TX
• 2025-11-19 Listed $430,000 SAAR TX
• 2025-07-16 Price Changed $299,900 SAAR TX
• 2025-04-16 Listed $315,000 SAAR TX
• 2010-06-04 Sold (Public Records) — Public Records

Property tax history

+35.7%/yr

Latest (2025): $6,260 · +35.8% YoY. Source: county tax records.