2102 Carlton Way · San Angelo, TX 76901

$155,000

2 bd · 1.0 ba · 832 sqft · SingleFamily public records · 23 Days on market

Built 1946 7,492 sqft lot Est $145k · 7% over

---

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).

• Appreciation +10.0/10.0
• Cash flow +7.6/30.0
• ARV discount +4.3/15.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• 1% rule +2.7/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0

Listing remarks MLS

Searching for a place to call home in the Santa Rita neighborhood? You'll love this updated 2 bedroom, 1 bathroom home on a corner lot and conveniently located near shopping, dining, and Angelo State University. Stepping inside, you'll be welcomed by a comfortable living area, complete with wood-look tile and new double pane windows. The living room is seamlessly connected to the remodeled kitchen and dining area, featuring new countertops, cabinets, and backsplash. You'll also find newer carpet in both bedrooms along with a newly updated bathroom. In the spacious backyard, you'll find a covered patio area perfect for grilling out, entertaining guests, or relaxing after a long day. This remodeled property is ready for its new owners. Welcome home!

Key facts

• Sprinkler system
• 7,492 sq ft lot
• Parking

Tags

• SPRINKLER SYSTEM

Property features AI

Exterior

• Parking: Carport (1 space)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Water connected
• Home design: Single-family residence; One story
• Construction: Fiber cement construction; Slab foundation; Composition roof; Built as a single-family home
• Exterior features: Privacy fencing / fenced yard; Landscaped yard; Front and rear sprinklers; Paved city street; public maintained road; Corner lot

Interior

• Kitchen: Disposal; Electric range; Refrigerator
• Bedrooms: Total rooms: 4
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Forced air; Natural gas heating; Central air conditioning; Electric cooling; Ceiling fan(s)
• Interior features: Storage; Laminate counters; Ceiling fan(s); Blinds; Double-pane windows; Window coverings
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry in kitchen; Gas water heater

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 $-183 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $123k (20.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (23.4% below list).
• Recommended offer: $119k (23.4% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 3.8% in San Angelo — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 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).
• Market conditions: Rents rising fast (+5.8%/yr); 334 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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.
• 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 23 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1946 — 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 $118,699 (23.4% 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 1946 — 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. 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?
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: 0.77% ✗
• Cap rate: 4.88%
• Cash-on-cash: -5.06%
• DSCR: 0.77
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $144,768
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1512 Tyler St	0.06mi	2/1.0	805 (-3%)	21mo	$150,000	$186	74
1315 Evans St	0.24mi	2/1.0	828 (-0%)	24mo	$147,500	$178	68
1853 Twohig Ave	0.47mi	2/1.0	832 (0%)	14mo	$129,900	$156	66
2314 W Concho Ave	0.36mi	2/1.0	785 (-6%)	15mo	$85,000	$108	61
402 S Pierce St	0.31mi	2/1.0	918 (+10%)	24mo	$160,000	$174	49
2020 Live Oak St	0.27mi	2/1.0	936 (+12%)	21mo	$140,000	$150	49
1307 W Ave M	0.49mi	2/1.0	936 (+12%)	14mo	$165,000	$176	44

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: 21.5%
• Equity multiple: 2.76×
• Total profit: $76,224
• Equity at exit: $139,636

10-year hold

• IRR: 20.1%
• Equity multiple: 6.56×
• Total profit: $241,475
• 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: 10.9×

Monthly cashflow live

• Estimated rent: $1,187 high
• Mortgage (P&I): −$813
• Tax from tax record: −$243 /mo · $2,919/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $-183

Break-even live

Break-even rent $1,419

Max offer price $122,676

Occupancy floor —

Sensitivity live

Price	-10% $-95	-5% $-139	+0% $-183	+5% $-227	+10% $-271
Rent	-10% $-277	-5% $-230	+0% $-183	+5% $-136	+10% $-89
Rate	-1.0pp $-105	-0.5pp $-144	base $-183	+0.5pp $-223	+1.0pp $-264

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 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1818 S Lincoln St San Angelo, TX	2.0	1.0–2.0	555	$1,199	$2.16	22d	19	0.22mi
2065 Live Oak St San Angelo, TX	2.0	1.0	720	$950	$1.32	45d	1	0.23mi
212 S Fillmore St Unit B San Angelo, TX	2.0	1.0	800	$999	$1.25	45d	1	0.40mi
121 N Van Buren St Unit A San Angelo, TX	2.0	1.0	715	$1,095	$1.53	22d	1	0.79mi
3130 W Beauregard Ave San Angelo, TX	1.0–2.0	1.0	690	$875	$1.27	22d	1	1.07mi
1222 S Abe St Unit CK-26 San Angelo, TX	1.0	1.0	619	$875	$1.41	45d	1	1.11mi
1222 S Abe St Unit CK-02 San Angelo, TX	2.0	1.5	837	$1,200	$1.43	45d	1	1.11mi
1222 S Abe St Unit CK-04 San Angelo, TX	1.0	1.0	694	$1,000	$1.44	45d	1	1.11mi
1222 S Abe St Unit CK-03 San Angelo, TX	2.0	1.5	1007	$1,425	$1.42	45d	1	1.11mi
705 Childress St San Angelo, TX	2.0	1.0	872	$1,400	$1.61	45d	1	1.15mi
2548 A and M Ave San Angelo, TX	3.0	1.5	1092	$1,500	$1.37	22d	1	1.23mi
2630 Waco St San Angelo, TX	3.0	2.0	1024	$1,600	$1.56	22d	1	1.27mi
2431 College Hills Blvd San Angelo, TX	1.0–3.0	1.0–2.0	1025	$1,254	$1.22	22d	17	1.35mi
902 Shiloh St Unit RE-908-C San Angelo, TX	2.0	1.5	925	$1,175	$1.27	45d	1	1.39mi
902 Shiloh St Unit RE-908-16 San Angelo, TX	2.0	1.0	875	$1,125	$1.29	45d	1	1.39mi
902 Shiloh St Unit RE-908-20 San Angelo, TX	1.0	1.0	800	$1,025	$1.28	45d	1	1.39mi
209 West Avenue C Unit A San Angelo, TX	2.0	2.0	1100	$1,400	$1.27	45d	1	1.45mi

Listing history 28 events

1. 2026-06-22
   days on market $155,000 Active 23 DOM
2. 2026-06-19
   days on market $155,000 Active 21 DOM
3. 2026-06-18
   days on market $155,000 Active 20 DOM
4. 2026-06-17
   days on market $155,000 Active 19 DOM
5. 2026-06-17
   price $155,000 Active 18 DOM
6. 2026-06-16
   days on market $175,000 Active 18 DOM
7. 2026-06-15
   days on market $175,000 Active 17 DOM
8. 2026-06-14
   days on market $175,000 Active 15 DOM
9. 2026-06-13
   days on market $175,000 Active 14 DOM
10. 2026-06-10
    days on market $175,000 Active 12 DOM
11. 2026-06-09
    days on market $175,000 Active 11 DOM
12. 2026-06-08
    days on market $175,000 Active 10 DOM
13. 2026-06-07
    days on market $175,000 Active 9 DOM
14. 2026-06-02
    days on market $175,000 Active 4 DOM
15. 2026-06-01
    days on market $175,000 Active 3 DOM
16. 2026-05-31
    days on market $175,000 Active 2 DOM
17. 2026-05-29
    listed $175,000 Active
18. 2022-05-27
    soldstatus
19. 2022-05-26
    soldstatus Closed 757-char remark

    Show marketing remark (757 chars)

    Searching for a place to call home in the Santa Rita neighborhood? You'll love this updated 2 bedroom, 1 bathroom home on a corner lot and conveniently located near shopping, dining, and Angelo State University. Stepping inside, you'll be welcomed by a comfortable living area, complete with wood-look tile and new double pane windows. The living room is seamlessly connected to the remodeled kitchen and dining area, featuring new countertops, cabinets, and backsplash. You'll also find newer carpet in both bedrooms along with a newly updated bathroom. In the spacious backyard, you'll find a covered patio area perfect for grilling out, entertaining guests, or relaxing after a long day. This remodeled property is ready for its new owners. Welcome home!

20. 2022-04-16
    historical 757-char remark

    Show marketing remark (757 chars)

    Searching for a place to call home in the Santa Rita neighborhood? You'll love this updated 2 bedroom, 1 bathroom home on a corner lot and conveniently located near shopping, dining, and Angelo State University. Stepping inside, you'll be welcomed by a comfortable living area, complete with wood-look tile and new double pane windows. The living room is seamlessly connected to the remodeled kitchen and dining area, featuring new countertops, cabinets, and backsplash. You'll also find newer carpet in both bedrooms along with a newly updated bathroom. In the spacious backyard, you'll find a covered patio area perfect for grilling out, entertaining guests, or relaxing after a long day. This remodeled property is ready for its new owners. Welcome home!

21. 2022-04-12
    listed $120,000 757-char remark

    Show marketing remark (757 chars)

    Searching for a place to call home in the Santa Rita neighborhood? You'll love this updated 2 bedroom, 1 bathroom home on a corner lot and conveniently located near shopping, dining, and Angelo State University. Stepping inside, you'll be welcomed by a comfortable living area, complete with wood-look tile and new double pane windows. The living room is seamlessly connected to the remodeled kitchen and dining area, featuring new countertops, cabinets, and backsplash. You'll also find newer carpet in both bedrooms along with a newly updated bathroom. In the spacious backyard, you'll find a covered patio area perfect for grilling out, entertaining guests, or relaxing after a long day. This remodeled property is ready for its new owners. Welcome home!

22. 2018-07-31
    soldstatus
23. 2013-03-06
    soldstatus
24. 2013-03-04
    soldstatus 57-char remark

    Show marketing remark (57 chars)

    Beautiful Santa Rita home within walking distance to ASU.

25. 2013-01-30
    listed $79,900 57-char remark

    Show marketing remark (57 chars)

    Beautiful Santa Rita home within walking distance to ASU.

26. 2010-07-12
    soldstatus
27. 2010-07-09
    soldstatus
28. 2010-05-13
    listed $79,900

ⓘ 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: $2,919 · $243/mo
• Projected year-2 tax: $2,919 · $243/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: $14,244
• − Mortgage interest: −$8,682
• − Property taxes: −$2,919
• − Insurance: −$775
• − Repairs & maintenance: −$1,140
• − Management: −$1,140
• − Depreciation: −$4,509
• Taxable loss: −$4,921
• Est. tax savings @ 24.0%: +$1,181
• After-tax cash flow: $-1,015/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

+119.0% since first listed

12 events — show timeline

• 2026-05-29 Listed $175,000 SAAR TX
• 2022-05-27 Sold (Public Records) — Public Records
• 2022-05-26 Sold (MLS) — SAAR TX
• 2022-04-16 Delisted — SAAR TX
• 2022-04-12 Listed $120,000 SAAR TX
• 2018-07-31 Sold (Public Records) — Public Records
• 2013-03-06 Sold (Public Records) — Public Records
• 2013-03-04 Sold (MLS) — SAAR TX
• 2013-01-30 Listed $79,900 SAAR TX
• 2010-07-12 Sold (MLS) — SAAR TX
• 2010-07-09 Sold (Public Records) — Public Records
• 2010-05-13 Listed $79,900 SAAR TX

Property tax history

+3.6%/yr

Latest (2025): $2,919 · +16.3% YoY. Source: county tax records.