3811 Wild Rye Trl Unit C · San Angelo, TX 76904

$165,000

3 bd · 2.0 ba · 1,068 sqft · MultiFamily public records · 3 Days on market

Built 1982 2,570 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.0/5.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Nicely updated low maintenance townhome unit is easy on the budget and even easier to enjoy. You'll love the location and the tucked away feel. Convenient split bedroom arrangement is great for families, room mates upsizers or downsizers. Laundry is inside and there is a spacious storage unit attached. Hurry and see this one before it's gone!!

Key facts

• Large tree
• Private yard
• Artificial turf

Tags

• PRIVATE YARD
• LARGE TREE
• ARTIFICIAL TURF
• FIREPLACE
• GLASS TILE BACKSPLASH
• GRANITE COUNTERTOPS

Property features AI

Exterior

• Parking: Covered detached carport (1 car); Additional paved parking; Driveway; Alley access
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity available; Sewer connected; Water connected
• Home design: Residential townhouse; One story; Updated / Remodeled
• Construction: Stucco construction; Composition/shingle roof; Slab foundation; Built/updated details not specified
• Exterior features: Front porch; Privacy fencing; Interior lot; Landscaped; Zero lot line; Paved road frontage on a city street; Publicly maintained road

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Vented exhaust fan; Electric water heater
• Bedrooms: Total of 7 rooms (configuration not specified)
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Heat pump; Central air conditioning; Ceiling fans
• Interior features: Storage; Granite counters; Ceiling fans; Double pane windows; Wood-burning fireplace in the living room
• Laundry & utility: Washer hookup; Electric dryer hookup; Inside laundry with laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $165k.

Deal economics

• At list price, monthly cash flow is $944 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $165k).
• Cap rate 13.2% 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: Bonham El (math 40% / reading 43%, grade F, #1,437 of 4,322 statewide, top 34%, 525 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 (+6.0%/yr); 521 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 233 units permitted in Tom Green County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% of the median local income ($82k/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 $5k 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 + 6.0% rent growth), your $46k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 13y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.61% ✓
• Cap rate: 13.16%
• Cash-on-cash: 24.52%
• DSCR: 2.09
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.03% rent growth · sell at horizon

5-year hold

• IRR: 21.3%
• Equity multiple: 1.90×
• Total profit: $41,795
• Equity at exit: $24,602

10-year hold

• IRR: 31.4%
• Equity multiple: 4.26×
• Total profit: $150,489
• Equity at exit: $14,266

Cash invested: $46,200 (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 76904

• Rents YoY: 6.0%
• Active inventory: 521
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,658 high
• Mortgage (P&I): −$865
• Tax from tax record: −$222 /mo · $2,660/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$558
• Net cashflow: $944

Break-even live

Break-even rent $1,463

Max offer price $165,000

Occupancy floor 59%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,658
Total (2 units)			$2,658

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4418 Southwest Blvd San Angelo, TX	1.0–2.0	1.0	801	$1,136	$1.42	21d	21	0.25mi
3326 Rock Brook Dr San Angelo, TX	1.0–2.0	1.0–2.0	886	$1,205	$1.36	21d	13	0.38mi
4429 White Ash Ln San Angelo, TX	2.0	2.0	1494	$2,400	$1.61	44d	1	0.44mi
4110 Wellington St San Angelo, TX	1.0–2.0	1.0–2.0	881	$1,145	$1.30	21d	4	0.81mi
3410 Wildewood Dr San Angelo, TX	1.0–2.0	1.0–2.0	882	$975	$1.10	21d	2	0.83mi
3609 High Meadow Dr San Angelo, TX	2.0	2.0	1266	$2,400	$1.90	44d	1	0.95mi
6133 Sherwood Way San Angelo, TX	1.0–3.0	1.0–2.0	983	$2,234	$2.27	21d	35	1.21mi
3426 Millbrook Dr San Angelo, TX	1.0–2.0	1.0–2.0	845	$1,459	$1.73	44d	13	1.27mi

Listing history 8 events

1. 2026-05-04
   status Pending 1376-char remark
2. 2026-04-30
   listed $165,000 Active 1376-char remark
3. 2021-03-19
   soldstatus
4. 2021-03-17
   soldstatus 345-char remark

   Show marketing remark (345 chars)

   Nicely updated low maintenance townhome unit is easy on the budget and even easier to enjoy. You'll love the location and the tucked away feel. Convenient split bedroom arrangement is great for families, room mates upsizers or downsizers. Laundry is inside and there is a spacious storage unit attached. Hurry and see this one before it's gone!!

5. 2021-02-07
   listed $120,000 345-char remark

   Show marketing remark (345 chars)

   Nicely updated low maintenance townhome unit is easy on the budget and even easier to enjoy. You'll love the location and the tucked away feel. Convenient split bedroom arrangement is great for families, room mates upsizers or downsizers. Laundry is inside and there is a spacious storage unit attached. Hurry and see this one before it's gone!!

6. 2013-08-30
   soldstatus

   Show marketing remark (110 chars)

   Just updated. New paint inside and out, new appliances, new tile flooring and new carpet. Very nice condition.

7. 2013-08-30
   soldstatus

   Show marketing remark (110 chars)

   Just updated. New paint inside and out, new appliances, new tile flooring and new carpet. Very nice condition.

8. 2013-08-28
   listed $84,500

   Show marketing remark (110 chars)

   Just updated. New paint inside and out, new appliances, new tile flooring and new carpet. Very nice condition.

ⓘ 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: $2,660 · $222/mo
• Projected year-2 tax: $3,020 · $252/mo
• Expected delta: +$360/yr (+$30/mo · 13.5%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 24 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $31,896
• − Mortgage interest: −$9,243
• − Property taxes: −$2,660
• − Insurance: −$825
• − Repairs & maintenance: −$2,552
• − Management: −$2,552
• − Depreciation: −$4,800
• Taxable income: $9,265
• Est. tax owed @ 24.0%: −$2,224
• After-tax cash flow: $9,106/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): 36,954
• Household income: $81,833
• Rent vs Own: 40.4% rent · 59.6% own
• Severe rent burden: 778.0

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 (60%)
• Race & ethnicity: White 60% Hispanic / Latino 30% Two or more races 17% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 82% English-only · Spanish 15% Tagalog/Filipino 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: ▼ -299.76%
• Current HPI: 176.0366
• Rent YoY: ▲ 6.03%
• 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

+95.3% since first listed

9 events — show timeline

• 2026-06-04 Sold (MLS) — SAAR TX
• 2026-05-04 Pending — SAAR TX
• 2026-04-30 Listed $165,000 SAAR TX
• 2021-03-19 Sold (Public Records) — Public Records
• 2021-03-17 Sold (MLS) — SAAR TX
• 2021-02-07 Listed $120,000 SAAR TX
• 2013-08-30 Sold (Public Records) — Public Records
• 2013-08-30 Sold (MLS) — SAAR TX
• 2013-08-28 Listed $84,500 SAAR TX

Property tax history

+3.3%/yr

Latest (2025): $2,660 · +3.4% YoY. Source: county tax records.