417 W Ave V · San Angelo, TX 76903

$97,000

2 bd · 1.0 ba · 800 sqft · SingleFamily public records · 104 Days on market

Built 1959 6,011 sqft lot $121/sqft · 7% above area Est $91k · 7% over

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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 +23.2/30.0
• DSCR +7.4/10.0
• 1% rule +7.0/10.0
• Rent growth +4.6/5.0
• ARV discount +4.3/15.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming 2-bedroom, 1-bath home is full of potential and ready for your personal touch. Enjoy a picture window, a spacious backyard with alley access, a newly installed sewer line, and original hardwood floors that can easily be refinished to restore their classic beauty. With a responsable offer seller is willing to add mini-split and install new roof.

Key facts

• Alley access
• Spacious backyard
• 6,011 sq ft lot

Tags

• SPACIOUS BACKYARD
• ALLEY ACCESS
• NEWLY INSTALLED SEWER LINE
• ORIGINAL HARDWOOD FLOORS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $97k.

Deal economics

• At list price, monthly cash flow is $175 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $97k).
• Recommended offer: $88k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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-, schools F, amenities 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.
• Market conditions: Rents rising fast (+8.5%/yr); 227 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% 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

• Local home prices are declining (-3.0%/yr); year-one equity from $671 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 $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $88,270 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — 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: 1.20% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.73%
• DSCR: 1.34
• GRM: 6.9

CMA / ARV

• ARV (median comp): $90,584
• List price: $97,000
• Delta: 7.08%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2113 S Hill St	0.34mi	2/1.0	816 (+2%)	2mo	$99,000	$121	79
124 Ave U	0.24mi	2/1.0	824 (+3%)	7mo	$35,000	$42	78
2319 Ben Ficklin Rd	0.16mi	2/1.0	836 (+4%)	22mo	$89,500	$107	67
313 W Ave Ave W	0.11mi	2/1.0	912 (+14%)	17mo	$85,000	$93	57
917 Texas Ave	0.24mi	2/1.0	900 (+12%)	18mo	$96,000	$107	53
610 Ave L	0.74mi	2/2.0	864 (+8%)	1mo	$105,000	$122	48

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: 1.5%
• Equity multiple: 1.06×
• Total profit: $1,647
• Equity at exit: $14,463

10-year hold

• IRR: 15.9%
• Equity multiple: 2.62×
• Total profit: $44,063
• Equity at exit: $8,387

Cash invested: $27,160 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,165 high
• Mortgage (P&I): −$509
• Tax from tax record: −$196 /mo · $2,354/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $175

Break-even live

Break-even rent $943

Max offer price $97,000

Occupancy floor 80%

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: $24,250
• Closing costs: $2,910
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4225 S Jackson St San Angelo, TX	2.0–3.0	2.0–3.0	1000	$609	$0.61	20d	12	0.96mi
1222 S Abe St Unit CK-03 San Angelo, TX	2.0	1.5	1007	$1,425	$1.42	43d	1	0.97mi
1222 S Abe St Unit CK-02 San Angelo, TX	2.0	1.5	837	$1,200	$1.43	43d	1	0.97mi
1222 S Abe St Unit CK-04 San Angelo, TX	1.0	1.0	694	$1,000	$1.44	43d	1	0.97mi
1222 S Abe St Unit CK-26 San Angelo, TX	1.0	1.0	619	$875	$1.41	43d	1	0.97mi
4190 Ben Ficklin Rd Unit 84 San Angelo, TX	1.0	1.0	570	$850	$1.49	43d	1	1.20mi
24 Rhine Loop San Angelo, TX	2.0	2.0	1056	$850	$0.80	43d	1	1.28mi
1818 S Lincoln St San Angelo, TX	2.0	1.0–2.0	555	$1,199	$2.16	20d	19	1.32mi
209 West Avenue C Unit A San Angelo, TX	2.0	2.0	1100	$1,400	$1.27	43d	1	1.33mi

Listing history 10 events

1. 2026-06-10
   status $97,000 Pending 104 DOM
2. 2026-06-09
   days on market $97,000 Active 104 DOM
3. 2026-06-08
   days on market $97,000 Active 103 DOM
4. 2026-06-07
   days on market $97,000 Active 102 DOM
5. 2026-06-02
   days on market $97,000 Active 97 DOM
6. 2026-06-01
   days on market $97,000 Active 96 DOM
7. 2026-05-31
   days on market $97,000 Active 95 DOM
8. 2026-05-30
   days on market $97,000 Active 94 DOM
9. 2026-04-15
   price $97,000 360-char remark

   Show marketing remark (360 chars)

   This charming 2-bedroom, 1-bath home is full of potential and ready for your personal touch. Enjoy a picture window, a spacious backyard with alley access, a newly installed sewer line, and original hardwood floors that can easily be refinished to restore their classic beauty. With a responsable offer seller is willing to add mini-split and install new roof.

10. 2026-02-26
    listed $90,000 Active 360-char remark

    Show marketing remark (360 chars)

    This charming 2-bedroom, 1-bath home is full of potential and ready for your personal touch. Enjoy a picture window, a spacious backyard with alley access, a newly installed sewer line, and original hardwood floors that can easily be refinished to restore their classic beauty. With a responsable offer seller is willing to add mini-split and install new roof.

ⓘ 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: $2,354 · $196/mo
• Projected year-2 tax: $2,354 · $196/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 14% 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: $13,979
• − Mortgage interest: −$5,434
• − Property taxes: −$2,354
• − Insurance: −$485
• − Repairs & maintenance: −$1,118
• − Management: −$1,118
• − Depreciation: −$2,822
• Taxable income: $648
• Est. tax owed @ 24.0%: −$155
• After-tax cash flow: $1,944/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

+7.8% since first listed

2 events — show timeline

• 2026-04-15 Price Changed $97,000 SAAR TX
• 2026-02-26 Listed $90,000 SAAR TX

Property tax history

+11.2%/yr

Latest (2025): $2,354 · +104.7% YoY. Source: county tax records.