530 E 44th St · San Angelo, TX 76903

$172,000

3 bd · 2.0 ba · 1,132 sqft · SingleFamily public records · 94 Days on market

Built 1981 7,405 sqft lot $152/sqft · 16% below area Est $206k · 16% under

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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 +14.9/15.0
• Cash flow +7.5/30.0
• Rent growth +4.6/5.0
• Livability +3.7/5.0
• 1% rule +2.9/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3br/2ba home on a corner lot, wood burning fireplace in the living room, carport with storage and storage building in the back yard, covered patio. Backyard has lots to offer. Close to LakeView High school with in walking distance.

Key facts

• Storage building
• Covered patio
• Corner lot

Tags

• CORNER LOT
• WOOD BURNING FIREPLACE
• CARPORT WITH STORAGE
• STORAGE BUILDING
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $172k.

Deal economics

• At list price, monthly cash flow is $-217 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $134k (22.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (20.6% below list).
• Recommended offer: $134k (22.3% below list) — sets the bar for cash-flow.
• Cap rate 4.8% vs local median 3.8% in San Angelo — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Rents rising fast (+8.5%/yr); 227 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 233 units permitted in Tom Green County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($49k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 94 days — a 9% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $133,680 (22.3% 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 94 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 4.78%
• Cash-on-cash: -5.41%
• DSCR: 0.76
• GRM: 10.5

CMA / ARV

• ARV (median comp): $205,937
• List price: $172,000
• Delta: -16.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
303 E 45th St	0.24mi	2/1.0 (-1)	1,092 (-4%)	1mo	$129,900	$119	73
1013 E 44th St	0.48mi	3/2.0	1,182 (+4%)	6mo	$199,000	$168	65
713 E 46th St	0.18mi	3/4.0	1,258 (+11%)	3mo	$200,000	$159	63
94 42nd St	0.61mi	3/2.0	1,088 (-4%)	8mo	$160,000	$147	58
115 E 41st St	0.51mi	3/2.0	1,246 (+10%)	3mo	$234,900	$189	58
1001 E 39th St	0.58mi	3/2.0	1,273 (+12%)	1mo	$240,000	$189	51
22 E 42nd St	0.67mi	3/1.0	1,055 (-7%)	3mo	$165,900	$157	51
938 E 40th St	0.48mi	3/2.0	1,288 (+14%)	5mo	$185,900	$144	50
1102 E 43rd St	0.60mi	3/2.0	1,260 (+11%)	6mo	$189,900	$151	48
310 E 38th St	0.52mi	2/1.0 (-1)	996 (-12%)	1mo	$150,000	$151	46
67 37th St	0.71mi	2/3.0 (-1)	1,048 (-7%)	2mo	$139,900	$133	44
302 E 38th St	0.53mi	2/1.0 (-1)	996 (-12%)	9mo	$165,000	$166	39

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -19.5%
• Equity multiple: 0.29×
• Total profit: $-34,379
• Equity at exit: $25,646

10-year hold

• IRR: -3.7%
• Equity multiple: 0.70×
• Total profit: $-14,505
• Equity at exit: $14,871

Cash invested: $48,160 (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 76903

• Rents YoY: 8.5%
• Active inventory: 227
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,366 high
• Mortgage (P&I): −$902
• Tax from tax record: −$323 /mo · $3,874/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $-217

Break-even live

Break-even rent $1,641

Max offer price $133,680

Occupancy floor —

Sensitivity live

Price	-10% $-120	-5% $-168	+0% $-217	+5% $-266	+10% $-314
Rent	-10% $-325	-5% $-271	+0% $-217	+5% $-163	+10% $-109
Rate	-1.0pp $-130	-0.5pp $-173	base $-217	+0.5pp $-261	+1.0pp $-307

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: $43,000
• Closing costs: $5,160
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3212 Orchard Dr San Angelo, TX	4.0	1.0	1216	$1,445	$1.19	44d	1	0.73mi
2921 JFK Dr San Angelo, TX	3.0	1.5	924	$1,102	$1.19	21d	1	0.82mi
2917 JFK Dr San Angelo, TX	3.0	1.5	924	$1,102	$1.19	21d	1	0.83mi
940 LBJ Dr San Angelo, TX	3.0	1.5	924	$1,102	$1.19	21d	1	0.89mi
939 LBJ Dr San Angelo, TX	3.0	1.5	924	$1,102	$1.19	21d	1	0.92mi
510 E 28th St San Angelo, TX	3.0	1.5	924	$1,102	$1.19	21d	1	0.93mi
2417 Oaklawn Blvd San Angelo, TX	2.0	2.0	897	$1,550	$1.73	44d	1	1.16mi
312 E 23rd St San Angelo, TX	3.0	1.0	1148	$1,400	$1.22	44d	1	1.28mi

Listing history 21 events

1. 2026-06-19
   days on market $172,000 Active 94 DOM
2. 2026-06-18
   days on market $172,000 Active 93 DOM
3. 2026-06-17
   days on market $172,000 Active 92 DOM
4. 2026-06-16
   days on market $172,000 Active 91 DOM
5. 2026-06-15
   days on market $172,000 Active 90 DOM
6. 2026-06-14
   days on market $172,000 Active 88 DOM
7. 2026-06-13
   days on market $172,000 Active 87 DOM
8. 2026-06-10
   days on market $172,000 Active 85 DOM
9. 2026-06-09
   days on market $172,000 Active 84 DOM
10. 2026-06-08
    days on market $172,000 Active 83 DOM
11. 2026-06-07
    days on market $172,000 Active 82 DOM
12. 2026-06-02
    days on market $172,000 Active 77 DOM
13. 2026-06-01
    days on market $172,000 Active 76 DOM
14. 2026-05-31
    days on market $172,000 Active 75 DOM
15. 2026-05-30
    days on market $172,000 Active 74 DOM
16. 2026-03-03
    listed $172,000 Active 236-char remark

    Show marketing remark (236 chars)

    This 3br/2ba home on a corner lot, wood burning fireplace in the living room, carport with storage and storage building in the back yard, covered patio. Backyard has lots to offer. Close to LakeView High school with in walking distance.

17. 2021-09-03
    soldstatus
18. 2021-09-03
    soldstatus
19. 2021-08-30
    soldstatus 957-char remark

    Show marketing remark (957 chars)

    Here is "THE" home you have been searching for! Beautiful curb appeal and great outdoor areas! Lovely landscaping and plants! Step inside and enjoy this well kept home! Open concept living room, dining, and kitchen! Wood burning fireplace in the living room! New 6 panel doors! Double pane windows! New vinyl flooring! Carpet only in the bedrooms! Blinds on all windows for privacy! New vanity in each bathroom! Fresh paint inside and outside! Insulated class 4 metal roof -- helps with utility cost AND insurance cost! HVAC and water heater replaced in 2018! Great storage! Master bedroom closet is 13' long! Backyard has so much to offer: Covered patio; Carport with Storage; Large fenced off additional patio with double gate offers room to entertain, park another vehicle or RV! Privacy fence installed in 2020! 10X12 shed! Green house installed in 2020! So much to offer! Schedule an appointment to see this home today!

20. 2021-07-17
    listed $149,900 957-char remark

    Show marketing remark (957 chars)

    Here is "THE" home you have been searching for! Beautiful curb appeal and great outdoor areas! Lovely landscaping and plants! Step inside and enjoy this well kept home! Open concept living room, dining, and kitchen! Wood burning fireplace in the living room! New 6 panel doors! Double pane windows! New vinyl flooring! Carpet only in the bedrooms! Blinds on all windows for privacy! New vanity in each bathroom! Fresh paint inside and outside! Insulated class 4 metal roof -- helps with utility cost AND insurance cost! HVAC and water heater replaced in 2018! Great storage! Master bedroom closet is 13' long! Backyard has so much to offer: Covered patio; Carport with Storage; Large fenced off additional patio with double gate offers room to entertain, park another vehicle or RV! Privacy fence installed in 2020! 10X12 shed! Green house installed in 2020! So much to offer! Schedule an appointment to see this home today!

21. 2012-09-17
    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: $3,874 · $323/mo
• Projected year-2 tax: $3,874 · $323/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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 22 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: $16,398
• − Mortgage interest: −$9,635
• − Property taxes: −$3,874
• − Insurance: −$860
• − Repairs & maintenance: −$1,312
• − Management: −$1,312
• − Depreciation: −$5,004
• Taxable loss: −$5,598
• Est. tax savings @ 24.0%: +$1,343
• After-tax cash flow: $-1,260/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): 29,947
• Household income: $49,498
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1255.0

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 0.56)
• Race & ethnicity: Hispanic / Latino 56% White 36% Two or more races 26% Black 5%
• Hispanic origin (detail): Mexican 49% Puerto Rican 1%
• Common ancestry: Italian 1% Serbian 1% Slovak 1%
• Foreign-born: 10% · Canada
• Languages at home: 66% English-only · Spanish 33%

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: ▼ -164.90%
• Current HPI: 217.0406
• Rent YoY: ▲ 8.46%
• 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

+14.7% since first listed

6 events — show timeline

• 2026-03-03 Listed $172,000 SAAR TX
• 2021-09-03 Sold (Public Records) — Public Records
• 2021-09-03 Sold (Public Records) — Public Records
• 2021-08-30 Sold (MLS) — SAAR TX
• 2021-07-17 Listed $149,900 SAAR TX
• 2012-09-17 Sold (Public Records) — Public Records

Property tax history

+10.2%/yr

Latest (2025): $3,874 · +7.1% YoY. Source: county tax records.