1036 Glenna St · San Angelo, TX 76901

$159,999

2 bd · 1.5 ba · 1,118 sqft · Townhouse public records · 31 Days on market

Built 1983 2,004 sqft lot

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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).

• Cash flow +14.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• 1% rule +4.0/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0

Listing remarks

Move-in ready two-bedroom, two-bath townhome with thoughtful updates throughout! This well-maintained home features fresh interior paint completed last year, carpet replaced 2 years ago, and a remodeled bathroom with a new bathtub and fixtures less than a year old. New dishwasher and disposal! Can be sold fully furnished, ideal for an investment opportunity to be turnkey! Get in today!

Key facts

• Remodeled bathroom
• Thoughtful updates
• New bathtub

Tags

• THOUGHTFUL UPDATES
• FRESH INTERIOR PAINT
• REMODELED BATHROOM
• NEW BATHTUB
• NEW FIXTURES
• NEW DISHWASHER

Property features AI

Finance

• Other: Located in Glenna Heights subdivision

Exterior

• Parking: Carport (1 space)
• Utilities: Public water
• Home design: Townhouse; Two levels; Updated/remodeled condition
• Construction: Slab foundation
• Exterior features: Paved, public-maintained city street frontage

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Pantry; Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $160k.

Deal economics

• At list price, monthly cash flow is $40 ($477/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (10.1% below list).
• Recommended offer: $144k (10.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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); 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) — zoned schools average 68% FRL vs 53% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.8%/yr); 331 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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 31 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $143,794 (10.1% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.90% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.06%
• DSCR: 1.05
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 5.78% rent growth · sell at horizon

5-year hold

• IRR: 26.0%
• Equity multiple: 3.09×
• Total profit: $93,819
• Equity at exit: $144,140

10-year hold

• IRR: 23.6%
• Equity multiple: 7.33×
• Total profit: $283,708
• Equity at exit: $310,843

Cash invested: $44,800 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,438 high
• Mortgage (P&I): −$839
• Tax from tax record: −$191 /mo · $2,287/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $40

Break-even live

Break-even rent $1,388

Max offer price $159,999

Occupancy floor 92%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1210 Guthrie St San Angelo, TX	3.0	2.0	1157	$1,400	$1.21	21d	1	0.31mi
3801 Arden Rd Apt 65 San Angelo, TX	2.0	2.0	1025	$1,199	$1.17	21d	1	0.45mi
3801 Arden Rd Apt 108 San Angelo, TX	2.0	2.0	1025	$1,215	$1.19	43d	1	0.45mi
1405 Hassell St San Angelo, TX	3.0	2.0	1064	$1,950	$1.83	43d	1	0.49mi
3755 Arden Rd San Angelo, TX	2.0–3.0	1.0	875	$925	$1.06	21d	1	0.51mi
2804 Abilene St San Angelo, TX	3.0	2.0	1304	$1,550	$1.19	43d	1	0.54mi
2630 Waco St San Angelo, TX	3.0	2.0	1024	$1,600	$1.56	21d	1	0.67mi
2629 Forest Park Ave San Angelo, TX	3.0	2.0	1336	$1,895	$1.42	43d	1	0.72mi
2802 Field St San Angelo, TX	3.0	2.0	1384	$1,600	$1.16	43d	1	0.75mi
705 Childress St San Angelo, TX	2.0	1.0	872	$1,400	$1.61	43d	1	0.84mi
2430 Rio Grande St San Angelo, TX	3.0	1.0	1200	$1,395	$1.16	43d	1	1.08mi
2102 Webster St San Angelo, TX	3.0	1.0	1233	$1,750	$1.42	43d	1	1.20mi
2431 College Hills Blvd San Angelo, TX	1.0–3.0	1.0–2.0	1025	$1,254	$1.22	21d	17	1.30mi
2102 Raney St San Angelo, TX	3.0	1.0	1040	$1,295	$1.25	21d	1	1.31mi
2756 Sac Ave San Angelo, TX	3.0	1.0	1461	$1,650	$1.13	43d	1	1.35mi
1929 Raney St San Angelo, TX	1.0–2.0	1.0–2.0	765	$1,000	$1.31	21d	4	1.37mi
1905 Meadowbrook Dr San Angelo, TX	3.0	2.0	1184	$1,400	$1.18	43d	1	1.39mi
1835 Willow St San Angelo, TX	3.0	1.0	1267	$1,750	$1.38	43d	1	1.43mi
212 S Fillmore St Unit B San Angelo, TX	2.0	1.0	800	$999	$1.25	43d	1	1.47mi
3426 Millbrook Dr San Angelo, TX	1.0–2.0	1.0–2.0	845	$1,459	$1.73	43d	13	1.47mi

Listing history 26 events

1. 2026-06-19
   days on market $159,999 Active 31 DOM
2. 2026-06-18
   days on market $159,999 Active 30 DOM
3. 2026-06-17
   days on market $159,999 Active 29 DOM
4. 2026-06-16
   days on market $159,999 Active 28 DOM
5. 2026-06-15
   days on market $159,999 Active 27 DOM
6. 2026-06-14
   days on market $159,999 Active 25 DOM
7. 2026-06-13
   days on market $159,999 Active 24 DOM
8. 2026-06-10
   days on market $159,999 Active 22 DOM
9. 2026-06-09
   days on market $159,999 Active 21 DOM
10. 2026-06-08
    days on market $159,999 Active 20 DOM
11. 2026-06-07
    days on market $159,999 Active 19 DOM
12. 2026-06-02
    days on market $159,999 Active 14 DOM
13. 2026-06-01
    days on market $159,999 Active 13 DOM
14. 2026-05-31
    days on market $159,999 Active 12 DOM
15. 2026-05-30
    days on market $159,999 Active 11 DOM
16. 2026-05-19
    listed $159,999 Active
17. 2025-06-23
    price $152,500
18. 2025-06-19
    listed $155,000 Active
19. 2025-05-02
    price $155,000
20. 2025-03-24
    listed $160,000 Active
21. 2021-08-13
    soldstatus
22. 2021-08-05
    soldstatus
23. 2013-01-22
    soldstatus
24. 2013-01-21
    listed $49,000
25. 2013-01-09
    soldstatus
26. 2007-10-25
    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: $2,287 · $191/mo
• Projected year-2 tax: $2,928 · $244/mo
• Expected delta: +$641/yr (+$53/mo · 28.1%)

ⓘ 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 · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $17,255
• − Mortgage interest: −$8,962
• − Property taxes: −$2,287
• − Insurance: −$800
• − Repairs & maintenance: −$1,380
• − Management: −$1,380
• − Depreciation: −$4,655
• Taxable loss: −$2,209
• Est. tax savings @ 24.0%: +$530
• After-tax cash flow: $1,007/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

+226.5% since first listed

11 events — show timeline

• 2026-05-19 Listed $159,999 SAAR TX
• 2025-06-23 Price Changed $152,500 SAAR TX
• 2025-06-19 Listed $155,000 SAAR TX
• 2025-05-02 Price Changed $155,000 SAAR TX
• 2025-03-24 Listed $160,000 SAAR TX
• 2021-08-13 Sold (Public Records) — Public Records
• 2021-08-05 Sold (Public Records) — Public Records
• 2013-01-22 Sold (MLS) — SAAR TX
• 2013-01-21 Listed $49,000 SAAR TX
• 2013-01-09 Sold (Public Records) — Public Records
• 2007-10-25 Sold (Public Records) — Public Records

Property tax history

+6.5%/yr

Latest (2025): $2,287 · +24.0% YoY. Source: county tax records.