15 N Pope St · San Angelo, TX 76903

$75,900

2 bd · 1.0 ba · 994 sqft · SingleFamily public records · 20 Days on market

Built 1958 3,746 sqft lot Est $92k · 18% 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 +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 +2.6/10.0
• Condition / age +2.5/5.0
• 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

Property features AI

Exterior

• Parking: Attached carport; Carport (1 space); Alley access; On-site storage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Residential property; Fixer condition
• Construction: Vinyl siding; Pillar/post/pier foundation
• Exterior features: Storage; Porch; Fenced yard; Shingle roof

Interior

• Flooring: Hardwood; Laminate; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: In-law floorplan; Ceiling fans
• Laundry & utility: Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $76k.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $76k).
• Recommended offer: $75k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.4% 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); 227 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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

• Local home prices are declining (-3.0%/yr); year-one equity from $525 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 $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $74,761 (1.5% below list)

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
6. 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.
7. 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: 1.57% ✓
• Cap rate: 11.40%
• Cash-on-cash: 18.26%
• DSCR: 1.81
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $92,442
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
121 N Buchanan St	0.28mi	3/2.0 (+1)	1,008 (+1%)	3mo	$55,000	$55	73
616 Koberlin St	0.20mi	2/1.0	900 (-10%)	2mo	$119,900	$133	73
419 N Pope St	0.39mi	2/1.0	932 (-6%)	1mo	$65,000	$70	71
618 Pulliam St	0.37mi	2/1.0	1,064 (+7%)	2mo	$99,000	$93	69
812 E Harris Ave	0.06mi	2/1.0	852 (-14%)	6mo	$127,500	$150	68
424 N Pope St	0.41mi	2/1.0	938 (-6%)	4mo	$25,000	$27	68
709 E Harris Ave	0.08mi	2/1.0	1,118 (+12%)	10mo	$155,000	$139	68
1214 Preusser St	0.37mi	3/1.0 (+1)	1,048 (+5%)	2mo	$66,000	$63	67
522 Ellis St	0.65mi	3/1.0 (+1)	960 (-3%)	11mo	$115,000	$120	50
621 & 625 Powell St	0.73mi	3/2.0 (+1)	1,060 (+7%)	2mo	$45,000	$42	44
1402 Spaulding St	0.57mi	3/1.0 (+1)	871 (-12%)	8mo	$39,900	$46	41
1619 Spaulding St	0.75mi	3/1.0 (+1)	1,087 (+9%)	10mo	$128,000	$118	36

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: 16.1%
• Equity multiple: 1.69×
• Total profit: $14,679
• Equity at exit: $11,317

10-year hold

• IRR: 28.4%
• Equity multiple: 4.22×
• Total profit: $68,330
• Equity at exit: $6,562

Cash invested: $21,252 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,194 high
• Mortgage (P&I): −$398
• Tax from tax record: −$190 /mo · $2,285/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $323

Break-even live

Break-even rent $785

Max offer price $75,900

Occupancy floor 68%

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: $18,975
• Closing costs: $2,277
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
302 Allen St San Angelo, TX	2.0	1.0	780	$950	$1.22	21d	1	0.53mi
302 Allen St #18 San Angelo, TX	2.0	1.0	780	$2,000	$2.56	21d	1	0.54mi
212 Koberlin St San Angelo, TX	2.0	2.0	925	$945	$1.02	43d	1	0.58mi
1173 Benedict Dr San Angelo, TX	1.0–4.0	1.0–2.0	868	$1,213	$1.40	21d	10	0.66mi
134 E 11th St San Angelo, TX	3.0	2.0	872	$1,025	$1.18	43d	1	1.08mi
318 Montague Ave San Angelo, TX	3.0	1.0	1048	$1,850	$1.77	21d	1	1.11mi
209 West Avenue C Unit A San Angelo, TX	2.0	2.0	1100	$1,400	$1.27	43d	1	1.16mi
504 E 17th St San Angelo, TX	1.0	1.0	810	$875	$1.08	43d	1	1.40mi
2308 Carley St San Angelo, TX	3.0	1.5	985	$1,102	$1.12	21d	1	1.42mi

Listing history 15 events

1. 2026-06-19
   days on market $75,900 Active 20 DOM
2. 2026-06-18
   days on market $75,900 Active 19 DOM
3. 2026-06-17
   days on market $75,900 Active 18 DOM
4. 2026-06-16
   days on market $75,900 Active 17 DOM
5. 2026-06-15
   days on market $75,900 Active 16 DOM
6. 2026-06-14
   days on market $75,900 Active 14 DOM
7. 2026-06-13
   days on market $75,900 Active 13 DOM
8. 2026-06-10
   days on market $75,900 Active 11 DOM
9. 2026-06-09
   days on market $75,900 Active 10 DOM
10. 2026-06-08
    days on market $75,900 Active 9 DOM
11. 2026-06-07
    days on market $75,900 Active 8 DOM
12. 2026-06-02
    days on market $75,900 Active 3 DOM
13. 2026-06-01
    days on market $75,900 Active 2 DOM
14. 2026-05-31
    remarks 162-char remark
15. 2026-05-31
    listed $75,900 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: $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 5/10 Major
• 🌡 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: $14,329
• − Mortgage interest: −$4,252
• − Property taxes: −$2,285
• − Insurance: −$380
• − Repairs & maintenance: −$1,146
• − Management: −$1,146
• − Depreciation: −$2,208
• Taxable income: $2,913
• Est. tax owed @ 24.0%: −$699
• After-tax cash flow: $3,181/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

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.