2540 W Harris Ave · San Angelo, TX 76901

$139,000

2 bd · 1.0 ba · 1,076 sqft · SingleFamily public records · 161 Days on market

Built 1950 7,500 sqft lot $129/sqft · 17% below area Est $168k · 17% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.4/30.0
• Appreciation +10.0/10.0
• 1% rule +5.1/10.0
• DSCR +4.4/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Centrally located in the heart of San Angelo this house is close to Angelo State University, shopping, and restaurants. This 1,076 sq/ft home sits on a corner lot and has two bedrooms and 1 bath. There is fresh paint inside, fresh paint outside, and new flooring in most of the house making this a great move-in ready home. The kitchen is oversized and has plenty of room for entertaining family and friends. There is a large laundry room with extra storage. The backyard is big and there is a patio to enjoy the West Texas weather. This gorgeous home would make a great first-time home, a smaller home for someone downsizing, or a great rental for an investor. This property is leased and occupied as of 11/01/25 for a term of 12 months. The current rent is $1,100 and will be sold with the lease being taken over. Call today for your showing.

Key facts

• Big backyard
• Oversized kitchen
• Large laundry room

Tags

• CORNER LOT
• OVERSIZED KITCHEN
• LARGE LAUNDRY ROOM
• BIG BACKYARD
• PATIO

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $28 ($335/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $139k).
• Recommended offer: $122k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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 (+5.8%/yr); 331 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $15k of equity ($961 loan paydown + $14k 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 $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y 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: property tax is 2.5% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.01% ✓
• Cap rate: 6.53%
• Cash-on-cash: 0.86%
• DSCR: 1.04
• GRM: 8.2

CMA / ARV

• ARV (median comp): $168,071
• List price: $139,000
• Delta: -17.30%
• Verdict: UNDERPRICED
• 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	0.19mi	2/1.0	1,204 (+12%)	1mo	$170,000	$141	71
3101 Guadalupe St	0.54mi	2/1.0	1,080 (+0%)	5mo	$153,975	$143	70
2319 Colorado St	0.27mi	3/2.0 (+1)	1,109 (+3%)	4mo	$205,000	$185	70
402 Westland Ave	0.50mi	2/1.0	1,070 (-1%)	7mo	$147,500	$138	70
2403 Freeland Ave	0.40mi	2/2.0	1,120 (+4%)	2mo	$179,900	$161	69
215 Westland St	0.39mi	2/1.0	971 (-10%)	1mo	$124,900	$129	64
425 N Garfield St	0.43mi	3/2.0 (+1)	1,120 (+4%)	4mo	$179,000	$160	61
2019 Freeland Ave	0.59mi	2/1.0	1,008 (-6%)	4mo	$127,500	$126	58
312 N Milton St	0.73mi	2/2.0	1,080 (+0%)	6mo	$165,000	$153	56
2627 Guadalupe St	0.25mi	3/2.0 (+1)	1,197 (+11%)	7mo	$197,000	$165	55
3118 Guadalupe St	0.58mi	3/2.0 (+1)	1,044 (-3%)	7mo	$215,000	$206	53
2702 Houston St	0.55mi	3/2.0 (+1)	1,176 (+9%)	2mo	$199,900	$170	49

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: 26.0%
• Equity multiple: 3.10×
• Total profit: $81,617
• Equity at exit: $125,222

10-year hold

• IRR: 23.7%
• Equity multiple: 7.38×
• Total profit: $248,308
• Equity at exit: $270,046

Cash invested: $38,920 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,405 high
• Mortgage (P&I): −$729
• Tax from tax record: −$295 /mo · $3,540/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $28

Break-even live

Break-even rent $1,369

Max offer price $139,000

Occupancy floor 93%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2430 Rio Grande St San Angelo, TX	3.0	1.0	1200	$1,395	$1.16	44d	1	0.12mi
212 S Fillmore St Unit B San Angelo, TX	2.0	1.0	800	$999	$1.25	44d	1	0.38mi
705 Childress St San Angelo, TX	2.0	1.0	872	$1,400	$1.61	44d	1	0.52mi
2065 Live Oak St San Angelo, TX	2.0	1.0	720	$950	$1.32	44d	1	0.52mi
2630 Waco St San Angelo, TX	3.0	2.0	1024	$1,600	$1.56	21d	1	0.60mi
2804 Abilene St San Angelo, TX	3.0	2.0	1304	$1,550	$1.19	44d	1	0.70mi
121 N Van Buren St Unit A San Angelo, TX	2.0	1.0	715	$1,095	$1.53	21d	1	0.70mi
2013 Rosemont Dr San Angelo, TX	3.0	2.0	1400	$2,100	$1.50	21d	1	0.72mi
1818 S Lincoln St San Angelo, TX	2.0	1.0–2.0	555	$1,199	$2.16	21d	19	0.72mi
1835 Willow St San Angelo, TX	3.0	1.0	1267	$1,750	$1.38	44d	1	0.75mi
2756 Sac Ave San Angelo, TX	3.0	1.0	1461	$1,650	$1.13	44d	1	0.82mi
2629 Forest Park Ave San Angelo, TX	3.0	2.0	1336	$1,895	$1.42	44d	1	0.87mi
1725 West Avenue M Unit M San Angelo, TX	2.0	1.0	1202	$1,350	$1.12	21d	1	0.87mi
2102 Webster St San Angelo, TX	3.0	1.0	1233	$1,750	$1.42	44d	1	0.92mi
1210 Guthrie St San Angelo, TX	3.0	2.0	1157	$1,400	$1.21	21d	1	0.94mi
711 N Monroe St San Angelo, TX	3.0	1.0	1345	$1,500	$1.12	44d	1	0.96mi
1405 Hassell St San Angelo, TX	3.0	2.0	1064	$1,950	$1.83	44d	1	0.96mi
3755 Arden Rd San Angelo, TX	2.0–3.0	1.0	875	$925	$1.06	21d	1	0.97mi
2431 College Hills Blvd San Angelo, TX	1.0–3.0	1.0–2.0	1025	$1,254	$1.22	21d	17	1.13mi
3801 Arden Rd Apt 108 San Angelo, TX	2.0	2.0	1025	$1,215	$1.19	44d	1	1.20mi
3801 Arden Rd Apt 65 San Angelo, TX	2.0	2.0	1025	$1,199	$1.17	21d	1	1.20mi
2802 Field St San Angelo, TX	3.0	2.0	1384	$1,600	$1.16	44d	1	1.32mi
1929 Raney St San Angelo, TX	1.0–2.0	1.0–2.0	765	$1,000	$1.31	21d	4	1.34mi
2102 Raney St San Angelo, TX	3.0	1.0	1040	$1,295	$1.25	21d	1	1.36mi
902 Shiloh St Unit RE-908-20 San Angelo, TX	1.0	1.0	800	$1,025	$1.28	44d	1	1.36mi
902 Shiloh St Unit RE-908-C San Angelo, TX	2.0	1.5	925	$1,175	$1.27	44d	1	1.36mi
902 Shiloh St Unit RE-908-16 San Angelo, TX	2.0	1.0	875	$1,125	$1.29	44d	1	1.36mi
1905 Meadowbrook Dr San Angelo, TX	3.0	2.0	1184	$1,400	$1.18	44d	1	1.40mi
3426 Millbrook Dr San Angelo, TX	1.0–2.0	1.0–2.0	845	$1,459	$1.73	44d	13	1.43mi

Listing history 30 events

1. 2026-06-19
   days on market $139,000 Active 161 DOM
2. 2026-06-18
   days on market $139,000 Active 160 DOM
3. 2026-06-17
   days on market $139,000 Active 159 DOM
4. 2026-06-16
   days on market $139,000 Active 158 DOM
5. 2026-06-15
   days on market $139,000 Active 157 DOM
6. 2026-06-14
   days on market $139,000 Active 155 DOM
7. 2026-06-13
   days on market $139,000 Active 154 DOM
8. 2026-06-10
   days on market $139,000 Active 152 DOM
9. 2026-06-09
   days on market $139,000 Active 151 DOM
10. 2026-06-08
    days on market $139,000 Active 150 DOM
11. 2026-06-07
    days on market $139,000 Active 149 DOM
12. 2026-06-02
    days on market $139,000 Active 144 DOM
13. 2026-06-01
    days on market $139,000 Active 143 DOM
14. 2026-05-31
    days on market $139,000 Active 142 DOM
15. 2026-05-30
    days on market $139,000 Active 141 DOM
16. 2026-01-09
    listed $139,000 Active 844-char remark

    Show marketing remark (844 chars)

    Centrally located in the heart of San Angelo this house is close to Angelo State University, shopping, and restaurants. This 1,076 sq/ft home sits on a corner lot and has two bedrooms and 1 bath. There is fresh paint inside, fresh paint outside, and new flooring in most of the house making this a great move-in ready home. The kitchen is oversized and has plenty of room for entertaining family and friends. There is a large laundry room with extra storage. The backyard is big and there is a patio to enjoy the West Texas weather. This gorgeous home would make a great first-time home, a smaller home for someone downsizing, or a great rental for an investor. This property is leased and occupied as of 11/01/25 for a term of 12 months. The current rent is $1,100 and will be sold with the lease being taken over. Call today for your showing.

17. 2025-11-06
    historical $1,100
18. 2025-04-25
    listed $143,500 Active
19. 2025-04-16
    listed $1,100
20. 2025-04-15
    price $145,000
21. 2024-11-18
    status Active
22. 2024-08-30
    price $149,000
23. 2024-06-07
    price $155,000
24. 2024-04-24
    price $159,000
25. 2024-03-27
    price $169,900
26. 2024-02-20
    price $172,000
27. 2024-02-20
    listed $165,000 Active
28. 2013-03-22
    soldstatus
29. 2013-02-11
    soldstatus
30. 2012-11-20
    listed $45,000

ⓘ 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: $3,540 · $295/mo
• Projected year-2 tax: $3,540 · $295/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $16,857
• − Mortgage interest: −$7,786
• − Property taxes: −$3,540
• − Insurance: −$695
• − Repairs & maintenance: −$1,349
• − Management: −$1,349
• − Depreciation: −$4,044
• Taxable loss: −$1,904
• Est. tax savings @ 24.0%: +$457
• After-tax cash flow: $792/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

+208.9% since first listed

15 events — show timeline

• 2026-01-09 Listed $139,000 SAAR TX
• 2025-11-06 Rental Removed $1,100 BUILDIUM
• 2025-04-25 Listed $143,500 SAAR TX
• 2025-04-16 Listed for Rent $1,100 BUILDIUM
• 2025-04-15 Price Changed $145,000 SAAR TX
• 2024-11-18 Relisted — SAAR TX
• 2024-08-30 Price Changed $149,000 SAAR TX
• 2024-06-07 Price Changed $155,000 SAAR TX
• 2024-04-24 Price Changed $159,000 SAAR TX
• 2024-03-27 Price Changed $169,900 SAAR TX
• 2024-02-20 Price Changed $172,000 SAAR TX
• 2024-02-20 Listed $165,000 SAAR TX
• 2013-03-22 Sold (Public Records) — Public Records
• 2013-02-11 Sold (MLS) — SAAR TX
• 2012-11-20 Listed $45,000 SAAR TX

Property tax history

+7.6%/yr

Latest (2025): $3,540 · +26.1% YoY. Source: county tax records.