2525 Colorado Ave · San Angelo, TX 76901

$170,000

2 bd · 1.0 ba · 1,204 sqft · SingleFamily public records · 8 Days on market

Built 1960 9,016 sqft lot Est $189k · 10% under

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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).

• ARV discount +12.0/15.0
• Appreciation +10.0/10.0
• Cash flow +7.8/30.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• 1% rule +3.3/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0

Listing remarks MLS

WOW! GREAT REMODELING IN THIS TWO BEDROOM HOME WITH LOTS OF UPDATES. CARPET AND VINYL HAS BEEN REPLACED, NEW INTERIOR PAINT, NEW FAUCETS, DISHWASHER, WATER HEATER (2-08), SCREENS AND STORM DOORS. WASHER & DRYER CONNECTIONS AND SINK ARE LOCATED IN THE GARAGE AREA. THIS HOME IS LOCATED ON A LARGE LOT WITH FOUR PECAN TREES. EXTERIOR PAINT IS APPROX TWO YEARS OLD.

Key facts

• 9,016 sq ft lot
• Garage
• Built 1960

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-190 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $136k (19.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (17.2% below list).
• Recommended offer: $136k (19.7% below list) — sets the bar for cash-flow.
• Cap rate 5.0% vs local median 3.8% in San Angelo — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 27 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% 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 $18k of equity ($1k loan paydown + $17k 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.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 18y 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: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,474 (19.7% 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 1960 — 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. 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?
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: 0.83% ✗
• Cap rate: 4.95%
• Cash-on-cash: -4.78%
• DSCR: 0.79
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $189,028
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2525 Colorado Ave	0.00mi	2/1.0	1,204 (0%)	1mo	$170,000	$141	99
2319 Colorado St	0.15mi	3/2.0 (+1)	1,109 (-8%)	4mo	$205,000	$185	68
1520 S Harrison St	0.58mi	3/2.0 (+1)	1,224 (+2%)	3mo	$130,000	$106	58
121 S Tyler St	0.49mi	3/1.0 (+1)	1,303 (+8%)	1mo	$189,900	$146	58
1951 W Twohig Ave	0.49mi	2/2.0	1,292 (+7%)	4mo	$190,000	$147	58
2623 W Harris Ave	0.19mi	3/2.0 (+1)	1,030 (-14%)	0mo	$185,400	$180	58
2403 Freeland Ave	0.55mi	2/2.0	1,120 (-7%)	2mo	$179,900	$161	57
2409 W Ave L	0.40mi	2/1.5	1,367 (+14%)	2mo	$215,000	$157	55
2702 Houston St	0.74mi	3/2.0 (+1)	1,176 (-2%)	2mo	$199,900	$170	51
425 N Garfield St	0.62mi	3/2.0 (+1)	1,120 (-7%)	4mo	$179,000	$160	48
3101 Guadalupe St	0.68mi	2/1.0	1,080 (-10%)	5mo	$153,975	$143	47
1901 Dena Dr	0.50mi	3/2.0 (+1)	1,380 (+15%)	6mo	$215,000	$156	39

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: 21.8%
• Equity multiple: 2.78×
• Total profit: $84,642
• Equity at exit: $153,149

10-year hold

• IRR: 20.4%
• Equity multiple: 6.63×
• Total profit: $268,141
• Equity at exit: $330,273

Cash invested: $47,600 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,407 high
• Mortgage (P&I): −$891
• Tax from tax record: −$339 /mo · $4,065/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $-190

Break-even live

Break-even rent $1,647

Max offer price $136,474

Occupancy floor —

Sensitivity live

Price	-10% $-94	-5% $-142	+0% $-190	+5% $-238	+10% $-286
Rent	-10% $-301	-5% $-245	+0% $-190	+5% $-134	+10% $-79
Rate	-1.0pp $-104	-0.5pp $-147	base $-190	+0.5pp $-234	+1.0pp $-279

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 27 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	45d	1	0.28mi
212 S Fillmore St Unit B San Angelo, TX	2.0	1.0	800	$999	$1.25	45d	1	0.29mi
2065 Live Oak St San Angelo, TX	2.0	1.0	720	$950	$1.32	45d	1	0.39mi
1818 S Lincoln St San Angelo, TX	2.0	1.0–2.0	555	$1,199	$2.16	22d	19	0.54mi
2013 Rosemont Dr San Angelo, TX	3.0	2.0	1400	$2,100	$1.50	22d	1	0.58mi
705 Childress St San Angelo, TX	2.0	1.0	872	$1,400	$1.61	45d	1	0.69mi
1725 West Avenue M Unit M San Angelo, TX	2.0	1.0	1202	$1,350	$1.12	22d	1	0.71mi
121 N Van Buren St Unit A San Angelo, TX	2.0	1.0	715	$1,095	$1.53	22d	1	0.72mi
2756 Sac Ave San Angelo, TX	3.0	1.0	1461	$1,650	$1.13	45d	1	0.74mi
2630 Waco St San Angelo, TX	3.0	2.0	1024	$1,600	$1.56	22d	1	0.78mi
1835 Willow St San Angelo, TX	3.0	1.0	1267	$1,750	$1.38	45d	1	0.84mi
2804 Abilene St San Angelo, TX	3.0	2.0	1304	$1,550	$1.19	45d	1	0.88mi
711 N Monroe St San Angelo, TX	3.0	1.0	1345	$1,500	$1.12	45d	1	1.04mi
2629 Forest Park Ave San Angelo, TX	3.0	2.0	1336	$1,895	$1.42	45d	1	1.05mi
3755 Arden Rd San Angelo, TX	2.0–3.0	1.0	875	$925	$1.06	22d	1	1.07mi
2102 Webster St San Angelo, TX	3.0	1.0	1233	$1,750	$1.42	45d	1	1.07mi
2431 College Hills Blvd San Angelo, TX	1.0–3.0	1.0–2.0	1025	$1,254	$1.22	22d	17	1.10mi
1210 Guthrie St San Angelo, TX	3.0	2.0	1157	$1,400	$1.21	22d	1	1.11mi
1405 Hassell St San Angelo, TX	3.0	2.0	1064	$1,950	$1.83	45d	1	1.14mi
3801 Arden Rd Apt 65 San Angelo, TX	2.0	2.0	1025	$1,199	$1.17	22d	1	1.30mi
3801 Arden Rd Apt 108 San Angelo, TX	2.0	2.0	1025	$1,215	$1.19	45d	1	1.30mi
2548 A and M Ave San Angelo, TX	3.0	1.5	1092	$1,500	$1.37	22d	1	1.37mi
3426 Millbrook Dr San Angelo, TX	1.0–2.0	1.0–2.0	845	$1,459	$1.73	45d	13	1.39mi
902 Shiloh St Unit RE-908-16 San Angelo, TX	2.0	1.0	875	$1,125	$1.29	45d	1	1.40mi
902 Shiloh St Unit RE-908-20 San Angelo, TX	1.0	1.0	800	$1,025	$1.28	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
1929 Raney St San Angelo, TX	1.0–2.0	1.0–2.0	765	$1,000	$1.31	22d	4	1.49mi

Listing history 5 events

1. 2026-04-21
   status Pending
2. 2026-04-13
   listed $170,000 Active
3. 2008-06-27
   soldstatus 368-char remark

   Show marketing remark (368 chars)

   WOW! GREAT REMODELING IN THIS TWO BEDROOM HOME WITH LOTS OF UPDATES. CARPET AND VINYL HAS BEEN REPLACED, NEW INTERIOR PAINT, NEW FAUCETS, DISHWASHER, WATER HEATER (2-08), SCREENS AND STORM DOORS. WASHER & DRYER CONNECTIONS AND SINK ARE LOCATED IN THE GARAGE AREA. THIS HOME IS LOCATED ON A LARGE LOT WITH FOUR PECAN TREES. EXTERIOR PAINT IS APPROX TWO YEARS OLD.

4. 2008-06-27
   soldstatus

   Show marketing remark (368 chars)

   WOW! GREAT REMODELING IN THIS TWO BEDROOM HOME WITH LOTS OF UPDATES. CARPET AND VINYL HAS BEEN REPLACED, NEW INTERIOR PAINT, NEW FAUCETS, DISHWASHER, WATER HEATER (2-08), SCREENS AND STORM DOORS. WASHER & DRYER CONNECTIONS AND SINK ARE LOCATED IN THE GARAGE AREA. THIS HOME IS LOCATED ON A LARGE LOT WITH FOUR PECAN TREES. EXTERIOR PAINT IS APPROX TWO YEARS OLD.

5. 2008-06-03
   listed $82,500 368-char remark

   Show marketing remark (368 chars)

   WOW! GREAT REMODELING IN THIS TWO BEDROOM HOME WITH LOTS OF UPDATES. CARPET AND VINYL HAS BEEN REPLACED, NEW INTERIOR PAINT, NEW FAUCETS, DISHWASHER, WATER HEATER (2-08), SCREENS AND STORM DOORS. WASHER & DRYER CONNECTIONS AND SINK ARE LOCATED IN THE GARAGE AREA. THIS HOME IS LOCATED ON A LARGE LOT WITH FOUR PECAN TREES. EXTERIOR PAINT IS APPROX TWO YEARS OLD.

ⓘ 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: $4,065 · $339/mo
• Projected year-2 tax: $4,065 · $339/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 3/10 Moderate
• 🌡 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,881
• − Mortgage interest: −$9,523
• − Property taxes: −$4,065
• − Insurance: −$850
• − Repairs & maintenance: −$1,350
• − Management: −$1,350
• − Depreciation: −$4,945
• Taxable loss: −$5,203
• Est. tax savings @ 24.0%: +$1,249
• After-tax cash flow: $-1,029/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

+106.1% since first listed

5 events — show timeline

• 2026-04-21 Pending — SAAR TX
• 2026-04-13 Listed $170,000 SAAR TX
• 2008-06-27 Sold (Public Records) — Public Records
• 2008-06-27 Sold (MLS) — SAAR TX
• 2008-06-03 Listed $82,500 SAAR TX

Property tax history

+5.2%/yr

Latest (2025): $4,065 · +17.2% YoY. Source: county tax records.