2213 W Ave L · San Angelo, TX 76901

$175,000

2 bd · 1.0 ba · 1,260 sqft · SingleFamily public records · 11 Days on market

Built 1929 7,492 sqft lot $139/sqft · 14% below area Est $203k · 14% 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 +13.8/15.0
• Cash flow +10.9/30.0
• Appreciation +10.0/10.0
• Rent growth +3.9/5.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• DSCR +3.2/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great area close to ASU in nice Santa Rita neighborhood. Two bedroom, one bath, two living areas, fresh paint, and nice updates in kitchen and bath. HVAC approximately two years old. Ready for new owners!!

Key facts

• Mature pecan trees
• Spacious backyard
• Two living areas

Tags

• TWO LIVING AREAS
• MATURE PECAN TREES
• SPACIOUS BACKYARD

Property features AI

Exterior

• Parking: Garage (1 car); Attached carport (1 car); Alley access
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single family residence; One story
• Construction: Stucco exterior; Pillar/post/pier foundation; Composition roof; Built as residential single family
• Exterior features: Patio; Chain link and privacy fencing; Interior lot, landscaped; Paved city street frontage, public maintained road

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Disposal
• Bedrooms: 7 total rooms (includes bedrooms and living spaces)
• Flooring: Laminate; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fan(s); Electric cooling
• Interior features: Ceiling fan(s); Window coverings; Disposal; Gas water heater
• Laundry & utility: Laundry room with washer hookup; Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-78 ($-931/yr) — negative.
• To cash-flow at today's rent, offer at most $161k (7.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (13.4% below list).
• Recommended offer: $152k (13.4% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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); 334 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $19k of equity ($1k loan paydown + $18k 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 $49k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 16y 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 1929 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $151,538 (13.4% 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 1929 — 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. 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: 0.87% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.90%
• DSCR: 0.92
• GRM: 9.6

CMA / ARV

• ARV (median comp): $203,275
• List price: $175,000
• Delta: -13.91%
• 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
2409 W Ave L	0.12mi	2/1.5	1,367 (+8%)	2mo	$215,000	$157	76
1520 S Harrison St	0.17mi	3/2.0 (+1)	1,224 (-3%)	3mo	$130,000	$106	75
2525 Colorado Ave	0.45mi	2/1.0	1,204 (-4%)	1mo	$170,000	$141	71
1951 W Twohig Ave	0.42mi	2/2.0	1,292 (+2%)	4mo	$190,000	$147	69
121 S Tyler St	0.48mi	3/1.0 (+1)	1,303 (+3%)	1mo	$189,900	$146	66
1920 W Avenue J	0.23mi	3/2.0 (+1)	1,404 (+11%)	1mo	$205,000	$146	60
2319 Colorado St	0.40mi	3/2.0 (+1)	1,109 (-12%)	4mo	$205,000	$185	49
2013 Conchita Ave	0.29mi	3/4.0 (+1)	1,404 (+11%)	3mo	$234,500	$167	48
9186 FM 388	0.51mi	2/2.0	1,444 (+15%)	0mo	$275,000	$190	47
1855 W Concho Ave	0.44mi	3/2.0 (+1)	1,416 (+12%)	4mo	$249,500	$176	46
311 S Jackson St	0.57mi	3/1.0 (+1)	1,426 (+13%)	1mo	$149,000	$104	46
301 S Monroe St	0.64mi	2/2.0	1,440 (+14%)	5mo	$169,000	$117	38

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: 23.9%
• Equity multiple: 2.93×
• Total profit: $94,790
• Equity at exit: $157,654

10-year hold

• IRR: 21.9%
• Equity multiple: 6.98×
• Total profit: $293,041
• Equity at exit: $339,987

Cash invested: $49,000 (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: 334
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,515 high
• Mortgage (P&I): −$918
• Tax from tax record: −$284 /mo · $3,409/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $-78

Break-even live

Break-even rent $1,614

Max offer price $161,301

Occupancy floor —

Sensitivity live

Price	-10% $22	-5% $-28	+0% $-78	+5% $-127	+10% $-177
Rent	-10% $-197	-5% $-137	+0% $-78	+5% $-18	+10% $42
Rate	-1.0pp $11	-0.5pp $-33	base $-78	+0.5pp $-123	+1.0pp $-169

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1725 West Avenue M Unit M San Angelo, TX	2.0	1.0	1202	$1,350	$1.12	22d	1	0.24mi
2505 W Harris Ave San Angelo, TX	2.0	2.0	1582	$1,300	$0.82	45d	1	0.55mi
2013 Rosemont Dr San Angelo, TX	3.0	2.0	1400	$2,100	$1.50	22d	1	0.58mi
2430 Rio Grande St San Angelo, TX	3.0	1.0	1200	$1,395	$1.16	45d	1	0.70mi
2756 Sac Ave San Angelo, TX	3.0	1.0	1461	$1,650	$1.13	45d	1	0.88mi
3344 Trinity Ave San Angelo, TX	3.0	2.0	1545	$1,900	$1.23	22d	1	0.99mi
210 N Jefferson St #210 San Angelo, TX	3.0	3.0	1706	$1,600	$0.94	22d	1	1.00mi
3207 Trinity Ave San Angelo, TX	3.0	2.0	1536	$1,995	$1.30	45d	1	1.02mi
1835 Willow St San Angelo, TX	3.0	1.0	1267	$1,750	$1.38	45d	1	1.05mi
1222 S Abe St Unit CK-03 San Angelo, TX	2.0	1.5	1007	$1,425	$1.42	45d	1	1.17mi
711 N Monroe St San Angelo, TX	3.0	1.0	1345	$1,500	$1.12	45d	1	1.19mi
2548 A and M Ave San Angelo, TX	3.0	1.5	1092	$1,500	$1.37	22d	1	1.21mi
2630 Waco St San Angelo, TX	3.0	2.0	1024	$1,600	$1.56	22d	1	1.22mi
2431 College Hills Blvd San Angelo, TX	1.0–3.0	1.0–2.0	1025	$1,254	$1.22	22d	17	1.30mi
2804 Abilene St San Angelo, TX	3.0	2.0	1304	$1,550	$1.19	45d	1	1.33mi
2102 Webster St San Angelo, TX	3.0	1.0	1233	$1,750	$1.42	45d	1	1.40mi
902 Shiloh St Unit RE-908-C San Angelo, TX	2.0	1.5	925	$1,175	$1.27	45d	1	1.40mi
902 Shiloh St Unit RE-908-16 San Angelo, TX	2.0	1.0	875	$1,125	$1.29	45d	1	1.40mi
2629 Forest Park Ave San Angelo, TX	3.0	2.0	1336	$1,895	$1.42	45d	1	1.48mi
3755 Arden Rd San Angelo, TX	2.0–3.0	1.0	875	$925	$1.06	22d	1	1.48mi
209 West Avenue C Unit A San Angelo, TX	2.0	2.0	1100	$1,400	$1.27	45d	1	1.50mi

Listing history 19 events

1. 2026-06-22
   days on market $175,000 Active 11 DOM
2. 2026-06-19
   days on market $175,000 Active 9 DOM
3. 2026-06-18
   days on market $175,000 Active 8 DOM
4. 2026-06-17
   days on market $175,000 Active 7 DOM
5. 2026-06-16
   days on market $175,000 Active 6 DOM
6. 2026-06-15
   days on market $175,000 Active 5 DOM
7. 2026-06-14
   days on market $175,000 Active 3 DOM
8. 2026-06-13
   days on marketlisting id $175,000 Active 2 DOM
9. 2026-06-01
   days on market $175,000 Active 117 DOM
10. 2026-05-31
    days on market $175,000 Active 116 DOM
11. 2026-05-30
    days on market $175,000 Active 115 DOM
12. 2026-02-04
    listed $175,000 Active 290-char remark
13. 2015-01-09
    soldstatus
14. 2015-01-07
    soldstatus

    Show marketing remark (205 chars)

    Great area close to ASU in nice Santa Rita neighborhood. Two bedroom, one bath, two living areas, fresh paint, and nice updates in kitchen and bath. HVAC approximately two years old. Ready for new owners!!

15. 2014-11-17
    listed $104,000

    Show marketing remark (205 chars)

    Great area close to ASU in nice Santa Rita neighborhood. Two bedroom, one bath, two living areas, fresh paint, and nice updates in kitchen and bath. HVAC approximately two years old. Ready for new owners!!

16. 2014-10-23
    listed $104,000
17. 2011-09-19
    soldstatus
18. 2011-09-15
    soldstatus
19. 2010-11-08
    listed $75,000

ⓘ 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: $3,409 · $284/mo
• Projected year-2 tax: $3,409 · $284/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 22 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: $18,185
• − Mortgage interest: −$9,803
• − Property taxes: −$3,409
• − Insurance: −$875
• − Repairs & maintenance: −$1,455
• − Management: −$1,455
• − Depreciation: −$5,091
• Taxable loss: −$3,902
• Est. tax savings @ 24.0%: +$937
• After-tax cash flow: $6/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

+133.3% since first listed

8 events — show timeline

• 2026-06-10 Listed $175,000 SAAR TX
• 2015-01-09 Sold (Public Records) — Public Records
• 2015-01-07 Sold (MLS) — SAAR TX
• 2014-11-17 Listed $104,000 SAAR TX
• 2014-10-23 Listed $104,000 BCSRMLS
• 2011-09-19 Sold (Public Records) — Public Records
• 2011-09-15 Sold (MLS) — SAAR TX
• 2010-11-08 Listed $75,000 SAAR TX

Property tax history

+5.9%/yr

Latest (2025): $3,409 · +16.2% YoY. Source: county tax records.