1921 W Avenue J · San Angelo, TX 76901

$164,900

3 bd · 1.0 ba · 1,116 sqft · SingleFamily public records · 36 Days on market

Built 1959 5,271 sqft lot $148/sqft · 9% below area Est $181k · 9% 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 +11.5/15.0
• Appreciation +10.0/10.0
• Cash flow +8.8/30.0
• Rent growth +3.9/5.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0

Listing remarks

Stop back by and take another look at this adorable Santa Rita charmer! You will not reconize the home. With fresh interior and exterior paint, and the landscaping all trimed up, this home feels completely refreshed and move-in ready. Featuring 3 bedrooms, 1 bathroom, central heat and air, and no carpet, this home offers comfort and easy maintenance throughout. Outside, you'll find a storage building, circle drive, and a 2-car side carport for plenty of parking. Conveniently located close to everything San Angelo has to offer, this little gem is definitely worth a second look!

Key facts

• Storage building
• Circle drive
• 2-car side carport

Tags

• FRESH INTERIOR PAINT
• FRESH EXTERIOR PAINT
• STORAGE BUILDING
• CIRCLE DRIVE
• 2-CAR SIDE CARPORT
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: Detached carport (2 carport spaces); Circular driveway
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family residence; One story; Updated / Remodeled
• Construction: Frame and other construction materials; Pillar/post/pier foundation; Composition roof; Built/updated (year not specified)
• Exterior features: Shed(s); Storage; Chain link and privacy fencing; Paved city street frontage on a public maintained road; Interior lot

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Total of 6 rooms (bedroom count not specified)
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Tile countertops; Ceiling fans; Blinds; Storage
• Laundry & utility: Inside laundry room with washer and electric dryer hookups; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-135 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (14.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (12.8% below list).
• Recommended offer: $141k (14.5% below list) — sets the bar for cash-flow.
• Cap rate 5.3% 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); 331 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% 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 + $16k 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 ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $140,987 (14.5% 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 36 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.87% ✗
• Cap rate: 5.31%
• Cash-on-cash: -3.52%
• DSCR: 0.84
• GRM: 9.6

CMA / ARV

• ARV (median comp): $180,895
• List price: $164,900
• Delta: -8.84%
• 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
1913 W Twohig Ave	0.26mi	3/1.5	1,106 (-1%)	7mo	$169,000	$153	78
2319 Colorado St	0.40mi	3/2.0	1,109 (-1%)	4mo	$205,000	$185	73
1520 S Harrison St	0.14mi	3/2.0	1,224 (+10%)	3mo	$130,000	$106	71
1710 W Ave H	0.25mi	3/1.0	1,244 (+12%)	8mo	$169,500	$136	62
2525 Colorado Ave	0.50mi	2/1.0 (-1)	1,204 (+8%)	1mo	$170,000	$141	58
2415 Colorado Ave	0.43mi	2/1.0 (-1)	1,018 (-9%)	8mo	$162,000	$159	53
1315 Pecos St	0.75mi	2/1.0 (-1)	1,100 (-1%)	7mo	$137,500	$125	52
2623 W Harris Ave	0.69mi	3/2.0	1,030 (-8%)	0mo	$185,400	$180	51
1117 Algerita Dr	0.61mi	2/2.0 (-1)	1,064 (-5%)	8mo	$298,000	$280	48
312 N Milton St	0.73mi	2/2.0 (-1)	1,080 (-3%)	6mo	$165,000	$153	46
206 N Van Buren St	0.67mi	2/1.0 (-1)	1,008 (-10%)	1mo	$167,500	$166	46
215 Westland St	0.65mi	2/1.0 (-1)	971 (-13%)	1mo	$124,900	$129	42

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: 22.8%
• Equity multiple: 2.85×
• Total profit: $85,423
• Equity at exit: $148,555

10-year hold

• IRR: 21.1%
• Equity multiple: 6.80×
• Total profit: $267,923
• Equity at exit: $320,364

Cash invested: $46,172 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,438 high
• Mortgage (P&I): −$865
• Tax from tax record: −$338 /mo · $4,051/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $-135

Break-even live

Break-even rent $1,609

Max offer price $140,987

Occupancy floor —

Sensitivity live

Price	-10% $-42	-5% $-89	+0% $-135	+5% $-182	+10% $-229
Rent	-10% $-249	-5% $-192	+0% $-135	+5% $-79	+10% $-22
Rate	-1.0pp $-52	-0.5pp $-93	base $-135	+0.5pp $-178	+1.0pp $-222

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2065 Live Oak St San Angelo, TX	2.0	1.0	720	$950	$1.32	44d	1	0.16mi
1725 West Avenue M Unit M San Angelo, TX	2.0	1.0	1202	$1,350	$1.12	22d	1	0.25mi
212 S Fillmore St Unit B San Angelo, TX	2.0	1.0	800	$999	$1.25	44d	1	0.34mi
1818 S Lincoln St San Angelo, TX	2.0	1.0–2.0	555	$1,199	$2.16	22d	19	0.36mi
121 N Van Buren St Unit A San Angelo, TX	2.0	1.0	715	$1,095	$1.53	22d	1	0.66mi
2430 Rio Grande St San Angelo, TX	3.0	1.0	1200	$1,395	$1.16	44d	1	0.72mi
2013 Rosemont Dr San Angelo, TX	3.0	2.0	1400	$2,100	$1.50	22d	1	0.76mi
1835 Willow St San Angelo, TX	3.0	1.0	1267	$1,750	$1.38	44d	1	0.96mi
1222 S Abe St Unit CK-03 San Angelo, TX	2.0	1.5	1007	$1,425	$1.42	44d	1	1.02mi
1222 S Abe St Unit CK-02 San Angelo, TX	2.0	1.5	837	$1,200	$1.43	44d	1	1.02mi
2756 Sac Ave San Angelo, TX	3.0	1.0	1461	$1,650	$1.13	44d	1	1.05mi
711 N Monroe St San Angelo, TX	3.0	1.0	1345	$1,500	$1.12	44d	1	1.06mi
705 Childress St San Angelo, TX	2.0	1.0	872	$1,400	$1.61	44d	1	1.11mi
2425 Waco St San Angelo, TX	4.0	1.0	1225	$1,395	$1.14	44d	1	1.11mi
2630 Waco St San Angelo, TX	3.0	2.0	1024	$1,600	$1.56	22d	1	1.24mi
902 Shiloh St Unit RE-908-C San Angelo, TX	2.0	1.5	925	$1,175	$1.27	44d	1	1.24mi
902 Shiloh St Unit RE-908-16 San Angelo, TX	2.0	1.0	875	$1,125	$1.29	44d	1	1.24mi
2102 Webster St San Angelo, TX	3.0	1.0	1233	$1,750	$1.42	44d	1	1.33mi
209 West Avenue C Unit A San Angelo, TX	2.0	2.0	1100	$1,400	$1.27	44d	1	1.34mi
2804 Abilene St San Angelo, TX	3.0	2.0	1304	$1,550	$1.19	44d	1	1.36mi
2548 A and M Ave San Angelo, TX	3.0	1.5	1092	$1,500	$1.37	22d	1	1.38mi
2431 College Hills Blvd San Angelo, TX	1.0–3.0	1.0–2.0	1025	$1,609	$1.57	22d	17	1.47mi
2629 Forest Park Ave San Angelo, TX	3.0	2.0	1336	$1,895	$1.42	44d	1	1.47mi

Listing history 17 events

1. 2026-06-18
   statusdays on market $164,900 Pending 36 DOM
2. 2026-06-17
   days on market $164,900 Active 35 DOM
3. 2026-06-16
   days on market $164,900 Active 34 DOM
4. 2026-06-15
   days on market $164,900 Active 33 DOM
5. 2026-06-14
   days on market $164,900 Active 31 DOM
6. 2026-06-13
   pricedays on market $164,900 Active 30 DOM
7. 2026-06-10
   days on market $169,900 Active 28 DOM
8. 2026-06-09
   days on market $169,900 Active 27 DOM
9. 2026-06-08
   days on market $169,900 Active 26 DOM
10. 2026-06-07
    days on market $169,900 Active 25 DOM
11. 2026-06-02
    days on market $169,900 Active 20 DOM
12. 2026-06-01
    days on market $169,900 Active 19 DOM
13. 2026-05-31
    days on market $169,900 Active 18 DOM
14. 2026-05-30
    days on market $169,900 Active 17 DOM
15. 2026-05-13
    listed $169,900 Active 584-char remark
16. 2022-08-20
    price $1,295
17. 2019-05-17
    soldstatus

ⓘ 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: $4,051 · $338/mo
• Projected year-2 tax: $4,051 · $338/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 · 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: $17,251
• − Mortgage interest: −$9,237
• − Property taxes: −$4,051
• − Insurance: −$824
• − Repairs & maintenance: −$1,380
• − Management: −$1,380
• − Depreciation: −$4,797
• Taxable loss: −$4,419
• Est. tax savings @ 24.0%: +$1,061
• After-tax cash flow: $-564/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

+12633.6% since first listed

4 events — show timeline

• 2026-06-12 Price Changed $164,900 SAAR TX
• 2026-05-13 Listed $169,900 SAAR TX
• 2022-08-20 Price Changed $1,295 RENT.
• 2019-05-17 Sold (Public Records) — Public Records

Property tax history

+6.9%/yr

Latest (2025): $4,051 · +16.8% YoY. Source: county tax records.