2605 Webster St · San Angelo, TX 76901

$159,900

3 bd · 2.0 ba · 1,480 sqft · SingleFamily public records · 155 Days on market

Built 1958 7,013 sqft lot $108/sqft · 19% below area Est $198k · 19% 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 +18.3/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.8/10.0
• 1% rule +5.4/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Remodeled 3 bedroom, 2 bath home with a carport and extra storage/workshop in the backyard. Fresh paint inside and out, new flooring throughout, and new countertops. Come take a look, easy to show!

Key facts

• Extra storage
• New flooring
• Carport

Tags

• REMODELED HOME
• CARPORT
• EXTRA STORAGE
• WORKSHOP
• NEW FLOORING
• NEW COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $147 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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: Alta Loma El (math 32% / reading 27%, grade F, #2,525 of 4,322 statewide, top 62%, 278 students, 84% 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 76% FRL vs 53% district-wide (23 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; 28 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% 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 $17k of equity ($1k loan paydown + $16k 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 $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $18k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $140,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.04% ✓
• Cap rate: 7.40%
• Cash-on-cash: 3.94%
• DSCR: 1.18
• GRM: 8.0

CMA / ARV

• ARV (median comp): $198,293
• List price: $159,900
• Delta: -19.36%
• 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
2605 Webster St	0.00mi	3/2.0	1,480 (0%)	0mo	$159,900	$108	100
2402 Webster Ave	0.15mi	4/2.5 (+1)	1,518 (+3%)	2mo	$184,000	$121	80
2908 Houston St	0.45mi	3/2.0	1,465 (-1%)	4mo	$249,900	$171	74
2706 Lindell Ave	0.27mi	3/2.0	1,311 (-11%)	2mo	$255,000	$195	67
2301 Webster St	0.21mi	3/2.0	1,668 (+13%)	4mo	$235,000	$141	66
2709 Chestnut St	0.55mi	4/2.0 (+1)	1,492 (+1%)	4mo	$199,900	$134	65
2616 Juanita Ave	0.31mi	3/2.0	1,273 (-14%)	3mo	$240,000	$189	60
2825 N Abilene St	0.34mi	3/2.0	1,273 (-14%)	3mo	$245,000	$192	58
2122 Woodlawn Dr	0.41mi	3/2.0	1,274 (-14%)	5mo	$210,000	$165	54
3225 Webster St	0.64mi	3/2.0	1,614 (+9%)	4mo	$197,500	$122	52
1901 Walnut St	0.63mi	3/4.0	1,614 (+9%)	4mo	$229,500	$142	44
2701 San Antonio St	0.68mi	4/2.0 (+1)	1,676 (+13%)	4mo	$225,000	$134	38

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: 28.3%
• Equity multiple: 3.26×
• Total profit: $101,298
• Equity at exit: $144,051

10-year hold

• IRR: 25.5%
• Equity multiple: 7.74×
• Total profit: $301,945
• Equity at exit: $310,651

Cash invested: $44,772 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,666 high
• Mortgage (P&I): −$839
• Tax from tax record: −$264 /mo · $3,163/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $147

Break-even live

Break-even rent $1,479

Max offer price $159,900

Occupancy floor 86%

Sensitivity live

Price	-10% $237	-5% $192	+0% $147	+5% $102	+10% $56
Rent	-10% $15	-5% $81	+0% $147	+5% $213	+10% $279
Rate	-1.0pp $227	-0.5pp $188	base $147	+0.5pp $106	+1.0pp $63

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2629 Forest Park Ave San Angelo, TX	3.0	2.0	1336	$1,895	$1.42	45d	1	0.09mi
2630 Waco St San Angelo, TX	3.0	2.0	1024	$1,600	$1.56	22d	1	0.26mi
2425 Waco St San Angelo, TX	4.0	1.0	1225	$1,395	$1.14	45d	1	0.28mi
2804 Abilene St San Angelo, TX	3.0	2.0	1304	$1,550	$1.19	45d	1	0.28mi
1405 Hassell St San Angelo, TX	3.0	2.0	1064	$1,950	$1.83	45d	1	0.32mi
2102 Webster St San Angelo, TX	3.0	1.0	1233	$1,750	$1.42	45d	1	0.43mi
1210 Guthrie St San Angelo, TX	3.0	2.0	1157	$1,400	$1.21	22d	1	0.47mi
2802 Field St San Angelo, TX	3.0	2.0	1384	$1,600	$1.16	45d	1	0.55mi
2102 Raney St San Angelo, TX	3.0	1.0	1040	$1,295	$1.25	22d	1	0.66mi
1929 Raney St San Angelo, TX	1.0–2.0	1.0–2.0	765	$1,000	$1.31	22d	4	0.68mi
2430 Rio Grande St San Angelo, TX	3.0	1.0	1200	$1,395	$1.16	45d	1	0.71mi
1905 Meadowbrook Dr San Angelo, TX	3.0	2.0	1184	$1,400	$1.18	45d	1	0.72mi
1835 Willow St San Angelo, TX	3.0	1.0	1267	$1,750	$1.38	45d	1	0.72mi
2505 W Harris Ave San Angelo, TX	2.0	2.0	1582	$1,300	$0.82	45d	1	0.86mi
711 N Monroe St San Angelo, TX	3.0	1.0	1345	$1,500	$1.12	45d	1	0.89mi
3755 Arden Rd San Angelo, TX	2.0–3.0	1.0	875	$1,025	$1.17	22d	1	1.05mi
3801 Arden Rd Apt 108 San Angelo, TX	2.0	2.0	1025	$1,215	$1.19	45d	1	1.14mi
3801 Arden Rd Apt 65 San Angelo, TX	2.0	2.0	1025	$1,199	$1.17	22d	1	1.14mi
210 N Jefferson St #210 San Angelo, TX	3.0	3.0	1706	$1,600	$0.94	22d	1	1.19mi
3344 Trinity Ave San Angelo, TX	3.0	2.0	1545	$1,900	$1.23	22d	1	1.20mi
279 Glenna Dr San Angelo, TX	3.0	2.0	1625	$1,795	$1.10	22d	1	1.24mi
1714 Cordell Dr San Angelo, TX	3.0	2.0	1416	$1,850	$1.31	45d	1	1.32mi
3207 Trinity Ave San Angelo, TX	3.0	2.0	1536	$1,995	$1.30	45d	1	1.36mi
902 Shiloh St Unit RE-908-C San Angelo, TX	2.0	1.5	925	$1,175	$1.27	45d	1	1.37mi
902 Shiloh St Unit RE-908-16 San Angelo, TX	2.0	1.0	875	$1,125	$1.29	45d	1	1.37mi
810 W 19th St San Angelo, TX	3.0	2.0	1090	$1,249	$1.15	22d	1	1.47mi
2756 Sac Ave San Angelo, TX	3.0	1.0	1461	$1,650	$1.13	45d	1	1.49mi
2013 Rosemont Dr San Angelo, TX	3.0	2.0	1400	$2,100	$1.50	22d	1	1.49mi

Listing history 12 events

1. 2026-05-07
   status Pending 197-char remark

   Show marketing remark (197 chars)

   Remodeled 3 bedroom, 2 bath home with a carport and extra storage/workshop in the backyard. Fresh paint inside and out, new flooring throughout, and new countertops. Come take a look, easy to show!

2. 2026-04-13
   price $159,900 197-char remark

   Show marketing remark (197 chars)

   Remodeled 3 bedroom, 2 bath home with a carport and extra storage/workshop in the backyard. Fresh paint inside and out, new flooring throughout, and new countertops. Come take a look, easy to show!

3. 2026-03-18
   price $162,900 197-char remark

   Show marketing remark (197 chars)

   Remodeled 3 bedroom, 2 bath home with a carport and extra storage/workshop in the backyard. Fresh paint inside and out, new flooring throughout, and new countertops. Come take a look, easy to show!

4. 2026-02-20
   price $164,900 197-char remark

   Show marketing remark (197 chars)

   Remodeled 3 bedroom, 2 bath home with a carport and extra storage/workshop in the backyard. Fresh paint inside and out, new flooring throughout, and new countertops. Come take a look, easy to show!

5. 2026-02-05
   price $168,000 197-char remark

   Show marketing remark (197 chars)

   Remodeled 3 bedroom, 2 bath home with a carport and extra storage/workshop in the backyard. Fresh paint inside and out, new flooring throughout, and new countertops. Come take a look, easy to show!

6. 2026-01-13
   price $172,000 197-char remark

   Show marketing remark (197 chars)

   Remodeled 3 bedroom, 2 bath home with a carport and extra storage/workshop in the backyard. Fresh paint inside and out, new flooring throughout, and new countertops. Come take a look, easy to show!

7. 2025-12-03
   listed $178,000 Active 197-char remark

   Show marketing remark (197 chars)

   Remodeled 3 bedroom, 2 bath home with a carport and extra storage/workshop in the backyard. Fresh paint inside and out, new flooring throughout, and new countertops. Come take a look, easy to show!

8. 2014-08-27
   soldstatus 164-char remark

   Show marketing remark (164 chars)

   Recently updated 3 bed 2 bath. Fresh paint & new carpet throughout. This home has a large living area and spacious kitchen. Extra covered parking in the back.

9. 2014-08-27
   soldstatus

   Show marketing remark (164 chars)

   Recently updated 3 bed 2 bath. Fresh paint & new carpet throughout. This home has a large living area and spacious kitchen. Extra covered parking in the back.

10. 2014-05-09
    listed $79,900 164-char remark

    Show marketing remark (164 chars)

    Recently updated 3 bed 2 bath. Fresh paint & new carpet throughout. This home has a large living area and spacious kitchen. Extra covered parking in the back.

11. 2013-05-07
    soldstatus
12. 2011-03-24
    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: $3,163 · $264/mo
• Projected year-2 tax: $3,163 · $264/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 13% 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: $19,986
• − Mortgage interest: −$8,957
• − Property taxes: −$3,163
• − Insurance: −$800
• − Repairs & maintenance: −$1,599
• − Management: −$1,599
• − Depreciation: −$4,652
• Taxable loss: −$783
• Est. tax savings @ 24.0%: +$188
• After-tax cash flow: $1,952/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

+100.1% since first listed

12 events — show timeline

• 2026-05-07 Pending — SAAR TX
• 2026-04-13 Price Changed $159,900 SAAR TX
• 2026-03-18 Price Changed $162,900 SAAR TX
• 2026-02-20 Price Changed $164,900 SAAR TX
• 2026-02-05 Price Changed $168,000 SAAR TX
• 2026-01-13 Price Changed $172,000 SAAR TX
• 2025-12-03 Listed $178,000 SAAR TX
• 2014-08-27 Sold (Public Records) — Public Records
• 2014-08-27 Sold (MLS) — SAAR TX
• 2014-05-09 Listed $79,900 SAAR TX
• 2013-05-07 Sold (Public Records) — Public Records
• 2011-03-24 Sold (Public Records) — Public Records

Property tax history

+9.0%/yr

Latest (2025): $3,163 · +63.3% YoY. Source: county tax records.