2621 Colorado Ave · San Angelo, TX 76901

$189,000

2 bd · 1.5 ba · 1,290 sqft · SingleFamily public records · 10 Days on market

Built 1951 9,757 sqft lot $147/sqft · at area comps Est $183k · at est.

---

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

• Appreciation +10.0/10.0
• Cash flow +7.9/30.0
• ARV discount +6.0/15.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• 1% rule +3.2/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0

Listing remarks MLS

Santa Rita Charmer; Great starter home. Features: hardwood floors, spacious kitchen, other room could be a 3rd bedroom, large lot, mature trees. Great property for college students, close to ASU. New roof will be installed prior to closing.

Key facts

• 9,757 sq ft lot
• Garage
• Built 1951

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water
• Home design: Single-family residence; One story; Updated/remodeled; Frame construction
• Construction: Frame construction; Pillar/post/pier foundation
• Exterior features: Covered patio; Chain link fencing; Paved public city street access

Interior

• Kitchen: Built-in electric oven; Built-in gas oven; Dishwasher
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Central electric cooling; Ceiling fans
• Interior features: Pantry; Laminate counters; Ceiling fans
• Laundry & utility: Laundry room with washer hookup; Electric dryer hookup; Gas dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $-200 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (18.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (18.4% below list).
• Recommended offer: $154k (18.7% below list) — sets the bar for cash-flow.
• Cap rate 5.0% 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: Santa Rita El (math 67% / reading 57%, grade B, #321 of 4,322 statewide, top 8%, 371 students, 40% 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 at 50% FRL track the district average.
• Market conditions: Rents rising fast (+5.8%/yr); 331 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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 $20k of equity ($1k loan paydown + $19k 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.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,637 (18.7% 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 1951 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.82% ✗
• Cap rate: 5.02%
• Cash-on-cash: -4.54%
• DSCR: 0.80
• GRM: 10.2

CMA / ARV

• ARV (median comp): $183,009
• List price: $189,000
• Delta: 3.27%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2525 Colorado Ave	0.13mi	2/1.0	1,204 (-7%)	1mo	$170,000	$141	80
2409 W Ave L	0.45mi	2/1.5	1,367 (+6%)	2mo	$215,000	$157	67
1951 W Twohig Ave	0.61mi	2/2.0	1,292 (+0%)	4mo	$190,000	$147	66
121 S Tyler St	0.61mi	3/1.0 (+1)	1,303 (+1%)	1mo	$189,900	$146	62
2674 W Ave Ave N	0.21mi	3/2.0 (+1)	1,456 (+13%)	4mo	$219,000	$150	59
2609 W Beauregard Ave	0.07mi	3/4.0 (+1)	1,481 (+15%)	2mo	$187,500	$127	56
1520 S Harrison St	0.67mi	3/2.0 (+1)	1,224 (-5%)	3mo	$130,000	$106	50
1920 W Avenue J	0.62mi	3/2.0 (+1)	1,404 (+9%)	1mo	$205,000	$146	48
2403 Freeland Ave	0.59mi	2/2.0	1,120 (-13%)	2mo	$179,900	$161	47
2702 Houston St	0.72mi	3/2.0 (+1)	1,176 (-9%)	2mo	$199,900	$170	44
2013 Conchita Ave	0.52mi	3/4.0 (+1)	1,404 (+9%)	3mo	$234,500	$167	43
425 N Garfield St	0.57mi	3/2.0 (+1)	1,120 (-13%)	4mo	$179,000	$160	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: 22.0%
• Equity multiple: 2.79×
• Total profit: $94,710
• Equity at exit: $170,266

10-year hold

• IRR: 20.5%
• Equity multiple: 6.65×
• Total profit: $299,182
• Equity at exit: $367,185

Cash invested: $52,920 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,542 high
• Mortgage (P&I): −$991
• Tax from tax record: −$349 /mo · $4,183/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $-200

Break-even live

Break-even rent $1,796

Max offer price $153,637

Occupancy floor —

Sensitivity live

Price	-10% $-93	-5% $-147	+0% $-200	+5% $-254	+10% $-307
Rent	-10% $-322	-5% $-261	+0% $-200	+5% $-139	+10% $-78
Rate	-1.0pp $-105	-0.5pp $-152	base $-200	+0.5pp $-249	+1.0pp $-299

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2505 W Harris Ave San Angelo, TX	2.0	2.0	1582	$1,300	$0.82	45d	1	0.22mi
2430 Rio Grande St San Angelo, TX	3.0	1.0	1200	$1,395	$1.16	45d	1	0.33mi
2013 Rosemont Dr San Angelo, TX	3.0	2.0	1400	$2,100	$1.50	22d	1	0.52mi
3344 Trinity Ave San Angelo, TX	3.0	2.0	1545	$1,900	$1.23	22d	1	0.53mi
2756 Sac Ave San Angelo, TX	3.0	1.0	1461	$1,650	$1.13	45d	1	0.62mi
3207 Trinity Ave San Angelo, TX	3.0	2.0	1536	$1,995	$1.30	45d	1	0.63mi
2630 Waco St San Angelo, TX	3.0	2.0	1024	$1,600	$1.56	22d	1	0.76mi
1725 West Avenue M Unit M San Angelo, TX	2.0	1.0	1202	$1,350	$1.12	22d	1	0.79mi
2804 Abilene St San Angelo, TX	3.0	2.0	1304	$1,550	$1.19	45d	1	0.84mi
1835 Willow St San Angelo, TX	3.0	1.0	1267	$1,750	$1.38	45d	1	0.94mi
3755 Arden Rd San Angelo, TX	2.0–3.0	1.0	875	$925	$1.06	22d	1	0.94mi
2431 College Hills Blvd San Angelo, TX	1.0–3.0	1.0–2.0	1025	$1,254	$1.22	22d	17	0.97mi
2629 Forest Park Ave San Angelo, TX	3.0	2.0	1336	$1,895	$1.42	45d	1	1.05mi
1210 Guthrie St San Angelo, TX	3.0	2.0	1157	$1,400	$1.21	22d	1	1.06mi
1405 Hassell St San Angelo, TX	3.0	2.0	1064	$1,950	$1.83	45d	1	1.11mi
2102 Webster St San Angelo, TX	3.0	1.0	1233	$1,750	$1.42	45d	1	1.13mi
210 N Jefferson St #210 San Angelo, TX	3.0	3.0	1706	$1,600	$0.94	22d	1	1.14mi
711 N Monroe St San Angelo, TX	3.0	1.0	1345	$1,500	$1.12	45d	1	1.14mi
279 Glenna Dr San Angelo, TX	3.0	2.0	1625	$1,795	$1.10	22d	1	1.18mi
3801 Arden Rd Apt 108 San Angelo, TX	2.0	2.0	1025	$1,215	$1.19	45d	1	1.19mi
3801 Arden Rd Apt 65 San Angelo, TX	2.0	2.0	1025	$1,199	$1.17	22d	1	1.19mi
3426 Millbrook Dr San Angelo, TX	1.0–2.0	1.0–2.0	845	$1,459	$1.73	45d	13	1.27mi
2548 A and M Ave San Angelo, TX	3.0	1.5	1092	$1,500	$1.37	22d	1	1.32mi
2802 Field St San Angelo, TX	3.0	2.0	1384	$1,600	$1.16	45d	1	1.49mi

Listing history 21 events

1. 2026-06-19
   days on market $189,000 Active 10 DOM
2. 2026-06-18
   days on market $189,000 Active 9 DOM
3. 2026-06-17
   days on market $189,000 Active 8 DOM
4. 2026-06-16
   days on market $189,000 Active 7 DOM
5. 2026-06-15
   days on market $189,000 Active 6 DOM
6. 2026-06-14
   days on market $189,000 Active 4 DOM
7. 2026-06-13
   days on market $189,000 Active 3 DOM
8. 2026-06-10
   days on marketlisting id $189,000 Active 1 DOM
9. 2026-06-09
   days on market $189,000 Active 42 DOM
10. 2026-06-09
    price $189,000 Active 41 DOM
11. 2026-06-08
    days on market $195,000 Active 41 DOM
12. 2026-06-07
    days on market $195,000 Active 40 DOM
13. 2026-06-02
    days on market $195,000 Active 35 DOM
14. 2026-06-01
    days on market $195,000 Active 34 DOM
15. 2026-05-31
    days on market $195,000 Active 33 DOM
16. 2026-05-30
    days on market $195,000 Active 32 DOM
17. 2026-05-04
    price $195,000 298-char remark
18. 2026-04-18
    listed $200,000 Active 298-char remark
19. 2020-10-28
    soldstatus
20. 2020-10-23
    soldstatus 240-char remark

    Show marketing remark (240 chars)

    Santa Rita Charmer; Great starter home. Features: hardwood floors, spacious kitchen, other room could be a 3rd bedroom, large lot, mature trees. Great property for college students, close to ASU. New roof will be installed prior to closing.

21. 2020-09-10
    listed $139,000 240-char remark

    Show marketing remark (240 chars)

    Santa Rita Charmer; Great starter home. Features: hardwood floors, spacious kitchen, other room could be a 3rd bedroom, large lot, mature trees. Great property for college students, close to ASU. New roof will be installed prior to closing.

ⓘ 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: $4,183 · $349/mo
• Projected year-2 tax: $4,183 · $349/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 6 d/yr ≥104°F today · 20 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: $18,506
• − Mortgage interest: −$10,587
• − Property taxes: −$4,183
• − Insurance: −$945
• − Repairs & maintenance: −$1,480
• − Management: −$1,480
• − Depreciation: −$5,498
• Taxable loss: −$5,668
• Est. tax savings @ 24.0%: +$1,360
• After-tax cash flow: $-1,042/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

+36.0% since first listed

6 events — show timeline

• 2026-06-09 Listed $189,000 SAAR TX
• 2026-06-08 Price Changed $189,000 SAAR TX
• 2026-05-04 Price Changed $195,000 SAAR TX
• 2020-10-28 Sold (Public Records) — Public Records
• 2020-10-23 Sold (MLS) — SAAR TX
• 2020-09-10 Listed $139,000 SAAR TX

Property tax history

+7.1%/yr

Latest (2025): $4,183 · +23.6% YoY. Source: county tax records.