1834 Ellis St · San Angelo, TX 76905

$134,500

3 bd · 2.0 ba · 1,120 sqft · Manufactured public records · 5 Days on market

Built 1997 0.30 ac lot

---

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 +28.2/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this great 3 bed 2 bath manufactured home that is well taken care of and ready for a new owner. It has been updated tastefully and includes: granite counters, updated flooring and stainless steel appliances. The layout is great and has split bedrooms and large living/kitchen areas. Check out the pics and schedule your showing today!!!

Key facts

• Covered front porch
• Functional kitchen
• Spacious lot

Tags

• COVERED FRONT PORCH
• SPACIOUS LOT
• FUNCTIONAL KITCHEN
• COZY LIVING AREA

Property features AI

Finance

• Other: Interior lot on a paved, public-maintained city street; Lot approximately 0.3 acres
• HOA & community: No community features

Exterior

• Parking: Driveway
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity available; Sewer available
• Home design: Manufactured home; Single-story; Updated/remodeled
• Construction: Vinyl siding; Pillar/post/pier foundation; Built as a manufactured home
• Exterior features: Covered porch; Chain-link fencing; Shingle roof; Other exterior features

Interior

• Kitchen: Electric range
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Granite counters; Ceiling fans; Double-pane windows
• Laundry & utility: Laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $134k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $134k).
• Cap rate 10.1% 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: Holiman El (math 17% / reading 22%, grade F, #3,583 of 4,322 statewide, top 86%, 361 students, 62% 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 68% FRL vs 53% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 178 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 233 units permitted in Tom Green County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $930 of loan paydown is wiped out by about $4k 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 + 3.0% rent growth), your $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 20y 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: moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $134,500

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.27% ✓
• Cap rate: 10.11%
• Cash-on-cash: 13.62%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.7%
• Equity multiple: 1.14×
• Total profit: $5,450
• Equity at exit: $20,054

10-year hold

• IRR: 13.3%
• Equity multiple: 2.06×
• Total profit: $39,892
• Equity at exit: $11,629

Cash invested: $37,660 (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 76905

• Home prices YoY: -32.1%
• Active inventory: 178
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,713 medium
• Mortgage (P&I): −$705
• Tax from tax record: −$164 /mo · $1,971/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $427

Break-even live

Break-even rent $1,172

Max offer price $134,500

Occupancy floor 70%

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: $33,625
• Closing costs: $4,035
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
318 Montague Ave San Angelo, TX	3.0	1.0	1048	$1,850	$1.77	20d	1	0.36mi
15 N Bell St San Angelo, TX	3.0	1.0	1288	$1,850	$1.44	20d	1	0.71mi
2308 Carley St San Angelo, TX	3.0	1.5	985	$1,102	$1.12	20d	1	1.26mi
1173 Benedict Dr San Angelo, TX	1.0–4.0	1.0–2.0	868	$1,660	$1.91	20d	10	1.35mi

Listing history 12 events

1. 2026-05-18
   listed $134,500 Active
2. 2023-10-20
   soldstatus Closed 346-char remark

   Show marketing remark (346 chars)

   Check out this great 3 bed 2 bath manufactured home that is well taken care of and ready for a new owner. It has been updated tastefully and includes: granite counters, updated flooring and stainless steel appliances. The layout is great and has split bedrooms and large living/kitchen areas. Check out the pics and schedule your showing today!!!

3. 2023-10-20
   soldstatus

   Show marketing remark (346 chars)

   Check out this great 3 bed 2 bath manufactured home that is well taken care of and ready for a new owner. It has been updated tastefully and includes: granite counters, updated flooring and stainless steel appliances. The layout is great and has split bedrooms and large living/kitchen areas. Check out the pics and schedule your showing today!!!

4. 2023-10-03
   status Pending 346-char remark

   Show marketing remark (346 chars)

   Check out this great 3 bed 2 bath manufactured home that is well taken care of and ready for a new owner. It has been updated tastefully and includes: granite counters, updated flooring and stainless steel appliances. The layout is great and has split bedrooms and large living/kitchen areas. Check out the pics and schedule your showing today!!!

5. 2023-09-14
   status Active 346-char remark

   Show marketing remark (346 chars)

   Check out this great 3 bed 2 bath manufactured home that is well taken care of and ready for a new owner. It has been updated tastefully and includes: granite counters, updated flooring and stainless steel appliances. The layout is great and has split bedrooms and large living/kitchen areas. Check out the pics and schedule your showing today!!!

6. 2023-08-28
   status Pending 346-char remark

   Show marketing remark (346 chars)

   Check out this great 3 bed 2 bath manufactured home that is well taken care of and ready for a new owner. It has been updated tastefully and includes: granite counters, updated flooring and stainless steel appliances. The layout is great and has split bedrooms and large living/kitchen areas. Check out the pics and schedule your showing today!!!

7. 2023-08-24
   listed $125,000 Active 346-char remark

   Show marketing remark (346 chars)

   Check out this great 3 bed 2 bath manufactured home that is well taken care of and ready for a new owner. It has been updated tastefully and includes: granite counters, updated flooring and stainless steel appliances. The layout is great and has split bedrooms and large living/kitchen areas. Check out the pics and schedule your showing today!!!

8. 2023-05-24
   status Pending
9. 2021-12-03
   listed $130,000 Active
10. 2007-03-09
    soldstatus
11. 2007-03-08
    soldstatus
12. 2006-08-23
    listed $35,000

ⓘ 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: $1,971 · $164/mo
• Projected year-2 tax: $2,461 · $205/mo
• Expected delta: +$490/yr (+$41/mo · 24.9%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 24 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: $20,553
• − Mortgage interest: −$7,534
• − Property taxes: −$1,971
• − Insurance: −$672
• − Repairs & maintenance: −$1,644
• − Management: −$1,644
• − Depreciation: −$3,913
• Taxable income: $3,174
• Est. tax owed @ 24.0%: −$762
• After-tax cash flow: $4,367/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): 14,456
• Household income: $84,712
• Rent vs Own: 28.6% rent · 71.4% own
• Severe rent burden: 307.0

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 0.57)
• Race & ethnicity: White 52% Hispanic / Latino 40% Two or more races 17% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 79% English-only · Spanish 19% Korean 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: ▼ -96.60%
• Current HPI: 203.9934
• Rent YoY: —
• 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

+284.3% since first listed

12 events — show timeline

• 2026-05-18 Listed $134,500 SAAR TX
• 2023-10-20 Sold (Public Records) — Public Records
• 2023-10-20 Sold (MLS) — SAAR TX
• 2023-10-03 Pending — SAAR TX
• 2023-09-14 Relisted — SAAR TX
• 2023-08-28 Pending — SAAR TX
• 2023-08-24 Listed $125,000 SAAR TX
• 2023-05-24 Pending — SAAR TX
• 2021-12-03 Listed $130,000 SAAR TX
• 2007-03-09 Sold (Public Records) — Public Records
• 2007-03-08 Sold (MLS) — SAAR TX
• 2006-08-23 Listed $35,000 SAAR TX

Property tax history

+8.3%/yr

Latest (2025): $1,971 · +15.6% YoY. Source: county tax records.