209 Robin Hood Trl · San Angelo, TX 76901

$189,000

3 bd · 1.0 ba · 1,095 sqft · SingleFamily public records · 20 Days on market

Built 1962 7,100 sqft lot Est $181k · at est.

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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).

• Appreciation +10.0/10.0
• Cash flow +8.6/30.0
• ARV discount +5.4/15.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• 1% rule +2.8/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0

Listing remarks MLS

The house is all tile including counter tops and tub surround. Very low maintenance. The roof has been replaced. Don't wait on this one because it should sell fast.

Key facts

• Storage room
• Backyard patio
• Pergola

Tags

• TILE FLOORING
• DEDICATED UTILITY ROOM
• STORAGE ROOM
• BACKYARD PATIO
• PERGOLA

Property features AI

Exterior

• Parking: Carport (1 space); Driveway; Paved parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; One story; Slab foundation
• Construction: Built as residential single family; Slab foundation
• Exterior features: Chain link fence / Fenced yard; Paved city street frontage; Interior lot; Public maintained road

Interior

• Kitchen: Laminate counters
• Bedrooms: Total of 6 rooms
• Flooring: Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Storage; Laminate counters; Ceiling fans; Blinds
• Laundry & utility: Laundry room with washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $-162 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $160k (15.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (21.8% below list).
• Recommended offer: $148k (21.8% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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: 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; 22 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% 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 $20k of equity ($1k loan paydown + $19k 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 ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y 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

• 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 $147,889 (21.8% 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 1962 — 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: 0.78% ✗
• Cap rate: 5.26%
• Cash-on-cash: -3.68%
• DSCR: 0.84
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $180,675
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
248 N Oxford Dr	0.07mi	3/1.5	1,166 (+6%)	7mo	$160,000	$137	78
218 Robin Hood Trl	0.03mi	3/1.0	1,059 (-3%)	20mo	$175,000	$165	76
201 Robin Hood Trl	0.02mi	3/1.5	1,106 (+1%)	24mo	$164,900	$149	75
262 Robin Hood Trl	0.15mi	3/2.0	1,152 (+5%)	7mo	$195,000	$169	74
3101 Guadalupe St	0.52mi	2/1.0 (-1)	1,080 (-1%)	5mo	$153,975	$143	64
3118 Guadalupe St	0.49mi	3/2.0	1,044 (-5%)	7mo	$215,000	$206	60
3218 Guadalupe St	0.41mi	3/2.0	1,204 (+10%)	8mo	$199,000	$165	54
2305 Oxford Cir	0.65mi	3/1.5	1,219 (+11%)	9mo	$179,000	$147	42
2916 Freeland Ave	0.70mi	3/2.0	1,184 (+8%)	10mo	$199,000	$168	41
3105 Abilene St	0.72mi	3/4.0	1,168 (+7%)	2mo	$185,000	$158	41
2309 Oxford Cir	0.65mi	3/1.0	1,000 (-9%)	19mo	$155,900	$156	39
2902 Freeland St	0.74mi	3/2.0	1,189 (+9%)	11mo	$209,000	$176	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: 22.5%
• Equity multiple: 2.83×
• Total profit: $96,877
• Equity at exit: $170,266

10-year hold

• IRR: 20.8%
• Equity multiple: 6.73×
• Total profit: $303,151
• Equity at exit: $367,185

Cash invested: $52,920 (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: 10.6×

Monthly cashflow live

• Estimated rent: $1,479 high
• Mortgage (P&I): −$991
• Tax from tax record: −$261 /mo · $3,131/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $-162

Break-even live

Break-even rent $1,685

Max offer price $160,304

Occupancy floor —

Sensitivity live

Price	-10% $-55	-5% $-109	+0% $-162	+5% $-216	+10% $-269
Rent	-10% $-279	-5% $-221	+0% $-162	+5% $-104	+10% $-46
Rate	-1.0pp $-67	-0.5pp $-114	base $-162	+0.5pp $-211	+1.0pp $-261

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3755 Arden Rd San Angelo, TX	2.0–3.0	1.0	875	$1,025	$1.17	23d	1	0.20mi
3801 Arden Rd Apt 65 San Angelo, TX	2.0	2.0	1025	$1,199	$1.17	23d	1	0.35mi
3801 Arden Rd Apt 108 San Angelo, TX	2.0	2.0	1025	$1,215	$1.19	45d	1	0.35mi
2431 College Hills Blvd San Angelo, TX	1.0–3.0	1.0–2.0	1025	$1,609	$1.57	23d	17	0.63mi
3426 Millbrook Dr San Angelo, TX	1.0–2.0	1.0–2.0	845	$1,459	$1.73	45d	13	0.77mi
2756 Sac Ave San Angelo, TX	3.0	1.0	1461	$1,650	$1.13	45d	1	0.81mi
1210 Guthrie St San Angelo, TX	3.0	2.0	1157	$1,400	$1.21	23d	1	0.88mi
2804 Abilene St San Angelo, TX	3.0	2.0	1304	$1,550	$1.19	45d	1	0.94mi
2630 Waco St San Angelo, TX	3.0	2.0	1024	$1,600	$1.56	23d	1	1.00mi
3609 High Meadow Dr San Angelo, TX	2.0	2.0	1266	$2,400	$1.90	45d	1	1.03mi
1405 Hassell St San Angelo, TX	3.0	2.0	1064	$1,950	$1.83	45d	1	1.07mi
2013 Rosemont Dr San Angelo, TX	3.0	2.0	1400	$2,100	$1.50	23d	1	1.07mi
4110 Wellington St San Angelo, TX	1.0–2.0	1.0–2.0	881	$1,145	$1.30	23d	4	1.08mi
2430 Rio Grande St San Angelo, TX	3.0	1.0	1200	$1,395	$1.16	45d	1	1.09mi
705 Childress St San Angelo, TX	2.0	1.0	872	$1,400	$1.61	45d	1	1.12mi
2425 Waco St San Angelo, TX	4.0	1.0	1225	$1,395	$1.14	45d	1	1.18mi
2629 Forest Park Ave San Angelo, TX	3.0	2.0	1336	$1,895	$1.42	45d	1	1.22mi
212 S Fillmore St Unit B San Angelo, TX	2.0	1.0	800	$999	$1.25	45d	1	1.38mi
2802 Field St San Angelo, TX	3.0	2.0	1384	$1,600	$1.16	45d	1	1.41mi
1818 S Lincoln St San Angelo, TX	2.0	1.0–2.0	555	$1,199	$2.16	23d	19	1.44mi
3410 Wildewood Dr San Angelo, TX	1.0–2.0	1.0–2.0	882	$975	$1.10	23d	2	1.48mi
2065 Live Oak St San Angelo, TX	2.0	1.0	720	$950	$1.32	45d	1	1.48mi

Listing history 16 events

1. 2026-06-10
   status $189,000 Pending 20 DOM
2. 2026-06-09
   days on market $189,000 Active 20 DOM
3. 2026-06-08
   days on market $189,000 Active 19 DOM
4. 2026-06-07
   days on market $189,000 Active 18 DOM
5. 2026-06-03
   price $189,000 Active 13 DOM
6. 2026-06-02
   days on market $198,000 Active 13 DOM
7. 2026-06-01
   days on market $198,000 Active 12 DOM
8. 2026-05-31
   days on market $198,000 Active 11 DOM
9. 2026-05-30
   days on market $198,000 Active 10 DOM
10. 2026-05-20
    listed $198,000 Active
11. 2021-09-28
    soldstatus
12. 2021-09-27
    soldstatus 164-char remark

    Show marketing remark (164 chars)

    The house is all tile including counter tops and tub surround. Very low maintenance. The roof has been replaced. Don't wait on this one because it should sell fast.

13. 2021-08-24
    listed $139,900 164-char remark

    Show marketing remark (164 chars)

    The house is all tile including counter tops and tub surround. Very low maintenance. The roof has been replaced. Don't wait on this one because it should sell fast.

14. 2006-12-01
    soldstatus 143-char remark

    Show marketing remark (143 chars)

    PC783 Ceramic tile floors throughout the house. Updated kitchen, small workshop off carport. Great first time home buyers home. Easy to show.

15. 2006-12-01
    soldstatus

    Show marketing remark (143 chars)

    PC783 Ceramic tile floors throughout the house. Updated kitchen, small workshop off carport. Great first time home buyers home. Easy to show.

16. 2006-10-25
    listed $65,900 143-char remark

    Show marketing remark (143 chars)

    PC783 Ceramic tile floors throughout the house. Updated kitchen, small workshop off carport. Great first time home buyers home. Easy to show.

ⓘ 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: $3,131 · $261/mo
• Projected year-2 tax: $3,459 · $288/mo
• Expected delta: +$328/yr (+$27/mo · 10.5%)

ⓘ 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 14% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,747
• − Mortgage interest: −$10,587
• − Property taxes: −$3,131
• − Insurance: −$945
• − Repairs & maintenance: −$1,420
• − Management: −$1,420
• − Depreciation: −$5,498
• Taxable loss: −$5,253
• Est. tax savings @ 24.0%: +$1,261
• After-tax cash flow: $-688/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

+200.5% since first listed

7 events — show timeline

• 2026-05-20 Listed $198,000 SAAR TX
• 2021-09-28 Sold (Public Records) — Public Records
• 2021-09-27 Sold (MLS) — SAAR TX
• 2021-08-24 Listed $139,900 SAAR TX
• 2006-12-01 Sold (Public Records) — Public Records
• 2006-12-01 Sold (MLS) — SAAR TX
• 2006-10-25 Listed $65,900 SAAR TX

Property tax history

+3.1%/yr

Latest (2025): $3,131 · +25.2% YoY. Source: county tax records.