1821 Colorado Ave · San Angelo, TX 76901

$155,000

2 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 15 Days on market

Built 1948 7,492 sqft lot $140/sqft · 13% below area Est $179k · 13% under

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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).

• ARV discount +13.5/15.0
• Cash flow +10.8/30.0
• Appreciation +10.0/10.0
• Rent growth +3.9/5.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• DSCR +3.1/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Don't miss this great little starter home. Two bedroom, one bath in the Greater Santa Rita Area, fresh paint outside, hardwood floors and recent composition roof, large rooms and large back yard. Close to downtown shopping and restaurants.

Key facts

• Carport
• Fenced backyard
• Corner lot

Tags

• CORNER LOT
• FENCED BACKYARD
• CARPORT
• DRIVE-IN GATE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-71 ($-854/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (8.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (11.7% below list).
• Recommended offer: $137k (11.7% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: 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); 334 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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 $17k 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.
• At projected returns (10.0% appreciation + 5.8% rent growth), your $43k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask is 11% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1948 — 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 $136,792 (11.7% 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. Built in 1948 — 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: 0.88% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.97%
• DSCR: 0.91
• GRM: 9.4

CMA / ARV

• ARV (median comp): $178,745
• List price: $155,000
• Delta: -13.28%
• 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
1913 W Twohig Ave	0.12mi	3/1.5 (+1)	1,106 (+0%)	7mo	$169,000	$153	81
1315 Pecos St	0.41mi	2/1.0	1,100 (-0%)	7mo	$137,500	$125	74
206 N Van Buren St	0.33mi	2/1.0	1,008 (-9%)	1mo	$167,500	$166	69
312 N Milton St	0.40mi	2/2.0	1,080 (-2%)	6mo	$165,000	$153	68
2319 Colorado St	0.47mi	3/2.0 (+1)	1,109 (+0%)	4mo	$205,000	$185	65
402 Westland Ave	0.54mi	2/1.0	1,070 (-3%)	7mo	$147,500	$138	64
2403 Freeland Ave	0.73mi	2/2.0	1,120 (+1%)	2mo	$179,900	$161	58
215 Westland St	0.47mi	2/1.0	971 (-12%)	1mo	$124,900	$129	57
2525 Colorado Ave	0.62mi	2/1.0	1,204 (+9%)	1mo	$170,000	$141	56
2019 Freeland Ave	0.57mi	2/1.0	1,008 (-9%)	5mo	$127,500	$126	55
1520 S Harrison St	0.48mi	3/2.0 (+1)	1,224 (+11%)	3mo	$130,000	$106	48
312 N Washington St	0.67mi	2/1.0	1,004 (-9%)	8mo	$124,900	$124	48

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: 23.9%
• Equity multiple: 2.93×
• Total profit: $83,889
• Equity at exit: $139,636

10-year hold

• IRR: 21.9%
• Equity multiple: 6.98×
• Total profit: $259,671
• Equity at exit: $301,131

Cash invested: $43,400 (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: 334
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,368 high
• Mortgage (P&I): −$813
• Tax from tax record: −$274 /mo · $3,292/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $-71

Break-even live

Break-even rent $1,458

Max offer price $142,434

Occupancy floor —

Sensitivity live

Price	-10% $17	-5% $-27	+0% $-71	+5% $-115	+10% $-159
Rent	-10% $-179	-5% $-125	+0% $-71	+5% $-17	+10% $37
Rate	-1.0pp $7	-0.5pp $-32	base $-71	+0.5pp $-111	+1.0pp $-152

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 24 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	45d	1	0.30mi
212 S Fillmore St Unit B San Angelo, TX	2.0	1.0	800	$999	$1.25	45d	1	0.31mi
121 N Van Buren St Unit A San Angelo, TX	2.0	1.0	715	$1,095	$1.53	23d	1	0.32mi
1725 West Avenue M Unit M San Angelo, TX	2.0	1.0	1202	$1,350	$1.12	23d	1	0.58mi
2430 Rio Grande St San Angelo, TX	3.0	1.0	1200	$1,395	$1.16	45d	1	0.64mi
1835 Willow St San Angelo, TX	3.0	1.0	1267	$1,750	$1.38	45d	1	0.65mi
1818 S Lincoln St San Angelo, TX	2.0	1.0–2.0	555	$1,199	$2.16	23d	19	0.69mi
711 N Monroe St San Angelo, TX	3.0	1.0	1345	$1,500	$1.12	45d	1	0.73mi
902 Shiloh St Unit RE-908-20 San Angelo, TX	1.0	1.0	800	$1,025	$1.28	45d	1	0.91mi
902 Shiloh St Unit RE-908-C San Angelo, TX	2.0	1.5	925	$1,175	$1.27	45d	1	0.91mi
902 Shiloh St Unit RE-908-16 San Angelo, TX	2.0	1.0	875	$1,125	$1.29	45d	1	0.91mi
705 Childress St San Angelo, TX	2.0	1.0	872	$1,400	$1.61	45d	1	0.94mi
2013 Rosemont Dr San Angelo, TX	3.0	2.0	1400	$2,100	$1.50	23d	1	1.03mi
1222 S Abe St Unit CK-02 San Angelo, TX	2.0	1.5	837	$1,200	$1.43	45d	1	1.03mi
1222 S Abe St Unit CK-03 San Angelo, TX	2.0	1.5	1007	$1,425	$1.42	45d	1	1.03mi
2102 Webster St San Angelo, TX	3.0	1.0	1233	$1,750	$1.42	45d	1	1.05mi
2630 Waco St San Angelo, TX	3.0	2.0	1024	$1,600	$1.56	23d	1	1.10mi
2804 Abilene St San Angelo, TX	3.0	2.0	1304	$1,550	$1.19	45d	1	1.23mi
209 West Avenue C Unit A San Angelo, TX	2.0	2.0	1100	$1,400	$1.27	45d	1	1.25mi
2756 Sac Ave San Angelo, TX	3.0	1.0	1461	$1,650	$1.13	45d	1	1.28mi
2629 Forest Park Ave San Angelo, TX	3.0	2.0	1336	$1,895	$1.42	45d	1	1.28mi
706 W 16th St San Angelo, TX	3.0	2.0	1298	$1,590	$1.22	23d	1	1.43mi
1929 Raney St San Angelo, TX	1.0–2.0	1.0–2.0	765	$1,000	$1.31	23d	4	1.45mi
1405 Hassell St San Angelo, TX	3.0	2.0	1064	$1,950	$1.83	45d	1	1.46mi

Listing history 9 events

1. 2026-05-14
   status Pending 570-char remark
2. 2026-04-29
   listed $155,000 Active 570-char remark
3. 2022-09-08
   soldstatus
4. 2022-09-07
   soldstatus Closed 239-char remark

   Show marketing remark (239 chars)

   Don't miss this great little starter home. Two bedroom, one bath in the Greater Santa Rita Area, fresh paint outside, hardwood floors and recent composition roof, large rooms and large back yard. Close to downtown shopping and restaurants.

5. 2022-08-09
   status Pending 239-char remark

   Show marketing remark (239 chars)

   Don't miss this great little starter home. Two bedroom, one bath in the Greater Santa Rita Area, fresh paint outside, hardwood floors and recent composition roof, large rooms and large back yard. Close to downtown shopping and restaurants.

6. 2022-08-03
   listed $139,900 Active 239-char remark

   Show marketing remark (239 chars)

   Don't miss this great little starter home. Two bedroom, one bath in the Greater Santa Rita Area, fresh paint outside, hardwood floors and recent composition roof, large rooms and large back yard. Close to downtown shopping and restaurants.

7. 2017-08-18
   soldstatus

   Show marketing remark (11 chars)

   Sold as is.

8. 2017-08-01
   listed $49,000

   Show marketing remark (11 chars)

   Sold as is.

9. 2005-06-03
   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: $3,292 · $274/mo
• Projected year-2 tax: $3,292 · $274/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 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: $16,415
• − Mortgage interest: −$8,682
• − Property taxes: −$3,292
• − Insurance: −$775
• − Repairs & maintenance: −$1,313
• − Management: −$1,313
• − Depreciation: −$4,509
• Taxable loss: −$3,470
• Est. tax savings @ 24.0%: +$833
• After-tax cash flow: $-21/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
• 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

+185.5% since first listed

8 events — show timeline

• 2026-04-14 Sold (Public Records) — Public Records
• 2022-09-08 Sold (Public Records) — Public Records
• 2022-09-07 Sold (MLS) — SAAR TX
• 2022-08-09 Pending — SAAR TX
• 2022-08-03 Listed $139,900 SAAR TX
• 2017-08-18 Sold (MLS) — SAAR TX
• 2017-08-01 Listed $49,000 SAAR TX
• 2005-06-03 Sold (Public Records) — Public Records

Property tax history

+7.4%/yr

Latest (2025): $3,292 · +17.5% YoY. Source: county tax records.