1826 W Avenue K · San Angelo, TX 76901

$135,000

2 bd · 1.0 ba · 1,036 sqft · SingleFamily public records · 37 Days on market

Built 1927 7,884 sqft lot $130/sqft · 22% below area Est $173k · 22% 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 +15.0/15.0
• Cash flow +13.8/30.0
• Appreciation +10.0/10.0
• 1% rule +5.1/10.0
• DSCR +4.2/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0

Listing remarks

A home in the desirable Santa Rita neighborhood! This charming 2-bedroom, 1-bath home sits on a corner lot and is full of character. Featuring original hardwood floors, a cozy porch, and a beautiful green lawn, it's the kind of home that just feels inviting the moment you arrive. Enjoy cooking on a gas range and relaxing in the large backyard complete with a privacy fence — perfect for entertaining or unwinding at the end of the day. Classic charm, great location, and plenty of outdoor space. .. this one won't last long!

Key facts

• Large backyard
• Privacy fence
• Cozy porch

Tags

• ORIGINAL HARDWOOD FLOORS
• COZY PORCH
• BEAUTIFUL GREEN LAWN
• GAS RANGE
• LARGE BACKYARD
• PRIVACY FENCE

Property features AI

Exterior

• Parking: Detached carport; 2 carport spaces; Driveway
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Water connected
• Home design: Single-family residence; One-level
• Construction: Frame construction; Pillar/post/pier foundation; Composition/shingle roof
• Exterior features: Front porch; Privacy fencing / fenced yard; Corner lot; Paved city street frontage; Publicly maintained road

Interior

• Kitchen: Gas range
• Flooring: Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Floor furnace heating (propane); Wall/window air conditioning units
• Interior features: Wood flooring; Living room fireplace; Gas water heater; Smoke detector(s); Outbuilding
• Laundry & utility: Laundry in garage; Outdoor laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $13 ($154/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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); 331 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $14k of equity ($933 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 $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1927 — 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 $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.01% ✓
• Cap rate: 6.41%
• Cash-on-cash: 0.41%
• DSCR: 1.02
• GRM: 8.3

CMA / ARV

• ARV (median comp): $173,321
• List price: $135,000
• Delta: -22.11%
• 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
2415 Colorado Ave	0.50mi	2/1.0	1,018 (-2%)	8mo	$162,000	$159	67
1913 W Twohig Ave	0.33mi	3/1.5 (+1)	1,106 (+7%)	7mo	$169,000	$153	60
206 N Van Buren St	0.74mi	2/1.0	1,008 (-3%)	1mo	$167,500	$166	60
1117 Algerita Dr	0.57mi	2/2.0	1,064 (+3%)	8mo	$298,000	$280	58
215 Westland St	0.73mi	2/1.0	971 (-6%)	1mo	$124,900	$129	55
2319 Colorado St	0.47mi	3/2.0 (+1)	1,109 (+7%)	4mo	$205,000	$185	54
410 S Van Buren St	0.34mi	2/1.5	1,155 (+12%)	12mo	$190,000	$165	53
2310 W Twohig Ave	0.42mi	2/1.0	1,158 (+12%)	11mo	$182,500	$158	52
1307 W Ave M	0.46mi	2/1.0	936 (-10%)	14mo	$165,000	$176	50
217 S Monroe St	0.49mi	2/1.0	1,175 (+13%)	12mo	$129,000	$110	45
17 N Madison St	0.72mi	2/1.0	936 (-10%)	14mo	$135,000	$144	39
116 N Monroe St	0.75mi	3/2.0 (+1)	1,170 (+13%)	13mo	$225,000	$192	24

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: 25.7%
• Equity multiple: 3.07×
• Total profit: $78,346
• Equity at exit: $121,619

10-year hold

• IRR: 23.5%
• Equity multiple: 7.33×
• Total profit: $239,141
• Equity at exit: $262,275

Cash invested: $37,800 (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 76901

• Home prices YoY: 6.4%
• Rents YoY: 5.8%
• Active inventory: 331
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,359 high
• Mortgage (P&I): −$708
• Tax from tax record: −$297 /mo · $3,559/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $13

Break-even live

Break-even rent $1,343

Max offer price $135,000

Occupancy floor 94%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1725 West Avenue M Unit M San Angelo, TX	2.0	1.0	1202	$1,350	$1.12	21d	1	0.16mi
2065 Live Oak St San Angelo, TX	2.0	1.0	720	$950	$1.32	44d	1	0.25mi
1818 S Lincoln St San Angelo, TX	2.0	1.0–2.0	555	$1,199	$2.16	21d	19	0.34mi
212 S Fillmore St Unit B San Angelo, TX	2.0	1.0	800	$999	$1.25	44d	1	0.43mi
121 N Van Buren St Unit A San Angelo, TX	2.0	1.0	715	$1,095	$1.53	21d	1	0.73mi
2013 Rosemont Dr San Angelo, TX	3.0	2.0	1400	$2,100	$1.50	21d	1	0.77mi
2430 Rio Grande St San Angelo, TX	3.0	1.0	1200	$1,395	$1.16	44d	1	0.80mi
1222 S Abe St Unit CK-02 San Angelo, TX	2.0	1.5	837	$1,200	$1.43	44d	1	0.98mi
1222 S Abe St Unit CK-03 San Angelo, TX	2.0	1.5	1007	$1,425	$1.42	44d	1	0.98mi
1835 Willow St San Angelo, TX	3.0	1.0	1267	$1,750	$1.38	44d	1	1.04mi
2756 Sac Ave San Angelo, TX	3.0	1.0	1461	$1,650	$1.13	44d	1	1.07mi
711 N Monroe St San Angelo, TX	3.0	1.0	1345	$1,500	$1.12	44d	1	1.14mi
705 Childress St San Angelo, TX	2.0	1.0	872	$1,400	$1.61	44d	1	1.20mi
902 Shiloh St Unit RE-908-C San Angelo, TX	2.0	1.5	925	$1,175	$1.27	44d	1	1.30mi
902 Shiloh St Unit RE-908-16 San Angelo, TX	2.0	1.0	875	$1,125	$1.29	44d	1	1.30mi
902 Shiloh St Unit RE-908-20 San Angelo, TX	1.0	1.0	800	$1,025	$1.28	44d	1	1.30mi
209 West Avenue C Unit A San Angelo, TX	2.0	2.0	1100	$1,400	$1.27	44d	1	1.31mi
2630 Waco St San Angelo, TX	3.0	2.0	1024	$1,600	$1.56	21d	1	1.32mi
2548 A and M Ave San Angelo, TX	3.0	1.5	1092	$1,500	$1.37	21d	1	1.34mi
2102 Webster St San Angelo, TX	3.0	1.0	1233	$1,750	$1.42	44d	1	1.42mi
2804 Abilene St San Angelo, TX	3.0	2.0	1304	$1,550	$1.19	44d	1	1.44mi
66 West Avenue U Unit G San Angelo, TX	2.0	2.0	1156	$1,900	$1.64	44d	1	1.46mi
2431 College Hills Blvd San Angelo, TX	1.0–3.0	1.0–2.0	1025	$1,254	$1.22	21d	17	1.49mi
1320 Orient St San Angelo, TX	3.0	2.0	1298	$1,595	$1.23	21d	1	1.49mi

Listing history 16 events

1. 2026-06-19
   days on market $135,000 Active 37 DOM
2. 2026-06-18
   days on market $135,000 Active 36 DOM
3. 2026-06-17
   days on market $135,000 Active 35 DOM
4. 2026-06-16
   days on market $135,000 Active 34 DOM
5. 2026-06-15
   days on market $135,000 Active 33 DOM
6. 2026-06-14
   days on market $135,000 Active 31 DOM
7. 2026-06-13
   days on market $135,000 Active 30 DOM
8. 2026-06-10
   days on market $135,000 Active 28 DOM
9. 2026-06-09
   days on market $135,000 Active 27 DOM
10. 2026-06-08
    days on market $135,000 Active 26 DOM
11. 2026-06-07
    days on market $135,000 Active 25 DOM
12. 2026-06-02
    days on market $135,000 Active 20 DOM
13. 2026-06-01
    days on market $135,000 Active 19 DOM
14. 2026-05-31
    days on market $135,000 Active 18 DOM
15. 2026-05-30
    days on market $135,000 Active 17 DOM
16. 2026-05-13
    listed $135,000 Active 533-char remark

ⓘ 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: $3,559 · $297/mo
• Projected year-2 tax: $3,559 · $297/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: $16,307
• − Mortgage interest: −$7,562
• − Property taxes: −$3,559
• − Insurance: −$675
• − Repairs & maintenance: −$1,305
• − Management: −$1,305
• − Depreciation: −$3,927
• Taxable loss: −$2,025
• Est. tax savings @ 24.0%: +$486
• After-tax cash flow: $640/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

1 event — show timeline

• 2026-05-13 Listed $135,000 SAAR TX

Property tax history

+7.9%/yr

Latest (2025): $3,559 · +16.9% YoY. Source: county tax records.