1113 E 43rd St · San Angelo, TX 76903

$190,000

3 bd · 2.0 ba · 1,830 sqft · SingleFamily public records · 52 Days on market

Built 1978 7,231 sqft lot $104/sqft · 14% below area Est $220k · 14% under

---

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 +13.7/15.0
• Cash flow +8.4/30.0
• Rent growth +4.6/5.0
• Livability +3.7/5.0
• 1% rule +3.1/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this spacious 3 bedroom 2 bathroom home. Plenty of space for entertaining with the oversized living room that flows into the dining space and kitchen. This home offers a separate large space with separate entrance and attached bathroom. This space could be used for a 4th bedroom, guest space, den, or playroom. Outside you will find a large backyard with metal fence, carport with electric gate and a shed with electricity. Washer, dryer and refrigerator will convey. This home is priced to sell and a great opportunity you don't want to miss.

Key facts

• Large backyard
• 7,231 sq ft lot
• Garage

Tags

• OVERSIZED LIVING ROOM
• LARGE BACKYARD
• CARPORT WITH ELECTRIC GATE
• SHED WITH ELECTRICITY

Property features AI

Exterior

• Parking: Carport (1 space); Converted detached garage; Covered parking; Additional parking; Circular driveway; Concrete surfaces; Electric gate
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family residence; One story
• Construction: Brick, frame, and vinyl siding construction; Metal roof; Slab foundation; Built as residential single-family home
• Exterior features: Porch; Full privacy fencing; Corner lot; Paved city street frontage; Public maintained road; Shed(s)

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Vented exhaust fan
• Flooring: Carpet; Laminate; Tile; Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Ceiling fan(s); Wood-burning fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-172 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $160k (16.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (19.1% below list).
• Recommended offer: $154k (19.1% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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; 233 units permitted in Tom Green County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% 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 $1k of loan paydown is wiped out by about $6k 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 52 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,690 (19.1% 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 52 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — 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: 0.81% ✗
• Cap rate: 5.21%
• Cash-on-cash: -3.88%
• DSCR: 0.83
• GRM: 10.3

CMA / ARV

• ARV (median comp): $220,311
• List price: $190,000
• Delta: -13.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
810 E 40th St	0.45mi	4/2.0 (+1)	1,757 (-4%)	5mo	$330,000	$188	63
806 E 42nd St	0.42mi	3/2.0	1,646 (-10%)	12mo	$199,900	$121	53
417 E 47th St	0.65mi	3/2.5	1,685 (-8%)	10mo	$180,000	$107	46

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: -17.0%
• Equity multiple: 0.37×
• Total profit: $-33,557
• Equity at exit: $28,330

10-year hold

• IRR: -1.4%
• Equity multiple: 0.89×
• Total profit: $-6,088
• Equity at exit: $16,428

Cash invested: $53,200 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,537 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$311 /mo · $3,728/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $-172

Break-even live

Break-even rent $1,755

Max offer price $159,604

Occupancy floor —

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $190,000 Active 52 DOM
2. 2026-06-18
   days on market $190,000 Active 51 DOM
3. 2026-06-17
   days on market $190,000 Active 50 DOM
4. 2026-06-16
   days on market $190,000 Active 49 DOM
5. 2026-06-15
   days on market $190,000 Active 48 DOM
6. 2026-06-14
   days on market $190,000 Active 46 DOM
7. 2026-06-13
   days on market $190,000 Active 45 DOM
8. 2026-06-10
   days on market $190,000 Active 43 DOM
9. 2026-06-09
   days on market $190,000 Active 42 DOM
10. 2026-06-08
    days on market $190,000 Active 41 DOM
11. 2026-06-07
    days on market $190,000 Active 40 DOM
12. 2026-06-02
    days on market $190,000 Active 35 DOM
13. 2026-06-01
    days on market $190,000 Active 34 DOM
14. 2026-05-31
    days on market $190,000 Active 33 DOM
15. 2026-05-30
    days on market $190,000 Active 32 DOM
16. 2026-04-28
    listed $190,000 Active 560-char remark
17. 2016-07-05
    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: $3,728 · $311/mo
• Projected year-2 tax: $3,728 · $311/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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 23 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: $18,443
• − Mortgage interest: −$10,643
• − Property taxes: −$3,728
• − Insurance: −$950
• − Repairs & maintenance: −$1,475
• − Management: −$1,475
• − Depreciation: −$5,527
• Taxable loss: −$5,356
• Est. tax savings @ 24.0%: +$1,286
• After-tax cash flow: $-779/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

2 events — show timeline

• 2026-04-28 Listed $190,000 SAAR TX
• 2016-07-05 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2025): $3,728 · +26.0% YoY. Source: county tax records.