2620 Lindell Ave · San Angelo, TX 76901

$90,000

2 bd · 1.0 ba · 640 sqft · SingleFamily public records · 1 Days on market

Built 1955 Good condition 7,013 sqft lot $141/sqft · 14% below area Est $105k · 14% under

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Why this score? — see what drove the B+ 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 +25.0/30.0
• ARV discount +13.9/15.0
• Appreciation +10.0/10.0
• DSCR +8.2/10.0
• 1% rule +6.5/10.0
• Rent growth +3.9/5.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Schools +1.8/10.0

Listing remarks

This 2-bedroom, 1-bath home offers great value and practical features throughout. Inside, you'll find laminate wood flooring, an updated kitchen and bathroom, and plenty of natural light. The spacious living area provides a comfortable place to relax. Outside, the large backyard offers plenty of space for outdoor use, along with the added convenience of covered parking. This home could be a great option for a first-time homebuyer or an investment property!

Key facts

• Covered parking
• Large backyard
• Updated kitchen

Tags

• LAMINATE WOOD FLOORING
• UPDATED KITCHEN
• UPDATED BATHROOM
• LARGE BACKYARD
• COVERED PARKING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $197 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 8.9% 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: Alta Loma El (math 32% / reading 27%, grade F, #2,525 of 4,322 statewide, top 62%, 278 students, 84% 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 76% FRL vs 53% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.8%/yr); 505 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 117d 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).
• This rent is only 18% of the median local income ($69k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $10k of equity ($622 loan paydown + $9k 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 $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k 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.
• Current owner paid $54k; list at $90k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $90,000

Questions for the listing agent

1. Built in 1955 — 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: 1.15% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.39%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (median comp): $104,995
• List price: $90,000
• Delta: -14.28%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2903 Chestnut St	0.84mi	2/1.0	702 (+10%)	3mo	$59,900	$85	46
411 S Parkway St	0.86mi	2/1.0	744 (+16%)	2mo	$115,000	$155	39
1822 Martin St	0.75mi	2/1.0	730 (+14%)	17mo	$129,700	$178	27
2527 W Harris Ave	1.09mi	2/1.0	764 (+19%)	16mo	$140,000	$183	26
2326 Guadalupe St	0.81mi	2/2.0	768 (+20%)	20mo	$124,900	$163	20

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: 32.4%
• Equity multiple: 3.56×
• Total profit: $64,571
• Equity at exit: $81,079

10-year hold

• IRR: 28.9%
• Equity multiple: 8.42×
• Total profit: $187,054
• Equity at exit: $174,850

Cash invested: $25,200 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active · 2 under contract
• Months of supply: 9.0 mo (11%/mo absorbed)
• Median asking: $114,900 ($150/sqft)
• Median days on market: 43 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +9.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 76901

• Home prices YoY: 6.4%
• Rents YoY: 5.8%
• Active inventory: 505
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,035 high
• Mortgage (P&I): −$472
• Tax from tax record: −$111 /mo · $1,330/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $197

Break-even live

Break-even rent $785

Max offer price $90,000

Occupancy floor 76%

Sensitivity live

Price	-10% $248	-5% $223	+0% $197	+5% $172	+10% $146
Rent	-10% $116	-5% $156	+0% $197	+5% $238	+10% $279
Rate	-1.0pp $243	-0.5pp $220	base $197	+0.5pp $174	+1.0pp $150

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: $22,500
• Closing costs: $2,700
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1929 Raney St San Angelo, TX	1.0–2.0	1.0–2.0	765	$1,000	$1.31	0d	2	0.52mi
121 N Van Buren St Unit A San Angelo, TX	2.0	1.0	715	$1,095	$1.53	116d	1	1.12mi
3433 Arden Rd Unit 405 San Angelo, TX	1.0	1.0	500	$850	$1.70	139d	1	1.23mi
3433 Arden Rd Unit 203 San Angelo, TX	1.0	1.0	500	$850	$1.70	5d	1	1.23mi
10 S Van Buren St San Angelo, TX	1.0	1.0	520	$800	$1.54	5d	1	1.24mi
3801 Arden Rd Apt 93 San Angelo, TX	1.0	1.0	670	$971	$1.45	139d	1	1.27mi
3801 Arden Rd Unit 131 San Angelo, TX	1.0	1.0	670	$933	$1.39	139d	1	1.27mi
104 N Jefferson St San Angelo, TX	1.0	1.0	720	$900	$1.25	5d	1	1.33mi
3130 W Beauregard Ave San Angelo, TX	1.0–2.0	1.0	690	$875	$1.27	0d	1	1.34mi
2065 Live Oak St San Angelo, TX	2.0	1.0	720	$950	$1.32	139d	1	1.42mi

Listing history 2 events

1. 2026-06-17
   remarks 460-char remark
2. 2026-06-17
   listed $90,000 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: $1,330 · $111/mo
• Projected year-2 tax: $1,647 · $137/mo
• Expected delta: +$317/yr (+$26/mo · 23.8%)

ⓘ 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 · 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: $12,419
• − Mortgage interest: −$5,041
• − Property taxes: −$1,330
• − Insurance: −$450
• − Repairs & maintenance: −$994
• − Management: −$994
• − Depreciation: −$2,618
• Taxable income: $992
• Est. tax owed @ 24.0%: −$238
• After-tax cash flow: $2,129/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.

Condition & rehab AI · 9 photos

Good 75/100 Cosmetic rehab Est. rehab $3,200–$9,600 screening

This 2-bedroom, 1-bath home offers a good condition with updated kitchen and bathroom. It is move-in ready with fresh paint and landscaping that can further enhance its value.

Components & finishes AI

Roof metal · good Flooring hardwood

Value-add opportunities

• Resale paint exterior — Fresh paint can enhance curb appeal and home value ↑
• Both landscaping — Well-maintained landscaping can improve both resale and rental value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 18/100

Zoned Schools

Elementary Fannin El F TX #3,583/4,322 Nat'l #33,738/41,679 Middle Lincoln Middle F TX #1,387/1,662 Nat'l #11,464/14,009 High Lake View H S F TX #1,527/1,632 Nat'l #15,634/17,239

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

B Composite livability gradescore 73/100

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 · 135,110 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: 15% of renters

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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%

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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%

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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

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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

+54.0% since first listed

6 events — show timeline

• 2024-08-30 Rental Removed $800 APPFOLIO
• 2024-07-23 Price Changed $800 APPFOLIO
• 2024-07-16 Listed for Rent $875 APPFOLIO
• 2014-06-09 Sold (Public Records) — Public Records
• 2010-11-03 Sold (Public Records) $53,900 Public Records
• 2006-09-12 Sold (Public Records) $35,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,330 · +14.6% YoY. Source: county tax records.