220 N Poe St · San Angelo, TX 76903

$109,000

3 bd · 2.0 ba · 1,234 sqft · SingleFamily public records · 32 Days on market

Built 1958 6,011 sqft lot Est $163k · 33% 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 +27.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +7.9/10.0
• 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

This 3 bedroom, 2 bathroom home is packed with potential and ready for your vision! Featuring 2 spacious living areas, a large kitchen and a covered front porch ideal for relaxing evenings, this property offers the space and layout buyers are looking for. The enclosed back patio provides a great covered outdoor space to relax, entertain, or enjoy year-round gatherings. Additional features include alley access, two water heaters, and plenty of opportunity to update and make it your own. Whether you're an investor, flipper, or buyer looking for a fixer-upper with solid bones, this property is full of possibilities. Bring your ideas and unlock the potential of this unique home!

Key facts

• Covered front porch
• Alley access
• Two water heaters

Tags

• COVERED FRONT PORCH
• ENCLOSED BACK PATIO
• ALLEY ACCESS
• TWO WATER HEATERS

Property features AI

Exterior

• Parking: Carport (attached), 1 space; Additional parking; Alley access
• Utilities: Public water; Public sewer; Electricity available; Water available; Sewer available
• Home design: Single-family residence; One story; Fixer condition; Interior lot; City street frontage; Paved public road
• Construction: Vinyl siding and other exterior materials; Composition/shingle roof; Foundation: See remarks
• Exterior features: Storage; Shed(s)

Interior

• Kitchen: Microwave; Gas water heater
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Wall/window unit(s); Ceiling fans
• Interior features: Storage; Ceiling fans

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $109k.

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 $109k).
• Recommended offer: $106k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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); 233 units permitted in Tom Green County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% 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 $754 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: 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 $105,730 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.29% ✓
• Cap rate: 9.85%
• Cash-on-cash: 12.70%
• DSCR: 1.57
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $162,888
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 N Malone St	0.15mi	3/1.0	1,248 (+1%)	4mo	$159,500	$128	84
213 N Pope St	0.15mi	3/1.0	1,200 (-3%)	14mo	$169,500	$141	73
231 N Malone St	0.11mi	2/1.0 (-1)	1,284 (+4%)	10mo	$187,900	$146	70
415 E Harris Ave	0.30mi	2/2.0 (-1)	1,310 (+6%)	1mo	$109,900	$84	70
721 Spaulding St	0.14mi	3/2.0	1,403 (+14%)	1mo	$184,900	$132	70
916 Preusser St	0.31mi	3/2.0	1,277 (+4%)	12mo	$175,000	$137	70
1118 Preusser St	0.49mi	3/2.0	1,242 (+1%)	14mo	$151,998	$122	64
407 Koberlin St	0.20mi	2/1.0 (-1)	1,347 (+9%)	5mo	$126,000	$94	62
618 Pulliam St	0.15mi	2/1.0 (-1)	1,064 (-14%)	2mo	$99,000	$93	59
709 E Harris Ave	0.28mi	2/1.0 (-1)	1,118 (-9%)	10mo	$155,000	$139	54
1214 Preusser St	0.53mi	3/1.0	1,048 (-15%)	2mo	$66,000	$63	45
202 S Baze St	0.58mi	3/2.0	1,415 (+15%)	15mo	$252,000	$178	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: 8.2%
• Equity multiple: 1.34×
• Total profit: $10,408
• Equity at exit: $16,252

10-year hold

• IRR: 21.5%
• Equity multiple: 3.28×
• Total profit: $69,670
• Equity at exit: $9,424

Cash invested: $30,520 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,411 high
• Mortgage (P&I): −$572
• Tax from tax record: −$175 /mo · $2,096/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $323

Break-even live

Break-even rent $1,002

Max offer price $109,000

Occupancy floor 72%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
212 Koberlin St San Angelo, TX	2.0	2.0	925	$945	$1.02	43d	1	0.40mi
302 Allen St San Angelo, TX	2.0	1.0	780	$950	$1.22	20d	1	0.64mi
302 Allen St #18 San Angelo, TX	2.0	1.0	780	$2,000	$2.56	20d	1	0.65mi
134 E 11th St San Angelo, TX	3.0	2.0	872	$1,025	$1.18	43d	1	0.82mi
15 N Bell St San Angelo, TX	3.0	1.0	1288	$1,850	$1.44	20d	1	0.82mi
1173 Benedict Dr San Angelo, TX	1.0–4.0	1.0–2.0	868	$1,660	$1.91	20d	10	0.93mi
209 West Avenue C Unit A San Angelo, TX	2.0	2.0	1100	$1,400	$1.27	43d	1	1.21mi
2308 Carley St San Angelo, TX	3.0	1.5	985	$1,102	$1.12	20d	1	1.22mi
318 Montague Ave San Angelo, TX	3.0	1.0	1048	$1,850	$1.77	20d	1	1.25mi

Listing history 16 events

1. 2026-06-19
   days on market $109,000 Active 32 DOM
2. 2026-06-18
   days on market $109,000 Active 31 DOM
3. 2026-06-17
   days on market $109,000 Active 30 DOM
4. 2026-06-16
   days on market $109,000 Active 29 DOM
5. 2026-06-15
   days on market $109,000 Active 28 DOM
6. 2026-06-14
   days on market $109,000 Active 26 DOM
7. 2026-06-13
   days on market $109,000 Active 25 DOM
8. 2026-06-10
   days on market $109,000 Active 23 DOM
9. 2026-06-09
   days on market $109,000 Active 22 DOM
10. 2026-06-08
    days on market $109,000 Active 21 DOM
11. 2026-06-07
    days on market $109,000 Active 20 DOM
12. 2026-06-02
    days on market $109,000 Active 15 DOM
13. 2026-06-01
    days on market $109,000 Active 14 DOM
14. 2026-05-31
    days on market $109,000 Active 13 DOM
15. 2026-05-30
    days on market $109,000 Active 12 DOM
16. 2026-05-18
    listed $109,000 Active

ⓘ 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: $2,096 · $175/mo
• Projected year-2 tax: $2,096 · $175/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $16,931
• − Mortgage interest: −$6,106
• − Property taxes: −$2,096
• − Insurance: −$545
• − Repairs & maintenance: −$1,354
• − Management: −$1,354
• − Depreciation: −$3,171
• Taxable income: $2,305
• Est. tax owed @ 24.0%: −$553
• After-tax cash flow: $3,322/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

1 event — show timeline

• 2026-05-18 Listed $109,000 SAAR TX

Property tax history

+8.9%/yr

Latest (2025): $2,096 · +26.0% YoY. Source: county tax records.