113 W 21st St · San Angelo, TX 76903

$85,000

2 bd · 2.0 ba · 1,332 sqft · SingleFamily public records · 21 Days on market

Built 1957 7,013 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Investor special! This 2 bed/2 bath, 1,332 sq ft single-family home is priced to sell and being offered strictly as-is. Bring your vision and your toolbelt. This property has the bones, it just needs the work. Perfect for the buy-and-hold investor, fix-and-flip, or the owner-occupant looking to build sweat equity.

Key facts

• 7,013 sq ft lot
• Built 1957
• Listed 20 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Water connected; Sewer available
• Home design: Single-family residence; One story; Fixer condition
• Construction: Frame construction; Other construction materials; Pillar/post/pier foundation; Composition roof; Built year not provided
• Exterior features: Partial fencing; Interior lot; Paved city street frontage; Publicly maintained road

Interior

• Kitchen: Oven
• Flooring: Laminate flooring; Simulated wood flooring
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Wall furnace heating; No central cooling
• Interior features: Other interior features; Four total rooms
• Laundry & utility: Laundry in kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.6% 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: Bradford El (math 12% / reading 17%, grade F, #4,048 of 4,322 statewide, top 95%, 418 students, 94% FRL); Lincoln Middle (math 19% / reading 23%, grade F, #1,387 of 1,662 statewide, top 85%, 844 students, 78% 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 74% FRL vs 53% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+8.5%/yr); 227 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• This rent runs 32% 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 $588 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 $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1957 — 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 $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.57% ✓
• Cap rate: 11.65%
• Cash-on-cash: 19.13%
• DSCR: 1.85
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $229,104
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 W 20th St	0.13mi	3/2.0 (+1)	1,370 (+3%)	2mo	$225,000	$164	82
76 E 23rd St	0.37mi	3/2.0 (+1)	1,280 (-4%)	2mo	$193,500	$151	70
2107 Shelton St	0.55mi	3/2.0 (+1)	1,294 (-3%)	2mo	$229,000	$177	63
1017 Claborne Ct	0.32mi	3/2.0 (+1)	1,440 (+8%)	7mo	$248,000	$172	61
2410 Brown St	0.48mi	3/2.0 (+1)	1,220 (-8%)	2mo	$190,000	$156	57
68 E 17th St	0.43mi	3/2.0 (+1)	1,187 (-11%)	0mo	$215,700	$182	56
313 E 25th St	0.66mi	3/2.0 (+1)	1,189 (-11%)	1mo	$209,900	$177	45
2231 Lillie St	0.63mi	3/2.0 (+1)	1,180 (-11%)	4mo	$208,000	$176	43
317 E 25th St	0.67mi	3/2.0 (+1)	1,189 (-11%)	5mo	$214,900	$181	42
250 E 23rd St	0.58mi	3/2.0 (+1)	1,138 (-15%)	3mo	$180,000	$158	41
266 E 23rd St	0.61mi	3/2.0 (+1)	1,138 (-15%)	2mo	$180,000	$158	40
717 W 15th St	0.68mi	3/4.0 (+1)	1,477 (+11%)	1mo	$225,000	$152	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: 17.1%
• Equity multiple: 1.74×
• Total profit: $17,520
• Equity at exit: $12,674

10-year hold

• IRR: 29.2%
• Equity multiple: 4.31×
• Total profit: $78,794
• Equity at exit: $7,349

Cash invested: $23,800 (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 76903

• Rents YoY: 8.5%
• Active inventory: 227
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,336 high
• Mortgage (P&I): −$446
• Tax from tax record: −$195 /mo · $2,335/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $379

Break-even live

Break-even rent $855

Max offer price $85,000

Occupancy floor 67%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
540 W 16th St San Angelo, TX	3.0	2.0	1090	$1,364	$1.25	43d	1	0.46mi
706 W 16th St San Angelo, TX	3.0	2.0	1298	$1,590	$1.22	20d	1	0.57mi
810 W 19th St San Angelo, TX	3.0	2.0	1090	$1,249	$1.15	20d	1	0.60mi
312 E 23rd St San Angelo, TX	3.0	1.0	1148	$1,400	$1.22	43d	1	0.63mi
2417 Oaklawn Blvd San Angelo, TX	2.0	2.0	897	$1,550	$1.73	43d	1	0.73mi
510 E 28th St San Angelo, TX	3.0	1.5	924	$1,102	$1.19	20d	1	1.03mi
939 LBJ Dr San Angelo, TX	3.0	1.5	924	$1,102	$1.19	20d	1	1.08mi
902 Shiloh St Unit RE-908-C San Angelo, TX	2.0	1.5	925	$1,175	$1.27	43d	1	1.08mi
902 Shiloh St Unit RE-908-16 San Angelo, TX	2.0	1.0	875	$1,125	$1.29	43d	1	1.08mi
940 LBJ Dr San Angelo, TX	3.0	1.5	924	$1,102	$1.19	20d	1	1.11mi
2917 JFK Dr San Angelo, TX	3.0	1.5	924	$1,102	$1.19	20d	1	1.12mi
2921 JFK Dr San Angelo, TX	3.0	1.5	924	$1,102	$1.19	20d	1	1.13mi
212 Koberlin St San Angelo, TX	2.0	2.0	925	$945	$1.02	43d	1	1.33mi
1714 Cordell Dr San Angelo, TX	3.0	2.0	1416	$1,850	$1.31	43d	1	1.34mi
711 N Monroe St San Angelo, TX	3.0	1.0	1345	$1,500	$1.12	43d	1	1.39mi
210 N Jefferson St #210 San Angelo, TX	3.0	3.0	1706	$1,600	$0.94	20d	1	1.49mi

Listing history 16 events

1. 2026-06-19
   days on market $85,000 Active 21 DOM
2. 2026-06-18
   days on market $85,000 Active 20 DOM
3. 2026-06-17
   days on market $85,000 Active 19 DOM
4. 2026-06-16
   days on market $85,000 Active 18 DOM
5. 2026-06-15
   days on market $85,000 Active 17 DOM
6. 2026-06-14
   days on market $85,000 Active 15 DOM
7. 2026-06-13
   days on market $85,000 Active 14 DOM
8. 2026-06-10
   days on market $85,000 Active 12 DOM
9. 2026-06-09
   days on market $85,000 Active 11 DOM
10. 2026-06-08
    days on market $85,000 Active 10 DOM
11. 2026-06-07
    days on market $85,000 Active 9 DOM
12. 2026-06-02
    days on market $85,000 Active 4 DOM
13. 2026-06-01
    days on market $85,000 Active 3 DOM
14. 2026-05-31
    days on market $85,000 Active 2 DOM
15. 2026-05-29
    listed $85,000 Active
16. 2013-08-21
    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: $2,335 · $195/mo
• Projected year-2 tax: $2,335 · $195/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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 23 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: $16,027
• − Mortgage interest: −$4,761
• − Property taxes: −$2,335
• − Insurance: −$425
• − Repairs & maintenance: −$1,282
• − Management: −$1,282
• − Depreciation: −$2,473
• Taxable income: $3,468
• Est. tax owed @ 24.0%: −$832
• After-tax cash flow: $3,720/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

2 events — show timeline

• 2026-05-29 Listed $85,000 SAAR TX
• 2013-08-21 Sold (Public Records) — Public Records

Property tax history

+10.2%/yr

Latest (2025): $2,335 · +24.7% YoY. Source: county tax records.