421 Alexander St · San Angelo, TX 76901

$175,000

3 bd · 2.0 ba · 1,253 sqft · SingleFamily public records · 24 Days on market

Built 1978 7,013 sqft lot Est $207k · 15% under

---

Why this score? — see what drove the C 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).

• ARV discount +14.4/15.0
• Cash flow +12.4/30.0
• Appreciation +10.0/10.0
• 1% rule +4.2/10.0
• Rent growth +3.9/5.0
• DSCR +3.7/10.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nice 3br/1.5ba with large carport it will hold at least 4 vehicles full bath has been updated. Drastically reduced !

Key facts

• Mountain view park
• Covered carport
• 1-car garage

Tags

• MOUNTAIN VIEW PARK
• HARD SURFACE FLOORING
• COVERED CARPORT
• 1-CAR GARAGE

Property features AI

Exterior

• Parking: 1-car garage; 2-space carport; Additional parking
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Water and sewer available
• Home design: Single family residence; One story
• Construction: Brick and frame construction; Pillar/post/pier foundation; Composition and metal roof; Built in 2026
• Exterior features: Chain link fence; Corner lot; Paved, public-maintained city street frontage

Interior

• Kitchen: Dishwasher; Gas range; Refrigerator
• Bedrooms: 5 total rooms (includes bedrooms and living areas)
• Flooring: Tile; Wood
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Laminate counters; Ceiling fans; Double pane windows; Window coverings
• Laundry & utility: Laundry room; Electric dryer hookup; Other laundry features

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-28 ($-338/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (7.6% below list).
• Recommended offer: $162k (7.6% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Mcgill El (math 42% / reading 42%, grade F, #1,335 of 4,322 statewide, top 33%, 306 students, 79% 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 (+5.8%/yr); 331 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 $19k of equity ($1k loan paydown + $18k 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 $49k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

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 $161,706 (7.6% 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. Built in 1978 — 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: 0.92% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.69%
• DSCR: 0.97
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $206,745
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2825 N Abilene St	0.45mi	3/2.0	1,273 (+2%)	3mo	$245,000	$192	74
2937 Coleman St	0.45mi	3/2.0	1,189 (-5%)	1mo	$225,000	$189	70
2702 Houston St	0.49mi	3/2.0	1,176 (-6%)	2mo	$199,900	$170	66
2627 Guadalupe St	0.48mi	3/2.0	1,197 (-4%)	7mo	$197,000	$165	64
3313 Stanford Dr	0.72mi	3/2.0	1,265 (+1%)	2mo	$225,000	$178	63
425 N Garfield St	0.36mi	3/2.0	1,120 (-11%)	4mo	$179,000	$160	63
3105 Abilene St	0.35mi	3/4.0	1,168 (-7%)	2mo	$185,000	$158	62
266 Mockingbird Ln	0.40mi	3/2.0	1,380 (+10%)	4mo	$180,000	$130	61
286 Mockingbird Ln	0.34mi	3/2.0	1,420 (+13%)	3mo	$245,000	$173	59
3101 Guadalupe St	0.12mi	2/1.0 (-1)	1,080 (-14%)	5mo	$153,975	$143	58
1901 Dena Dr	0.64mi	3/2.0	1,380 (+10%)	6mo	$215,000	$156	48
2403 Freeland Ave	0.74mi	2/2.0 (-1)	1,120 (-11%)	2mo	$179,900	$161	41

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: 24.8%
• Equity multiple: 3.01×
• Total profit: $98,246
• Equity at exit: $157,654

10-year hold

• IRR: 22.7%
• Equity multiple: 7.15×
• Total profit: $301,452
• Equity at exit: $339,987

Cash invested: $49,000 (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: 331
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,617 high
• Mortgage (P&I): −$918
• Tax from tax record: −$315 /mo · $3,780/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $-28

Break-even live

Break-even rent $1,653

Max offer price $170,019

Occupancy floor 97%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3755 Arden Rd San Angelo, TX	2.0–3.0	1.0	875	$1,025	$1.17	21d	1	0.33mi
3344 Trinity Ave San Angelo, TX	3.0	2.0	1545	$1,900	$1.23	21d	1	0.48mi
2804 Abilene St San Angelo, TX	3.0	2.0	1304	$1,550	$1.19	44d	1	0.52mi
3801 Arden Rd Apt 65 San Angelo, TX	2.0	2.0	1025	$1,199	$1.17	21d	1	0.54mi
3801 Arden Rd Apt 108 San Angelo, TX	2.0	2.0	1025	$1,215	$1.19	44d	1	0.54mi
2630 Waco St San Angelo, TX	3.0	2.0	1024	$1,600	$1.56	21d	1	0.56mi
1210 Guthrie St San Angelo, TX	3.0	2.0	1157	$1,400	$1.21	21d	1	0.56mi
279 Glenna Dr San Angelo, TX	3.0	2.0	1625	$1,795	$1.10	21d	1	0.57mi
3207 Trinity Ave San Angelo, TX	3.0	2.0	1536	$1,995	$1.30	44d	1	0.64mi
2430 Rio Grande St San Angelo, TX	3.0	1.0	1200	$1,395	$1.16	44d	1	0.69mi
1405 Hassell St San Angelo, TX	3.0	2.0	1064	$1,950	$1.83	44d	1	0.70mi
2425 Waco St San Angelo, TX	4.0	1.0	1225	$1,395	$1.14	44d	1	0.73mi
2505 W Harris Ave San Angelo, TX	2.0	2.0	1582	$1,300	$0.82	44d	1	0.75mi
2629 Forest Park Ave San Angelo, TX	3.0	2.0	1336	$1,895	$1.42	44d	1	0.80mi
2756 Sac Ave San Angelo, TX	3.0	1.0	1461	$1,650	$1.13	44d	1	0.83mi
2431 College Hills Blvd San Angelo, TX	1.0–3.0	1.0–2.0	1025	$1,609	$1.57	21d	17	0.88mi
2013 Rosemont Dr San Angelo, TX	3.0	2.0	1400	$2,100	$1.50	21d	1	0.98mi
2802 Field St San Angelo, TX	3.0	2.0	1384	$1,600	$1.16	44d	1	1.09mi
3426 Millbrook Dr San Angelo, TX	1.0–2.0	1.0–2.0	845	$1,459	$1.73	44d	13	1.12mi
2102 Webster St San Angelo, TX	3.0	1.0	1233	$1,750	$1.42	44d	1	1.16mi
1835 Willow St San Angelo, TX	3.0	1.0	1267	$1,750	$1.38	44d	1	1.22mi
3609 High Meadow Dr San Angelo, TX	2.0	2.0	1266	$2,400	$1.90	44d	1	1.42mi
711 N Monroe St San Angelo, TX	3.0	1.0	1345	$1,500	$1.12	44d	1	1.44mi
2102 Raney St San Angelo, TX	3.0	1.0	1040	$1,295	$1.25	21d	1	1.45mi
1725 West Avenue M Unit M San Angelo, TX	2.0	1.0	1202	$1,350	$1.12	21d	1	1.46mi
1929 Raney St San Angelo, TX	1.0–2.0	1.0–2.0	765	$1,000	$1.31	21d	4	1.47mi

Listing history 14 events

1. 2026-06-15
   status $175,000 Pending 24 DOM
2. 2026-06-15
   days on market $175,000 Active 24 DOM
3. 2026-06-14
   days on market $175,000 Active 22 DOM
4. 2026-06-13
   days on market $175,000 Active 21 DOM
5. 2026-06-10
   days on market $175,000 Active 19 DOM
6. 2026-06-09
   days on market $175,000 Active 18 DOM
7. 2026-06-08
   days on market $175,000 Active 17 DOM
8. 2026-06-07
   days on market $175,000 Active 16 DOM
9. 2026-06-02
   days on market $175,000 Active 11 DOM
10. 2026-06-01
    days on market $175,000 Active 10 DOM
11. 2026-05-31
    days on market $175,000 Active 9 DOM
12. 2026-05-30
    days on market $175,000 Active 8 DOM
13. 2026-05-22
    listed $175,000 Active
14. 2016-02-22
    soldstatus 116-char remark

    Show marketing remark (116 chars)

    Nice 3br/1.5ba with large carport it will hold at least 4 vehicles full bath has been updated. Drastically reduced !

ⓘ 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: $3,780 · $315/mo
• Projected year-2 tax: $3,780 · $315/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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,405
• − Mortgage interest: −$9,803
• − Property taxes: −$3,780
• − Insurance: −$875
• − Repairs & maintenance: −$1,552
• − Management: −$1,552
• − Depreciation: −$5,091
• Taxable loss: −$3,249
• Est. tax savings @ 24.0%: +$780
• After-tax cash flow: $441/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

2 events — show timeline

• 2026-05-22 Listed $175,000 SAAR TX
• 2016-02-22 Sold (MLS) — SAAR TX

Property tax history

+10.7%/yr

Latest (2025): $3,780 · +22.8% YoY. Source: county tax records.