15 N Pope St · San Angelo, TX 76903

$69,900

2 bd · 1.0 ba · 994 sqft · SingleFamily public records · 116 Days on market

Built 1958 Fair condition 3,746 sqft lot $70/sqft · 43% below area Est $123k · 43% under

---

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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.6/5.0
• Livability +3.7/5.0
• Schools +2.8/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Investors & Flippers take a look at this 2 bedroom 1 bath home with an Extra 1 bedroom & 1 Bathroom Mother-in-law area in the back of home. Close to downtown.

Key facts

• Extra bedroom
• Close to downtown
• 3,746 sq ft lot

Tags

• EXTRA BEDROOM
• CLOSE TO DOWNTOWN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.2% 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: San Jacinto El (math 22% / reading 22%, grade F, #3,333 of 4,322 statewide, top 80%, 273 students, 89% 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 (+8.5%/yr); 347 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 47% 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 30% 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 $483 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,609 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.79% ✓
• Cap rate: 13.18%
• Cash-on-cash: 24.58%
• DSCR: 2.09
• GRM: 4.7

CMA / ARV

• ARV (median comp): $122,503
• List price: $69,900
• Delta: -42.94%
• 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
610 Tarver St	0.18mi	2/1.0	993 (-0%)	0mo	$110,000	$111	91
121 N Buchanan St	0.28mi	3/2.0 (+1)	1,008 (+1%)	6mo	$55,000	$55	70
616 Koberlin St	0.20mi	2/1.0	900 (-10%)	5mo	$119,900	$133	70
419 N Pope St	0.39mi	2/1.0	932 (-6%)	4mo	$65,000	$70	68
618 Pulliam St	0.37mi	2/1.0	1,064 (+7%)	5mo	$99,000	$93	66
812 E Harris Ave	0.06mi	2/1.0	852 (-14%)	9mo	$127,500	$150	66
424 N Pope St	0.41mi	2/1.0	938 (-6%)	7mo	$25,000	$27	66
709 E Harris Ave	0.08mi	2/1.0	1,118 (+12%)	13mo	$155,000	$139	65
1214 Preusser St	0.37mi	3/1.0 (+1)	1,048 (+5%)	5mo	$66,000	$63	65
1635 Preusser St	0.73mi	3/1.0 (+1)	1,056 (+6%)	0mo	$83,000	$79	50
621 & 625 Powell St	0.73mi	3/2.0 (+1)	1,060 (+7%)	5mo	$45,000	$42	42
1402 Spaulding St	0.57mi	3/1.0 (+1)	871 (-12%)	11mo	$39,900	$46	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: 24.2%
• Equity multiple: 2.07×
• Total profit: $20,890
• Equity at exit: $10,422

10-year hold

• IRR: 35.3%
• Equity multiple: 5.16×
• Total profit: $81,452
• Equity at exit: $6,044

Cash invested: $19,572 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 9 active · 6 under contract
• Months of supply: 5.4 mo (19%/mo absorbed)
• Median asking: $125,000 ($130/sqft)
• Median days on market: 43 d
• This list price: 11% of active listings are priced below it
• ARV vs active asking: -5.0% vs current asking $/sqft

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

ZIP-level market 76903

• Rents YoY: 8.5%
• Active inventory: 347
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,249 high
• Mortgage (P&I): −$367
• Tax from tax record: −$190 /mo · $2,285/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $401

Break-even live

Break-even rent $742

Max offer price $69,900

Occupancy floor 63%

Sensitivity live

Price	-10% $440	-5% $421	+0% $401	+5% $381	+10% $361
Rent	-10% $302	-5% $352	+0% $401	+5% $450	+10% $500
Rate	-1.0pp $436	-0.5pp $419	base $401	+0.5pp $383	+1.0pp $364

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: $17,475
• Closing costs: $2,097
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
612 Pulliam St San Angelo, TX	3.0	1.0	976	$1,600	$1.64	5d	1	0.38mi
302 Allen St San Angelo, TX	2.0	1.0	780	$950	$1.22	116d	1	0.53mi
302 Allen St #18 San Angelo, TX	2.0	1.0	780	$2,000	$2.56	116d	1	0.54mi
212 Koberlin St San Angelo, TX	2.0	2.0	925	$945	$1.02	139d	1	0.58mi
212 Koberlin St Apt 19 San Angelo, TX	2.0	2.0	925	$945	$1.02	5d	1	0.58mi
1173 Benedict Dr San Angelo, TX	1.0–3.0	1.0–1.5	790	$1,087	$1.38	0d	7	0.66mi
616 Rust St San Angelo, TX	2.0	1.0	940	$1,100	$1.17	5d	1	0.72mi
1829 Spaulding St San Angelo, TX	3.0	1.0	918	$1,550	$1.69	2d	1	0.95mi
134 E 11th St San Angelo, TX	3.0	2.0	872	$1,025	$1.18	139d	1	1.08mi
318 Montague Ave San Angelo, TX	3.0	1.0	1048	$1,850	$1.77	0d	1	1.11mi
225 Saint Johns St San Angelo, TX	3.0	1.0	1048	$1,235	$1.18	0d	1	1.12mi
209 West Avenue C Unit A San Angelo, TX	2.0	2.0	1100	$1,400	$1.27	139d	1	1.16mi
704 E 19th St San Angelo, TX	3.0	1.0	1008	$1,599	$1.59	5d	1	1.40mi
504 E 17th St San Angelo, TX	1.0	1.0	810	$875	$1.08	139d	1	1.40mi
2308 Carley St San Angelo, TX	3.0	1.5	985	$1,102	$1.12	116d	1	1.42mi

Property features AI

Exterior

• Parking: Attached carportCarport (1 space)Alley accessOn-site storage
• Utilities: Public waterPublic sewer
• Home design: Single-family residenceOne storyResidential propertyFixer condition
• Construction: Vinyl sidingPillar/post/pier foundation
• Exterior features: StoragePorchFenced yardShingle roof

Interior

• Flooring: HardwoodLaminateTile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heatingCentral airCeiling fans
• Interior features: In-law floorplanCeiling fans
• Laundry & utility: Washer hookupGas water heater

Listing history 50 events

1. 2026-09-24
   days on market $69,900 Active 116 DOM
2. 2026-09-22
   days on market $69,900 Active 115 DOM
3. 2026-09-21
   days on market $69,900 Active 114 DOM
4. 2026-09-20
   days on market $69,900 Active 113 DOM
5. 2026-09-18
   days on market $69,900 Active 111 DOM
6. 2026-09-17
   days on market $69,900 Active 110 DOM
7. 2026-09-16
   days on market $69,900 Active 109 DOM
8. 2026-09-15
   days on market $69,900 Active 108 DOM
9. 2026-09-14
   days on market $69,900 Active 107 DOM
10. 2026-09-13
    days on market $69,900 Active 106 DOM
11. 2026-09-12
    days on market $69,900 Active 105 DOM
12. 2026-09-11
    days on market $69,900 Active 104 DOM
13. 2026-09-05
    days on market $69,900 Active 98 DOM
14. 2026-09-04
    days on market $69,900 Active 97 DOM
15. 2026-09-03
    days on market $69,900 Active 96 DOM
16. 2026-08-31
    days on market $69,900 Active 93 DOM
17. 2026-08-30
    days on market $69,900 Active 92 DOM
18. 2026-08-29
    days on market $69,900 Active 91 DOM
19. 2026-08-28
    days on market $69,900 Active 90 DOM
20. 2026-08-27
    days on market $69,900 Active 89 DOM
21. 2026-08-26
    days on market $69,900 Active 88 DOM
22. 2026-08-25
    days on market $69,900 Active 87 DOM
23. 2026-08-24
    days on market $69,900 Active 86 DOM
24. 2026-08-23
    days on market $69,900 Active 85 DOM
25. 2026-08-22
    days on market $69,900 Active 84 DOM
26. 2026-08-21
    days on market $69,900 Active 83 DOM
27. 2026-08-20
    days on market $69,900 Active 82 DOM
28. 2026-08-19
    days on market $69,900 Active 81 DOM
29. 2026-08-18
    days on market $69,900 Active 80 DOM
30. 2026-08-17
    days on market $69,900 Active 79 DOM
31. 2026-08-16
    days on market $69,900 Active 78 DOM
32. 2026-08-15
    days on market $69,900 Active 77 DOM
33. 2026-08-14
    days on market $69,900 Active 76 DOM
34. 2026-08-13
    days on market $69,900 Active 75 DOM
35. 2026-08-12
    days on market $69,900 Active 74 DOM
36. 2026-08-11
    days on market $69,900 Active 73 DOM
37. 2026-08-10
    days on market $69,900 Active 72 DOM
38. 2026-08-09
    days on market $69,900 Active 71 DOM
39. 2026-08-08
    days on market $69,900 Active 70 DOM
40. 2026-08-07
    days on market $69,900 Active 69 DOM
41. 2026-08-06
    days on market $69,900 Active 68 DOM
42. 2026-08-05
    days on market $69,900 Active 67 DOM
43. 2026-08-04
    days on market $69,900 Active 66 DOM
44. 2026-08-03
    days on market $69,900 Active 65 DOM
45. 2026-07-31
    days on market $69,900 Active 62 DOM
46. 2026-07-29
    days on market $69,900 Active 60 DOM
47. 2026-07-27
    days on market $69,900 Active 58 DOM
48. 2026-07-25
    days on market $69,900 Active 56 DOM
49. 2026-07-24
    days on market $69,900 Active 55 DOM
50. 2026-07-23
    days on market $69,900 Active 54 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: $2,285 · $190/mo
• Projected year-2 tax: $2,285 · $190/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 22 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: $14,992
• − Mortgage interest: −$3,915
• − Property taxes: −$2,285
• − Insurance: −$350
• − Repairs & maintenance: −$1,199
• − Management: −$1,199
• − Depreciation: −$2,033
• Taxable income: $4,010
• Est. tax owed @ 24.0%: −$962
• After-tax cash flow: $3,848/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 · 10 photos

Fair 45/100 Moderate rehab Est. rehab $24,850–$44,730 screening

This home requires moderate renovations to its kitchen, bathrooms, exterior, and landscaping to increase its value for resale and rental.

Deferred maintenance Est. $60,000–$180,000 screening

• Major Roof (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — roof appears damaged and missing shingles
• Major Windows (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — windows appear damaged and missing glass
• Major Electrical (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — electrical panel appears damaged and missing components
• Major Plumbing (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — plumbing fixtures appear damaged and missing components
• Major Exterior (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — exterior walls appear damaged and missing siding
• Major Other (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — other components appear damaged and missing

Repairs flagged

• Moderate Kitchen cabinets — The cabinets are outdated and show signs of wear.
• Moderate Bathroom fixtures — The fixtures are outdated and show signs of wear.
• Minor Exterior siding — There is some discoloration and minor damage, which can be repaired.
• Major Flooring — The flooring is in poor condition and needs to be replaced.
• Minor Interior walls — There is some discoloration and minor damage, which can be repaired.
• Minor Landscaping — The landscaping is overgrown and needs trimming and maintenance.
• Major Fencing — The fencing is in poor condition and needs to be repaired or replaced.

Value-add opportunities

• Both Kitchen renovation — A new kitchen with updated cabinetry and appliances would significantly increase the home's value for both resale and rental. ↑
• Both Bathroom renovation — A new bathroom with updated fixtures and flooring would significantly increase the home's value for both resale and rental. ↑
• Both Exterior painting — Painting the exterior siding and fencing would improve the home's curb appeal and increase its value. ↑
• Both Landscaping — Trimming and maintaining the landscaping would improve the home's curb appeal and increase its value. ↑

ⓘ Rehab cost is a screening estimate — Moderate 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 28/100

Zoned Schools

Elementary San Jacinto El F TX #3,333/4,322 Nat'l #32,000/41,679 Middle Lone Star Middle F TX #1,056/1,662 Nat'l #8,861/14,009 High Central H S F TX #1,029/1,632 Nat'l #10,333/17,239

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): 29,947
• Household income: $49,498
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 24% of renters

---

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

Property features AI

Exterior

• Parking: Attached carportCarport (1 space)Alley accessOn-site storage
• Utilities: Public waterPublic sewer
• Home design: Single-family residenceOne storyResidential propertyFixer condition
• Construction: Vinyl sidingPillar/post/pier foundation
• Exterior features: StoragePorchFenced yardShingle roof

Interior

• Flooring: HardwoodLaminateTile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heatingCentral airCeiling fans
• Interior features: In-law floorplanCeiling fans
• Laundry & utility: Washer hookupGas water heater

Price history

2 events — show timeline

• 2026-05-30 Listed $75,900 SAAR TX
• 2018-03-13 Sold (Public Records) — Public Records

Property tax history

+11.2%/yr

Latest (2025): $2,285 · +26.0% YoY. Source: county tax records.