610 Tarver St · San Angelo, TX 76903

$135,000

2 bd · 1.0 ba · 993 sqft · SingleFamily public records · 81 Days on market

Built 1959 0.29 ac lot $136/sqft · at area comps Est $130k · 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).

• Cash flow +15.2/30.0
• ARV discount +5.6/15.0
• DSCR +4.7/10.0
• Rent growth +4.6/5.0
• 1% rule +4.5/10.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A few minutes from downtown this two bed one bath home sits on a double lot on a quiet street. Metal roof, Hardwood floors, and extra building in the back are some of the features you love. Call today for your private showing.

Key facts

• Extra building
• Metal roof
• Double lot

Tags

• DOUBLE LOT
• METAL ROOF
• HARDWOOD FLOORS
• EXTRA BUILDING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $48 ($572/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (4.9% below list).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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-, 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; 12 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 runs 31% 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 $933 of loan paydown is wiped out by about $4k 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 81 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.95% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.51%
• DSCR: 1.07
• GRM: 8.8

CMA / ARV

• ARV (median comp): $129,663
• List price: $135,000
• Delta: 4.12%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
616 Koberlin St	0.27mi	2/1.0	900 (-9%)	2mo	$119,900	$133	70
709 E Harris Ave	0.11mi	2/1.0	1,118 (+13%)	10mo	$155,000	$139	66
219 Bird St	0.45mi	2/1.0	968 (-2%)	11mo	$43,500	$45	66
419 N Pope St	0.51mi	2/1.0	932 (-6%)	1mo	$65,000	$70	65
618 Pulliam St	0.46mi	2/1.0	1,064 (+7%)	2mo	$99,000	$93	65
121 N Buchanan St	0.47mi	3/2.0 (+1)	1,008 (+2%)	3mo	$55,000	$55	64
424 N Pope St	0.54mi	2/1.0	938 (-6%)	4mo	$25,000	$27	62
812 E Harris Ave	0.22mi	2/1.0	852 (-14%)	6mo	$127,500	$150	61
1214 Preusser St	0.54mi	3/1.0 (+1)	1,048 (+6%)	2mo	$66,000	$63	59
621 & 625 Powell St	0.64mi	3/2.0 (+1)	1,060 (+7%)	2mo	$45,000	$42	48
522 Ellis St	0.72mi	3/1.0 (+1)	960 (-3%)	11mo	$115,000	$120	47
1402 Spaulding St	0.75mi	3/1.0 (+1)	871 (-12%)	8mo	$39,900	$46	33

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: -8.2%
• Equity multiple: 0.68×
• Total profit: $-12,017
• Equity at exit: $20,129

10-year hold

• IRR: 7.0%
• Equity multiple: 1.65×
• Total profit: $24,476
• Equity at exit: $11,672

Cash invested: $37,800 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,283 high
• Mortgage (P&I): −$708
• Tax from tax record: −$202 /mo · $2,423/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $48

Break-even live

Break-even rent $1,223

Max offer price $135,000

Occupancy floor 91%

Sensitivity live

Price	-10% $124	-5% $86	+0% $48	+5% $9	+10% $-29
Rent	-10% $-54	-5% $-3	+0% $48	+5% $98	+10% $149
Rate	-1.0pp $116	-0.5pp $82	base $48	+0.5pp $13	+1.0pp $-23

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
302 Allen St San Angelo, TX	2.0	1.0	780	$950	$1.22	22d	1	0.32mi
302 Allen St #18 San Angelo, TX	2.0	1.0	780	$2,000	$2.56	22d	1	0.33mi
212 Koberlin St San Angelo, TX	2.0	2.0	925	$945	$1.02	44d	1	0.46mi
1173 Benedict Dr San Angelo, TX	1.0–4.0	1.0–2.0	868	$1,213	$1.40	22d	10	0.67mi
209 West Avenue C Unit A San Angelo, TX	2.0	2.0	1100	$1,400	$1.27	44d	1	0.94mi
134 E 11th St San Angelo, TX	3.0	2.0	872	$1,025	$1.18	44d	1	1.03mi
318 Montague Ave San Angelo, TX	3.0	1.0	1048	$1,850	$1.77	22d	1	1.32mi
1222 S Abe St Unit CK-26 San Angelo, TX	1.0	1.0	619	$875	$1.41	44d	1	1.35mi
1222 S Abe St Unit CK-02 San Angelo, TX	2.0	1.5	837	$1,200	$1.43	44d	1	1.35mi
1222 S Abe St Unit CK-04 San Angelo, TX	1.0	1.0	694	$1,000	$1.44	44d	1	1.35mi
1222 S Abe St Unit CK-03 San Angelo, TX	2.0	1.5	1007	$1,425	$1.42	44d	1	1.35mi
504 E 17th St San Angelo, TX	1.0	1.0	810	$875	$1.08	44d	1	1.39mi

Listing history 32 events

1. 2026-06-19
   days on market $135,000 Active 81 DOM
2. 2026-06-18
   days on market $135,000 Active 80 DOM
3. 2026-06-17
   days on market $135,000 Active 79 DOM
4. 2026-06-16
   days on market $135,000 Active 78 DOM
5. 2026-06-15
   days on market $135,000 Active 77 DOM
6. 2026-06-14
   days on market $135,000 Active 75 DOM
7. 2026-06-13
   days on market $135,000 Active 74 DOM
8. 2026-06-10
   days on market $135,000 Active 72 DOM
9. 2026-06-09
   days on market $135,000 Active 71 DOM
10. 2026-06-08
    days on market $135,000 Active 70 DOM
11. 2026-06-07
    days on market $135,000 Active 69 DOM
12. 2026-06-02
    days on market $135,000 Active 64 DOM
13. 2026-06-01
    days on market $135,000 Active 63 DOM
14. 2026-05-31
    days on market $135,000 Active 62 DOM
15. 2026-05-30
    days on market $135,000 Active 61 DOM
16. 2026-04-27
    price $135,000 226-char remark

    Show marketing remark (226 chars)

    A few minutes from downtown this two bed one bath home sits on a double lot on a quiet street. Metal roof, Hardwood floors, and extra building in the back are some of the features you love. Call today for your private showing.

17. 2026-03-30
    listed $145,000 Active 226-char remark

    Show marketing remark (226 chars)

    A few minutes from downtown this two bed one bath home sits on a double lot on a quiet street. Metal roof, Hardwood floors, and extra building in the back are some of the features you love. Call today for your private showing.

18. 2026-02-13
    soldstatus
19. 2025-04-16
    listed $15,000,000 Active
20. 2025-04-16
    listed $150,000 Active
21. 2022-12-09
    soldstatus
22. 2022-11-21
    soldstatus Closed
23. 2022-10-05
    status Pending
24. 2022-09-28
    price $90,000
25. 2022-06-21
    status Active
26. 2022-05-18
    status Pending
27. 2022-04-28
    listed $120,000 Active
28. 2017-09-01
    soldstatus
29. 2015-07-14
    soldstatus
30. 2015-07-14
    soldstatus
31. 2014-09-25
    soldstatus
32. 2014-09-25
    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: $2,423 · $202/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: +$47/yr (+$4/mo · 1.9%)

ⓘ 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 4/10 Moderate
• 🌡 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: $15,400
• − Mortgage interest: −$7,562
• − Property taxes: −$2,423
• − Insurance: −$675
• − Repairs & maintenance: −$1,232
• − Management: −$1,232
• − Depreciation: −$3,927
• Taxable loss: −$1,652
• Est. tax savings @ 24.0%: +$396
• After-tax cash flow: $969/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

+12.5% since first listed

17 events — show timeline

• 2026-04-27 Price Changed $135,000 SAAR TX
• 2026-03-30 Listed $145,000 SAAR TX
• 2026-02-13 Sold (Public Records) — Public Records
• 2025-04-16 Listed $15,000,000 SAAR TX
• 2025-04-16 Listed $150,000 SAAR TX
• 2022-12-09 Sold (Public Records) — Public Records
• 2022-11-21 Sold (MLS) — SAAR TX
• 2022-10-05 Pending — SAAR TX
• 2022-09-28 Price Changed $90,000 SAAR TX
• 2022-06-21 Relisted — SAAR TX
• 2022-05-18 Pending — SAAR TX
• 2022-04-28 Listed $120,000 SAAR TX
• 2017-09-01 Sold (Public Records) — Public Records
• 2015-07-14 Sold (Public Records) — Public Records
• 2015-07-14 Sold (Public Records) — Public Records
• 2014-09-25 Sold (Public Records) — Public Records
• 2014-09-25 Sold (Public Records) — Public Records

Property tax history

+9.5%/yr

Latest (2025): $2,423 · +23.1% YoY. Source: county tax records.