2215 Greenwood St · San Angelo, TX 76901

$190,000

3 bd · 2.0 ba · 1,500 sqft · SingleFamily public records · 96 Days on market

Built 1962 7,448 sqft lot $127/sqft · 17% above area Est $162k · 17% over

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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 +11.4/30.0
• Appreciation +10.0/10.0
• Rent growth +3.9/5.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• DSCR +3.4/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome to this cozy 3 bedroom, 2 bath home featuring durable vinyl plank flooring throughout the main living areas. The warm and inviting layout offers comfortable living spaces, perfect for relaxing or entertaining. Whether you're a first-time buyer or looking to downsize, this home offers charm, functionality, and easy maintenance all in one.

Key facts

• 7,448 sq ft lot
• Built 1962
• Listed 96 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-65 ($-775/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (12.7% below list).
• Recommended offer: $166k (12.7% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: Fannin El (math 27% / reading 12%, grade F, #3,583 of 4,322 statewide, top 86%, 306 students, 92% 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 78% FRL vs 53% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.8%/yr); 334 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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

• In year one you build about $20k of equity ($1k loan paydown + $19k 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 $53k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,912 (12.7% 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 96 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 0.87% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.46%
• DSCR: 0.94
• GRM: 9.5

CMA / ARV

• ARV (median comp): $162,194
• List price: $190,000
• Delta: 17.14%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1817 Greenwood St	0.36mi	3/2.0	1,430 (-5%)	3mo	$215,000	$150	73
2406 Glenwood Dr	0.18mi	4/2.0 (+1)	1,391 (-7%)	6mo	$199,000	$143	69
2011 Edmund Blvd	0.30mi	3/2.0	1,308 (-13%)	1mo	$189,900	$145	64
1808 Childress St	0.41mi	3/2.0	1,354 (-10%)	5mo	$235,000	$174	61
2402 Webster Ave	0.69mi	4/2.5 (+1)	1,518 (+1%)	2mo	$184,000	$121	56
1716 Edmund Blvd	0.57mi	3/2.0	1,404 (-6%)	8mo	$245,000	$175	56
3025 Catalina Dr	0.67mi	3/2.0	1,596 (+6%)	4mo	$185,000	$116	55
2316 Juanita Ave	0.41mi	3/2.0	1,323 (-12%)	8mo	$230,000	$174	54
2645 Raney St	0.47mi	4/2.0 (+1)	1,604 (+7%)	9mo	$189,000	$118	54
2706 Lindell Ave	0.67mi	3/2.0	1,311 (-13%)	2mo	$255,000	$195	46
2301 Webster St	0.72mi	3/2.0	1,668 (+11%)	4mo	$235,000	$141	45
2710 Lindell Ave	0.68mi	3/2.0	1,320 (-12%)	8mo	$249,500	$189	42

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: 24.2%
• Equity multiple: 2.96×
• Total profit: $104,198
• Equity at exit: $171,167

10-year hold

• IRR: 22.2%
• Equity multiple: 7.03×
• Total profit: $321,036
• Equity at exit: $369,128

Cash invested: $53,200 (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 →

ZIP-level market 76901

• Home prices YoY: 6.4%
• Rents YoY: 5.8%
• Active inventory: 334
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,659 high
• Mortgage (P&I): −$996
• Tax from tax record: −$300 /mo · $3,597/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $-65

Break-even live

Break-even rent $1,741

Max offer price $178,589

Occupancy floor 99%

Sensitivity live

Price	-10% $43	-5% $-11	+0% $-65	+5% $-118	+10% $-172
Rent	-10% $-196	-5% $-130	+0% $-65	+5% $1	+10% $66
Rate	-1.0pp $31	-0.5pp $-16	base $-65	+0.5pp $-114	+1.0pp $-164

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1905 Meadowbrook Dr San Angelo, TX	3.0	2.0	1184	$1,400	$1.18	45d	1	0.26mi
2802 Field St San Angelo, TX	3.0	2.0	1384	$1,600	$1.16	45d	1	0.60mi
1714 Cordell Dr San Angelo, TX	3.0	2.0	1416	$1,850	$1.31	45d	1	0.60mi
2102 Webster St San Angelo, TX	3.0	1.0	1233	$1,750	$1.42	45d	1	0.67mi
2629 Forest Park Ave San Angelo, TX	3.0	2.0	1336	$1,895	$1.42	45d	1	0.73mi
1405 Hassell St San Angelo, TX	3.0	2.0	1064	$1,950	$1.83	45d	1	0.86mi
2425 Waco St San Angelo, TX	4.0	1.0	1225	$1,395	$1.14	45d	1	0.98mi
2804 Abilene St San Angelo, TX	3.0	2.0	1304	$1,550	$1.19	45d	1	1.01mi
1210 Guthrie St San Angelo, TX	3.0	2.0	1157	$1,400	$1.21	22d	1	1.05mi
1835 Willow St San Angelo, TX	3.0	1.0	1267	$1,750	$1.38	45d	1	1.09mi
711 N Monroe St San Angelo, TX	3.0	1.0	1345	$1,500	$1.12	45d	1	1.12mi
810 W 19th St San Angelo, TX	3.0	2.0	1090	$1,249	$1.15	22d	1	1.16mi
417 N Jefferson St San Angelo, TX	4.0	2.0	1940	$2,350	$1.21	22d	1	1.33mi
706 W 16th St San Angelo, TX	3.0	2.0	1298	$1,590	$1.22	22d	1	1.36mi
2430 Rio Grande St San Angelo, TX	3.0	1.0	1200	$1,395	$1.16	45d	1	1.41mi
540 W 16th St San Angelo, TX	3.0	2.0	1090	$1,364	$1.25	45d	1	1.49mi
210 N Jefferson St #210 San Angelo, TX	3.0	3.0	1706	$1,600	$0.94	22d	1	1.50mi

Listing history 25 events

1. 2026-06-22
   days on market $190,000 Active 96 DOM
2. 2026-06-19
   days on market $190,000 Active 94 DOM
3. 2026-06-18
   days on market $190,000 Active 93 DOM
4. 2026-06-17
   days on market $190,000 Active 92 DOM
5. 2026-06-16
   days on market $190,000 Active 91 DOM
6. 2026-06-15
   days on market $190,000 Active 90 DOM
7. 2026-06-14
   days on market $190,000 Active 88 DOM
8. 2026-06-13
   days on market $190,000 Active 87 DOM
9. 2026-06-10
   days on market $190,000 Active 85 DOM
10. 2026-06-09
    days on market $190,000 Active 84 DOM
11. 2026-06-08
    days on market $190,000 Active 83 DOM
12. 2026-06-07
    days on market $190,000 Active 82 DOM
13. 2026-06-02
    days on market $190,000 Active 77 DOM
14. 2026-06-01
    days on market $190,000 Active 76 DOM
15. 2026-05-31
    days on market $190,000 Active 75 DOM
16. 2026-05-30
    days on market $190,000 Active 74 DOM
17. 2026-04-19
    price $194,000 347-char remark

    Show marketing remark (347 chars)

    Welcome to this cozy 3 bedroom, 2 bath home featuring durable vinyl plank flooring throughout the main living areas. The warm and inviting layout offers comfortable living spaces, perfect for relaxing or entertaining. Whether you're a first-time buyer or looking to downsize, this home offers charm, functionality, and easy maintenance all in one.

18. 2026-03-28
    price $196,000 347-char remark

    Show marketing remark (347 chars)

    Welcome to this cozy 3 bedroom, 2 bath home featuring durable vinyl plank flooring throughout the main living areas. The warm and inviting layout offers comfortable living spaces, perfect for relaxing or entertaining. Whether you're a first-time buyer or looking to downsize, this home offers charm, functionality, and easy maintenance all in one.

19. 2026-03-04
    listed $198,000 Active 347-char remark

    Show marketing remark (347 chars)

    Welcome to this cozy 3 bedroom, 2 bath home featuring durable vinyl plank flooring throughout the main living areas. The warm and inviting layout offers comfortable living spaces, perfect for relaxing or entertaining. Whether you're a first-time buyer or looking to downsize, this home offers charm, functionality, and easy maintenance all in one.

20. 2025-06-13
    soldstatus
21. 2024-07-17
    soldstatus
22. 2024-07-15
    soldstatus Closed 272-char remark

    Show marketing remark (272 chars)

    Updates include: paint interior & exterior 2024, interior doors 2024, front exterior door 2024, gas cooktop/oven 2024, microwave 2024, back windows 2024, front windows 2021, roof 2020, water heater 2020, vinyl plank flooring 2018, Listing agent is related to seller.

23. 2024-06-14
    status Pending 272-char remark

    Show marketing remark (272 chars)

    Updates include: paint interior & exterior 2024, interior doors 2024, front exterior door 2024, gas cooktop/oven 2024, microwave 2024, back windows 2024, front windows 2021, roof 2020, water heater 2020, vinyl plank flooring 2018, Listing agent is related to seller.

24. 2024-05-20
    listed $165,000 Active 272-char remark

    Show marketing remark (272 chars)

    Updates include: paint interior & exterior 2024, interior doors 2024, front exterior door 2024, gas cooktop/oven 2024, microwave 2024, back windows 2024, front windows 2021, roof 2020, water heater 2020, vinyl plank flooring 2018, Listing agent is related to seller.

25. 2017-08-18
    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: $3,597 · $300/mo
• Projected year-2 tax: $3,597 · $300/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 7/10 Severe
• 🌡 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: $19,909
• − Mortgage interest: −$10,643
• − Property taxes: −$3,597
• − Insurance: −$950
• − Repairs & maintenance: −$1,593
• − Management: −$1,593
• − Depreciation: −$5,527
• Taxable loss: −$3,993
• Est. tax savings @ 24.0%: +$958
• After-tax cash flow: $183/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): 31,831
• Household income: $69,450
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 1034.0

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: 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%

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

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

+17.6% since first listed

9 events — show timeline

• 2026-04-19 Price Changed $194,000 SAAR TX
• 2026-03-28 Price Changed $196,000 SAAR TX
• 2026-03-04 Listed $198,000 SAAR TX
• 2025-06-13 Sold (Public Records) — Public Records
• 2024-07-17 Sold (Public Records) — Public Records
• 2024-07-15 Sold (MLS) — SAAR TX
• 2024-06-14 Pending — SAAR TX
• 2024-05-20 Listed $165,000 SAAR TX
• 2017-08-18 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2025): $3,597 · +67.5% YoY. Source: county tax records.