18 W 37th St · San Angelo, TX 76903

$115,000

3 bd · 1.5 ba · 780 sqft · SingleFamily public records · 19 Days on market

Built 1982 8,102 sqft lot Est $112k · at est. ↓ 3% since listing

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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 +19.5/30.0
• DSCR +6.2/10.0
• ARV discount +6.1/15.0
• 1% rule +5.9/10.0
• Rent growth +4.6/5.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Cute 3 bedroom 1 1/2 bath home with an Open concept. Large back yard for Family Gatherings. Close to schools and shopping.

Key facts

• Close to schools
• Open concept
• Large back yard

Tags

• OPEN CONCEPT
• LARGE BACK YARD
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single family residence; One level; Fixer condition
• Construction: Vinyl siding; Shingle roof; Pillar/post/pier foundation; Built as residential single family
• Exterior features: Front porch; Chain link fencing; Paved road frontage on a public maintained city street; Lot approximately 0.19 acres

Interior

• Flooring: Hardwood flooring; Laminate flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Ceiling fans

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: Goliad El (math 27% / reading 24%, grade F, #2,982 of 4,322 statewide, top 70%, 412 students, 81% FRL); Lincoln Middle (math 19% / reading 23%, grade F, #1,387 of 1,662 statewide, top 85%, 844 students, 78% FRL); Lake View H S (math 6% / reading 22%, grade F, #1,527 of 1,632 statewide, top 94%, 1,085 students, 64% FRL) — zoned schools average 75% FRL vs 53% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+8.5%/yr); 227 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 233 units permitted in Tom Green County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($49k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 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 $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,275 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.09% ✓
• Cap rate: 7.66%
• Cash-on-cash: 4.89%
• DSCR: 1.22
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $111,540
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 E 39th St	0.14mi	3/2.0	756 (-3%)	1mo	$106,000	$140	86
3521 Hagelstein St	0.10mi	2/1.0 (-1)	784 (+0%)	23mo	$165,000	$210	68
167 E 42nd St	0.48mi	2/1.0 (-1)	768 (-2%)	2mo	$110,000	$143	66
56 E 32nd St	0.42mi	2/1.0 (-1)	840 (+8%)	4mo	$90,000	$107	58
2808 N Farr St	0.74mi	2/1.0 (-1)	856 (+10%)	21mo	$129,900	$152	25

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: -2.8%
• Equity multiple: 0.89×
• Total profit: $-3,572
• Equity at exit: $17,147

10-year hold

• IRR: 12.1%
• Equity multiple: 2.19×
• Total profit: $38,158
• Equity at exit: $9,943

Cash invested: $32,200 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,258 high
• Mortgage (P&I): −$603
• Tax from tax record: −$212 /mo · $2,543/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $131

Break-even live

Break-even rent $1,092

Max offer price $115,000

Occupancy floor 85%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3302 N Bryant Blvd San Angelo, TX	3.0	1.0	559	$975	$1.74	21d	1	0.72mi
3310 N Bryant Blvd San Angelo, TX	2.0	1.0	610	$750	$1.23	21d	1	0.74mi
2921 JFK Dr San Angelo, TX	3.0	1.5	924	$1,102	$1.19	21d	1	1.09mi
2917 JFK Dr San Angelo, TX	3.0	1.5	924	$1,102	$1.19	21d	1	1.09mi
510 E 28th St San Angelo, TX	3.0	1.5	924	$1,102	$1.19	21d	1	1.11mi
2417 Oaklawn Blvd San Angelo, TX	2.0	2.0	897	$1,550	$1.73	43d	1	1.12mi
940 LBJ Dr San Angelo, TX	3.0	1.5	924	$1,102	$1.19	21d	1	1.15mi
939 LBJ Dr San Angelo, TX	3.0	1.5	924	$1,102	$1.19	21d	1	1.16mi

Listing history 14 events

1. 2026-06-19
   days on market $115,000 Active 19 DOM
2. 2026-06-18
   days on market $115,000 Active 18 DOM
3. 2026-06-17
   days on market $115,000 Active 17 DOM
4. 2026-06-16
   days on market $115,000 Active 16 DOM
5. 2026-06-15
   days on market $115,000 Active 15 DOM
6. 2026-06-14
   days on market $115,000 Active 13 DOM
7. 2026-06-13
   days on market $115,000 Active 12 DOM
8. 2026-06-10
   days on market $115,000 Active 10 DOM
9. 2026-06-09
   days on market $115,000 Active 9 DOM
10. 2026-06-08
    days on market $115,000 Active 8 DOM
11. 2026-06-07
    days on market $115,000 Active 7 DOM
12. 2026-06-02
    days on market $115,000 Active 2 DOM
13. 2026-05-31
    remarks 122-char remark
14. 2026-05-31
    listed $115,000 Active 1 DOM

ⓘ 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: $2,543 · $212/mo
• Projected year-2 tax: $2,543 · $212/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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 24 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $15,099
• − Mortgage interest: −$6,442
• − Property taxes: −$2,543
• − Insurance: −$575
• − Repairs & maintenance: −$1,208
• − Management: −$1,208
• − Depreciation: −$3,345
• Taxable loss: −$222
• Est. tax savings @ 24.0%: +$53
• After-tax cash flow: $1,627/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

-3.4% since first listed

4 events — show timeline

• 2026-05-29 Listed $115,000 SAAR TX
• 2025-01-08 Listed $119,000 SAAR TX
• 2019-09-04 Sold (Public Records) — Public Records
• 2013-07-08 Sold (Public Records) — Public Records

Property tax history

+12.4%/yr

Latest (2025): $2,543 · +20.1% YoY. Source: county tax records.