2311 W Harris Ave · San Angelo, TX 76901

$145,000

3 bd · 3.0 ba · 1,766 sqft · SingleFamily public records · 112 Days on market

Built 1950 7,492 sqft lot $82/sqft · 18% below area Est $176k · 18% under ↓ 9% since listing

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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 +21.7/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.9/10.0
• 1% rule +6.3/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Motivated seller. Price reduced $5000. Very unique property. The home features 2 bedrooms and 2 baths with an attached 1 Bedroom, 1 Bath Efficiency apartment. Would be a great home for college students or Mother-in-law room. The 2 car carport and 1 car garage is a plus. Centrally located and a short distance to Angelo State University.

Key facts

• Efficiency apartment
• Centrally located
• 7,492 sq ft lot

Tags

• EFFICIENCY APARTMENT
• CENTRALLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $132k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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-, schools F, amenities 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.
• Market conditions: Rents rising fast (+5.8%/yr); 331 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $16k of equity ($1k loan paydown + $14k 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.
• At projected returns (10.0% appreciation + 5.8% rent growth), your $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $131,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.13% ✓
• Cap rate: 8.13%
• Cash-on-cash: 6.57%
• DSCR: 1.29
• GRM: 7.4

CMA / ARV

• ARV (median comp): $176,241
• List price: $145,000
• Delta: -17.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1902 W Twohig Ave	0.40mi	3/4.0	1,688 (-4%)	3mo	$237,500	$141	68
2821 W Twohig Ave	0.54mi	3/2.0	1,768 (+0%)	4mo	$199,900	$113	67
2813 W Avenue Ave N	0.63mi	3/2.0	1,800 (+2%)	0mo	$249,900	$139	63
2833 W Beauregard Ave	0.52mi	3/2.0	1,877 (+6%)	0mo	$210,000	$112	61
2701 San Antonio St	0.41mi	4/2.0 (+1)	1,676 (-5%)	4mo	$225,000	$134	60
409 N Pierce St	0.36mi	3/2.0	1,950 (+10%)	2mo	$225,000	$115	60
1908 Rebecca Dr	0.70mi	3/2.0	1,743 (-1%)	3mo	$284,900	$163	59
2704 W Beauregard Ave	0.38mi	4/4.0 (+1)	1,546 (-12%)	2mo	$219,900	$142	51
2012 Jade Dr	0.74mi	4/2.0 (+1)	1,841 (+4%)	2mo	$332,500	$181	48
1858 W Twohig Ave	0.44mi	4/4.0 (+1)	2,000 (+13%)	2mo	$179,900	$90	47
1901 Walnut St	0.72mi	3/4.0	1,614 (-9%)	4mo	$229,500	$142	45
404 S Monroe St	0.70mi	2/1.0 (-1)	1,520 (-14%)	5mo	$304,999	$201	27

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: 30.3%
• Equity multiple: 3.41×
• Total profit: $97,925
• Equity at exit: $130,627

10-year hold

• IRR: 27.2%
• Equity multiple: 8.10×
• Total profit: $288,097
• Equity at exit: $281,703

Cash invested: $40,600 (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: 331
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,643 high
• Mortgage (P&I): −$760
• Tax from tax record: −$255 /mo · $3,054/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $222

Break-even live

Break-even rent $1,361

Max offer price $145,000

Occupancy floor 81%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2505 W Harris Ave San Angelo, TX	2.0	2.0	1582	$1,300	$0.82	43d	1	0.11mi
2425 Waco St San Angelo, TX	4.0	1.0	1225	$1,395	$1.14	43d	1	0.58mi
1835 Willow St San Angelo, TX	3.0	1.0	1267	$1,750	$1.38	43d	1	0.63mi
2013 Rosemont Dr San Angelo, TX	3.0	2.0	1400	$2,100	$1.50	21d	1	0.79mi
2804 Abilene St San Angelo, TX	3.0	2.0	1304	$1,550	$1.19	43d	1	0.81mi
210 N Jefferson St #210 San Angelo, TX	3.0	3.0	1706	$1,600	$0.94	21d	1	0.82mi
711 N Monroe St San Angelo, TX	3.0	1.0	1345	$1,500	$1.12	43d	1	0.82mi
417 N Jefferson St San Angelo, TX	4.0	2.0	1940	$2,350	$1.21	21d	1	0.83mi
3344 Trinity Ave San Angelo, TX	3.0	2.0	1545	$1,900	$1.23	21d	1	0.85mi
2102 Webster St San Angelo, TX	3.0	1.0	1233	$1,750	$1.42	43d	1	0.88mi
2629 Forest Park Ave San Angelo, TX	3.0	2.0	1336	$1,895	$1.42	43d	1	0.93mi
2756 Sac Ave San Angelo, TX	3.0	1.0	1461	$1,650	$1.13	43d	1	0.95mi
3207 Trinity Ave San Angelo, TX	3.0	2.0	1536	$1,995	$1.30	43d	1	0.96mi
2431 College Hills Blvd San Angelo, TX	1.0–3.0	1.0–2.0	1025	$1,609	$1.57	21d	17	1.29mi
2802 Field St San Angelo, TX	3.0	2.0	1384	$1,600	$1.16	43d	1	1.40mi
279 Glenna Dr San Angelo, TX	3.0	2.0	1625	$1,795	$1.10	21d	1	1.40mi

Listing history 14 events

1. 2026-06-10
   days on market $145,000 Active 112 DOM
2. 2026-06-09
   days on market $145,000 Active 111 DOM
3. 2026-06-08
   days on market $145,000 Active 110 DOM
4. 2026-06-07
   days on market $145,000 Active 109 DOM
5. 2026-06-02
   days on market $145,000 Active 104 DOM
6. 2026-06-01
   days on market $145,000 Active 103 DOM
7. 2026-05-31
   days on market $145,000 Active 102 DOM
8. 2026-05-30
   days on market $145,000 Active 101 DOM
9. 2026-04-22
   price $154,900 337-char remark

   Show marketing remark (337 chars)

   Motivated seller. Price reduced $5000. Very unique property. The home features 2 bedrooms and 2 baths with an attached 1 Bedroom, 1 Bath Efficiency apartment. Would be a great home for college students or Mother-in-law room. The 2 car carport and 1 car garage is a plus. Centrally located and a short distance to Angelo State University.

10. 2026-03-30
    price $159,900 337-char remark

    Show marketing remark (337 chars)

    Motivated seller. Price reduced $5000. Very unique property. The home features 2 bedrooms and 2 baths with an attached 1 Bedroom, 1 Bath Efficiency apartment. Would be a great home for college students or Mother-in-law room. The 2 car carport and 1 car garage is a plus. Centrally located and a short distance to Angelo State University.

11. 2026-03-17
    price $164,900 337-char remark

    Show marketing remark (337 chars)

    Motivated seller. Price reduced $5000. Very unique property. The home features 2 bedrooms and 2 baths with an attached 1 Bedroom, 1 Bath Efficiency apartment. Would be a great home for college students or Mother-in-law room. The 2 car carport and 1 car garage is a plus. Centrally located and a short distance to Angelo State University.

12. 2026-02-19
    listed $169,900 Active 337-char remark

    Show marketing remark (337 chars)

    Motivated seller. Price reduced $5000. Very unique property. The home features 2 bedrooms and 2 baths with an attached 1 Bedroom, 1 Bath Efficiency apartment. Would be a great home for college students or Mother-in-law room. The 2 car carport and 1 car garage is a plus. Centrally located and a short distance to Angelo State University.

13. 2026-01-15
    soldstatus
14. 2014-06-19
    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: $3,054 · $255/mo
• Projected year-2 tax: $3,054 · $255/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 12% 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: $19,712
• − Mortgage interest: −$8,122
• − Property taxes: −$3,054
• − Insurance: −$725
• − Repairs & maintenance: −$1,577
• − Management: −$1,577
• − Depreciation: −$4,218
• Taxable income: $438
• Est. tax owed @ 24.0%: −$105
• After-tax cash flow: $2,563/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

-8.8% since first listed

6 events — show timeline

• 2026-04-22 Price Changed $154,900 SAAR TX
• 2026-03-30 Price Changed $159,900 SAAR TX
• 2026-03-17 Price Changed $164,900 SAAR TX
• 2026-02-19 Listed $169,900 SAAR TX
• 2026-01-15 Sold (Public Records) — Public Records
• 2014-06-19 Sold (Public Records) — Public Records

Property tax history

-0.5%/yr

Latest (2025): $3,054 · +26.0% YoY. Source: county tax records.