811 Akin St · San Angelo, TX 76903

$134,500

2 bd · 1.0 ba · 1,024 sqft · SingleFamily public records · 64 Days on market

Built 1945 6,882 sqft lot $131/sqft · at area comps Est $137k · at est.

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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).

• Cash flow +12.0/30.0
• ARV discount +8.3/15.0
• Rent growth +4.6/5.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• DSCR +3.5/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home! This charming 2-bed home is perfect for that small family looking for a corner lot. The kitchen is the heart of the home with so much space, generous countertops, abundant cabinet storage, a built-in desk, and a gas stove-perfect for everyday cooking. The dedicated laundry room includes built-in shelving for extra organization. Outside, enjoy the convenience of a carport, a drive-thru gate for easy access, a metal roof, and a fenced yard. A comfortable mini-split system keeps the home cool and efficient. Across from Baptist Memorial -great for an investor looking for a short-term rental.

Key facts

• Generous countertops
• Built-in desk
• Built-in shelving

Tags

• CORNER LOT
• GENEROUS COUNTERTOPS
• ABUNDANT CABINET STORAGE
• BUILT-IN DESK
• DEDICATED LAUNDRY ROOM
• BUILT-IN SHELVING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $134k.

Deal economics

• At list price, monthly cash flow is $-32 ($-384/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (12.5% below list).
• Recommended offer: $118k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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-, 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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $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.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 3 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 1945 — 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 $117,708 (12.5% 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. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. 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: 0.88% ✗
• Cap rate: 6.01%
• Cash-on-cash: -1.02%
• DSCR: 0.95
• GRM: 9.5

CMA / ARV

• ARV (median comp): $137,013
• List price: $134,500
• Delta: -1.83%
• 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
413 E 13th St	0.22mi	2/1.0	1,060 (+4%)	17mo	$145,000	$137	69
71 E 12th St	0.34mi	2/1.0	1,048 (+2%)	14mo	$39,000	$37	68
119 E 9th St	0.21mi	3/1.0 (+1)	960 (-6%)	9mo	$159,000	$166	68
618 Pulliam St	0.59mi	2/1.0	1,064 (+4%)	2mo	$99,000	$93	64
1037 N Main St	0.40mi	3/1.0 (+1)	984 (-4%)	8mo	$149,900	$152	64
704 E 19th St	0.57mi	3/1.0 (+1)	1,008 (-2%)	6mo	$123,000	$122	60
1005 E 18th St	0.45mi	2/1.0	1,124 (+10%)	5mo	$52,000	$46	58
522 Ellis St	0.47mi	3/1.0 (+1)	960 (-6%)	11mo	$115,000	$120	53
419 N Pope St	0.68mi	2/1.0	932 (-9%)	1mo	$65,000	$70	52
424 N Pope St	0.71mi	2/1.0	938 (-8%)	4mo	$25,000	$27	50
616 Koberlin St	0.68mi	2/1.0	900 (-12%)	2mo	$119,900	$133	46
1150 E 18th St	0.58mi	3/1.0 (+1)	1,124 (+10%)	8mo	$134,000	$119	45

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: -12.3%
• Equity multiple: 0.53×
• Total profit: $-17,576
• Equity at exit: $20,054

10-year hold

• IRR: 3.2%
• Equity multiple: 1.28×
• Total profit: $10,535
• 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 76903

• Rents YoY: 8.5%
• Active inventory: 227
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,177 high
• Mortgage (P&I): −$705
• Tax from tax record: −$201 /mo · $2,407/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $-32

Break-even live

Break-even rent $1,218

Max offer price $128,843

Occupancy floor 98%

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 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
134 E 11th St San Angelo, TX	3.0	2.0	872	$1,025	$1.18	44d	1	0.19mi
212 Koberlin St San Angelo, TX	2.0	2.0	925	$945	$1.02	44d	1	0.46mi
504 E 17th St San Angelo, TX	1.0	1.0	810	$875	$1.08	44d	1	0.52mi
312 E 23rd St San Angelo, TX	3.0	1.0	1148	$1,400	$1.22	44d	1	1.00mi
540 W 16th St San Angelo, TX	3.0	2.0	1090	$1,364	$1.25	44d	1	1.00mi
302 Allen St #18 San Angelo, TX	2.0	1.0	780	$2,000	$2.56	21d	1	1.04mi
302 Allen St San Angelo, TX	2.0	1.0	780	$950	$1.22	21d	1	1.04mi
2308 Carley St San Angelo, TX	3.0	1.5	985	$1,102	$1.12	21d	1	1.10mi
2417 Oaklawn Blvd San Angelo, TX	2.0	2.0	897	$1,550	$1.73	44d	1	1.10mi
706 W 16th St San Angelo, TX	3.0	2.0	1298	$1,590	$1.22	21d	1	1.13mi
902 Shiloh St Unit RE-908-C San Angelo, TX	2.0	1.5	925	$1,175	$1.27	44d	1	1.27mi
902 Shiloh St Unit RE-908-20 San Angelo, TX	1.0	1.0	800	$1,025	$1.28	44d	1	1.27mi
902 Shiloh St Unit RE-908-16 San Angelo, TX	2.0	1.0	875	$1,125	$1.29	44d	1	1.27mi
510 E 28th St San Angelo, TX	3.0	1.5	924	$1,102	$1.19	21d	1	1.33mi
939 LBJ Dr San Angelo, TX	3.0	1.5	924	$1,102	$1.19	21d	1	1.35mi
810 W 19th St San Angelo, TX	3.0	2.0	1090	$1,249	$1.15	21d	1	1.35mi
209 West Avenue C Unit A San Angelo, TX	2.0	2.0	1100	$1,400	$1.27	44d	1	1.37mi
940 LBJ Dr San Angelo, TX	3.0	1.5	924	$1,102	$1.19	21d	1	1.38mi
2917 JFK Dr San Angelo, TX	3.0	1.5	924	$1,102	$1.19	21d	1	1.43mi
15 N Bell St San Angelo, TX	3.0	1.0	1288	$1,850	$1.44	21d	1	1.44mi
2921 JFK Dr San Angelo, TX	3.0	1.5	924	$1,102	$1.19	21d	1	1.44mi

Listing history 24 events

1. 2026-06-19
   days on market $134,500 Active 64 DOM
2. 2026-06-18
   days on market $134,500 Active 63 DOM
3. 2026-06-17
   days on market $134,500 Active 62 DOM
4. 2026-06-16
   days on market $134,500 Active 61 DOM
5. 2026-06-15
   days on market $134,500 Active 60 DOM
6. 2026-06-14
   days on market $134,500 Active 58 DOM
7. 2026-06-13
   days on market $134,500 Active 57 DOM
8. 2026-06-10
   days on market $134,500 Active 55 DOM
9. 2026-06-09
   days on market $134,500 Active 54 DOM
10. 2026-06-08
    days on market $134,500 Active 53 DOM
11. 2026-06-07
    days on market $134,500 Active 52 DOM
12. 2026-06-02
    days on market $134,500 Active 47 DOM
13. 2026-06-01
    days on market $134,500 Active 46 DOM
14. 2026-05-31
    days on market $134,500 Active 45 DOM
15. 2026-05-30
    days on market $134,500 Active 44 DOM
16. 2026-04-16
    listed $134,500 Active 608-char remark

    Show marketing remark (608 chars)

    Welcome Home! This charming 2-bed home is perfect for that small family looking for a corner lot. The kitchen is the heart of the home with so much space, generous countertops, abundant cabinet storage, a built-in desk, and a gas stove-perfect for everyday cooking. The dedicated laundry room includes built-in shelving for extra organization. Outside, enjoy the convenience of a carport, a drive-thru gate for easy access, a metal roof, and a fenced yard. A comfortable mini-split system keeps the home cool and efficient. Across from Baptist Memorial -great for an investor looking for a short-term rental.

17. 2026-02-17
    price $134,500
18. 2025-10-17
    price $145,000
19. 2025-09-22
    price $125,000
20. 2025-06-21
    price $109,000
21. 2025-05-27
    listed $110,000 Active
22. 2011-02-11
    soldstatus
23. 2011-02-10
    soldstatus
24. 2010-04-15
    listed $55,500

ⓘ 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: $2,407 · $201/mo
• Projected year-2 tax: $2,461 · $205/mo
• Expected delta: +$55/yr (+$5/mo · 2.3%)

ⓘ 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 · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $14,125
• − Mortgage interest: −$7,534
• − Property taxes: −$2,407
• − Insurance: −$672
• − Repairs & maintenance: −$1,130
• − Management: −$1,130
• − Depreciation: −$3,913
• Taxable loss: −$2,661
• Est. tax savings @ 24.0%: +$639
• After-tax cash flow: $254/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

+142.3% since first listed

9 events — show timeline

• 2026-04-16 Listed $134,500 SAAR TX
• 2026-02-17 Price Changed $134,500 SAAR TX
• 2025-10-17 Price Changed $145,000 SAAR TX
• 2025-09-22 Price Changed $125,000 SAAR TX
• 2025-06-21 Price Changed $109,000 SAAR TX
• 2025-05-27 Listed $110,000 SAAR TX
• 2011-02-11 Sold (Public Records) — Public Records
• 2011-02-10 Sold (MLS) — SAAR TX
• 2010-04-15 Listed $55,500 SAAR TX

Property tax history

+11.0%/yr

Latest (2025): $2,407 · +24.6% YoY. Source: county tax records.