201 W Avenue W · San Angelo, TX 76903

$110,000

3 bd · 1.0 ba · 806 sqft · SingleFamily public records · 42 Days on market

Built 1964 6,098 sqft lot $136/sqft · at area comps Est $192k · 43% under

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Why this score? — see what drove the B+ 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 +29.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• 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

3 bed/ 1 bath home with a flexible layout and direct access to Jaime Padron Memorial Park right from the backyard. The home features an updated tiled walk-in shower, spacious kitchen with tile backsplash, large dining area, and laminate flooring in the bedrooms. A 9x9 bonus room off dining area offers extra flexibility and could be used as a study, office, dream pantry, hobby room, or additional storage space. Covered parking with additional driveway space. The park views create a peaceful backyard setting. Conveniently located near shopping and GAFB. Cash or conventional financing only. Great opportunity for an investor, rental property, or buyer looking for affordable space with potential

Key facts

• Covered parking
• Park views
• 9x9 bonus room

Tags

• UPDATED TILED WALK-IN SHOWER
• LARGE DINING AREA
• 9X9 BONUS ROOM
• COVERED PARKING
• ADDITIONAL DRIVEWAY SPACE
• PARK VIEWS

Property features AI

Exterior

• Parking: Carport (1 space); Driveway
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Brick, fiber cement and stone exterior; Pillar/post/pier foundation
• Exterior features: Paved public road frontage on a city street; Fencing (other); Shingle roof

Interior

• Kitchen: Electric cooktop
• Flooring: Laminate; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall/window air conditioning units; Heating (other)
• Interior features: Electric cooktop; Laminate and tile flooring; Total of 8 rooms
• Laundry & utility: Washer hookup; Electric dryer hookup; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $392 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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: Lamar El (math 41% / reading 46%, grade F, #1,269 of 4,322 statewide, top 30%, 515 students, 43% FRL); Glenn Middle (math 25% / reading 29%, grade F, #1,177 of 1,662 statewide, top 72%, 1,258 students, 53% 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 48% FRL track the district average.
• Market conditions: Rents rising fast (+8.5%/yr); 227 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% 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).
• This rent runs 35% 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 $761 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 $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $21k; list at $110k implies a 424% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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. 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.
6. 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.
7. 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: 1.31% ✓
• Cap rate: 10.57%
• Cash-on-cash: 15.29%
• DSCR: 1.68
• GRM: 6.4

CMA / ARV

• ARV (median comp): $192,333
• List price: $110,000
• Delta: -42.81%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 Ave U	0.14mi	2/1.0 (-1)	824 (+2%)	7mo	$35,000	$42	79
2113 S Hill St	0.34mi	2/1.0 (-1)	816 (+1%)	2mo	$99,000	$121	75
2319 Ben Ficklin Rd	0.27mi	2/1.0 (-1)	836 (+4%)	22mo	$89,500	$107	58
313 W Ave Ave W	0.10mi	2/1.0 (-1)	912 (+13%)	17mo	$85,000	$93	54
917 Texas Ave	0.44mi	2/1.0 (-1)	900 (+12%)	18mo	$96,000	$107	40

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: 11.4%
• Equity multiple: 1.48×
• Total profit: $14,778
• Equity at exit: $16,401

10-year hold

• IRR: 24.1%
• Equity multiple: 3.59×
• Total profit: $79,666
• Equity at exit: $9,511

Cash invested: $30,800 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,437 high
• Mortgage (P&I): −$577
• Tax from tax record: −$120 /mo · $1,441/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $392

Break-even live

Break-even rent $940

Max offer price $110,000

Occupancy floor 68%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4225 S Jackson St San Angelo, TX	2.0–3.0	2.0–3.0	1000	$1,819	$1.82	21d	12	1.04mi
1222 S Abe St Unit CK-03 San Angelo, TX	2.0	1.5	1007	$1,425	$1.42	43d	1	1.06mi
1222 S Abe St Unit CK-02 San Angelo, TX	2.0	1.5	837	$1,200	$1.43	43d	1	1.06mi
24 Rhine Loop San Angelo, TX	2.0	2.0	1056	$850	$0.80	43d	1	1.20mi
304 Greer St San Angelo, TX	2.0	1.0	1020	$1,250	$1.23	43d	1	1.36mi
209 West Avenue C Unit A San Angelo, TX	2.0	2.0	1100	$1,400	$1.27	43d	1	1.39mi

Listing history 17 events

1. 2026-06-19
   days on market $110,000 Active 42 DOM
2. 2026-06-18
   days on market $110,000 Active 41 DOM
3. 2026-06-17
   days on market $110,000 Active 40 DOM
4. 2026-06-16
   days on market $110,000 Active 39 DOM
5. 2026-06-15
   days on market $110,000 Active 38 DOM
6. 2026-06-14
   days on market $110,000 Active 36 DOM
7. 2026-06-13
   days on market $110,000 Active 35 DOM
8. 2026-06-10
   days on market $110,000 Active 33 DOM
9. 2026-06-09
   days on market $110,000 Active 32 DOM
10. 2026-06-08
    days on market $110,000 Active 31 DOM
11. 2026-06-07
    pricedays on market $110,000 Active 30 DOM
12. 2026-06-02
    days on market $125,000 Active 25 DOM
13. 2026-06-01
    days on market $125,000 Active 24 DOM
14. 2026-05-31
    days on market $125,000 Active 23 DOM
15. 2026-05-30
    days on market $125,000 Active 22 DOM
16. 2026-05-07
    listed $125,000 Active 700-char remark
17. 2011-06-15
    soldstatus $21,000

ⓘ 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: $1,441 · $120/mo
• Projected year-2 tax: $2,013 · $168/mo
• Expected delta: +$572/yr (+$48/mo · 39.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 23% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 22 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: $17,244
• − Mortgage interest: −$6,162
• − Property taxes: −$1,441
• − Insurance: −$550
• − Repairs & maintenance: −$1,380
• − Management: −$1,380
• − Depreciation: −$3,200
• Taxable income: $3,133
• Est. tax owed @ 24.0%: −$752
• After-tax cash flow: $3,958/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

+423.8% since first listed

3 events — show timeline

• 2026-06-04 Price Changed $110,000 SAAR TX
• 2026-05-07 Listed $125,000 SAAR TX
• 2011-06-15 Sold (Public Records) $21,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,441 · +26.0% YoY. Source: county tax records.