415 E Harris Ave · San Angelo, TX 76903

$109,900

2 bd · 2.0 ba · 1,310 sqft · SingleFamily public records · 161 Days on market

Built 1959 10,628 sqft lot $84/sqft · 13% below area Est $126k · 13% under ↓ 33% 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 +27.4/30.0
• ARV discount +13.2/15.0
• DSCR +9.6/10.0
• 1% rule +7.4/10.0
• Rent growth +4.6/5.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* Reduced Price! * This property is full of potential - with just a little TLC, it can truly shine- perfect for investors or anyone looking for a project with a big upside. Don't miss this 2 bedroom 2 bath home with a water well, metal roof, sprinkler system, tankless water heater and a detached two car garage with tons of extra storage! Located on an amazing lot right in town near Shannon hospital and downtown shopping Go check it out today!!

Key facts

• Metal roof
• Extra storage
• Sprinkler system

Tags

• METAL ROOF
• SPRINKLER SYSTEM
• TANKLESS WATER HEATER
• DETACHED TWO CAR GARAGE
• EXTRA STORAGE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $320 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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 (+8.5%/yr); 227 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).
• This rent runs 33% of the median local income ($49k/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 $760 of loan paydown is wiped out by about $3k 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 + 8.0% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — 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: 1.24% ✓
• Cap rate: 9.79%
• Cash-on-cash: 12.50%
• DSCR: 1.56
• GRM: 6.7

CMA / ARV

• ARV (median comp): $125,708
• List price: $109,900
• Delta: -12.57%
• 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
415 E Harris Ave	0.00mi	2/2.0	1,310 (0%)	1mo	$109,900	$84	99
407 Koberlin St	0.19mi	2/1.0	1,347 (+3%)	5mo	$126,000	$94	78
119 N Malone St	0.17mi	3/1.0 (+1)	1,248 (-5%)	4mo	$159,500	$128	72
231 N Malone St	0.29mi	2/1.0	1,284 (-2%)	10mo	$187,900	$146	70
721 Spaulding St	0.40mi	3/2.0 (+1)	1,403 (+7%)	1mo	$184,900	$132	64
916 Preusser St	0.45mi	3/2.0 (+1)	1,277 (-2%)	12mo	$175,000	$137	60
709 E Harris Ave	0.25mi	2/1.0	1,118 (-15%)	10mo	$155,000	$139	52
213 N Pope St	0.38mi	3/1.0 (+1)	1,200 (-8%)	14mo	$169,500	$141	48
1118 Preusser St	0.63mi	3/2.0 (+1)	1,242 (-5%)	14mo	$151,998	$122	45
202 S Baze St	0.53mi	3/2.0 (+1)	1,415 (+8%)	15mo	$252,000	$178	45
123 S Baze St	0.50mi	3/4.0 (+1)	1,464 (+12%)	2mo	$179,900	$123	43
115 W 3rd St	0.70mi	2/1.0	1,208 (-8%)	11mo	$154,900	$128	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 7.7%
• Equity multiple: 1.32×
• Total profit: $9,848
• Equity at exit: $16,386

10-year hold

• IRR: 21.0%
• Equity multiple: 3.20×
• Total profit: $67,824
• Equity at exit: $9,502

Cash invested: $30,772 (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 76903

• Rents YoY: 8.5%
• Active inventory: 227
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,367 high
• Mortgage (P&I): −$576
• Tax est. 1.5%: −$137 /mo · $1,648/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $320

Break-even live

Break-even rent $961

Max offer price $109,900

Occupancy floor 72%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
212 Koberlin St San Angelo, TX	2.0	2.0	925	$945	$1.02	43d	1	0.33mi
1173 Benedict Dr San Angelo, TX	1.0–4.0	1.0–2.0	868	$1,213	$1.40	21d	10	0.80mi
15 N Bell St San Angelo, TX	3.0	1.0	1288	$1,850	$1.44	21d	1	0.91mi
209 West Avenue C Unit A San Angelo, TX	2.0	2.0	1100	$1,400	$1.27	43d	1	0.92mi
1320 Orient St San Angelo, TX	3.0	2.0	1298	$1,595	$1.23	21d	1	1.23mi
1222 S Abe St Unit CK-03 San Angelo, TX	2.0	1.5	1007	$1,425	$1.42	43d	1	1.33mi
318 Montague Ave San Angelo, TX	3.0	1.0	1048	$1,850	$1.77	21d	1	1.41mi
1569 Clayton St San Angelo, TX	3.0	2.0	1372	$1,850	$1.35	44d	1	1.45mi
902 Shiloh St Unit RE-908-16 San Angelo, TX	2.0	1.0	875	$1,125	$1.29	43d	1	1.50mi
902 Shiloh St Unit RE-908-C San Angelo, TX	2.0	1.5	925	$1,175	$1.27	43d	1	1.50mi

Listing history 11 events

1. 2026-05-12
   status Pending 450-char remark

   Show marketing remark (450 chars)

   * Reduced Price! * This property is full of potential - with just a little TLC, it can truly shine- perfect for investors or anyone looking for a project with a big upside. Don't miss this 2 bedroom 2 bath home with a water well, metal roof, sprinkler system, tankless water heater and a detached two car garage with tons of extra storage! Located on an amazing lot right in town near Shannon hospital and downtown shopping Go check it out today!!

2. 2026-04-08
   price $109,900 450-char remark

   Show marketing remark (450 chars)

   * Reduced Price! * This property is full of potential - with just a little TLC, it can truly shine- perfect for investors or anyone looking for a project with a big upside. Don't miss this 2 bedroom 2 bath home with a water well, metal roof, sprinkler system, tankless water heater and a detached two car garage with tons of extra storage! Located on an amazing lot right in town near Shannon hospital and downtown shopping Go check it out today!!

3. 2025-12-02
   listed $119,900 Active 450-char remark

   Show marketing remark (450 chars)

   * Reduced Price! * This property is full of potential - with just a little TLC, it can truly shine- perfect for investors or anyone looking for a project with a big upside. Don't miss this 2 bedroom 2 bath home with a water well, metal roof, sprinkler system, tankless water heater and a detached two car garage with tons of extra storage! Located on an amazing lot right in town near Shannon hospital and downtown shopping Go check it out today!!

4. 2025-10-07
   status Active
5. 2025-10-07
   price $139,900
6. 2025-10-01
   status Pending
7. 2025-08-29
   price $149,900
8. 2025-06-20
   listed $164,900 Active
9. 2024-11-01
   soldstatus
10. 2020-05-14
    soldstatus
11. 2019-06-26
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 14% 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: $16,405
• − Mortgage interest: −$6,156
• − Property taxes: −$1,648
• − Insurance: −$550
• − Repairs & maintenance: −$1,312
• − Management: −$1,312
• − Depreciation: −$3,197
• Taxable income: $2,229
• Est. tax owed @ 24.0%: −$535
• After-tax cash flow: $3,311/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): 29,947
• Household income: $49,498
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1255.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 56% White 36% Two or more races 26% Black 5%
• Hispanic origin (detail): Mexican 49% Puerto Rican 1%
• Common ancestry: Italian 1% Serbian 1% Slovak 1%
• Foreign-born: 10% · Canada
• Languages at home: 66% English-only · Spanish 33%

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: ▼ -164.90%
• Current HPI: 217.0406
• Rent YoY: ▲ 8.46%
• 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

-33.4% since first listed

11 events — show timeline

• 2026-05-12 Pending — SAAR TX
• 2026-04-08 Price Changed $109,900 SAAR TX
• 2025-12-02 Listed $119,900 SAAR TX
• 2025-10-07 Relisted — SAAR TX
• 2025-10-07 Price Changed $139,900 SAAR TX
• 2025-10-01 Pending — SAAR TX
• 2025-08-29 Price Changed $149,900 SAAR TX
• 2025-06-20 Listed $164,900 SAAR TX
• 2024-11-01 Sold (Public Records) — Public Records
• 2020-05-14 Sold (Public Records) — Public Records
• 2019-06-26 Sold (Public Records) — Public Records

Property tax history

+19.8%/yr

Latest (2025): $5,744 · +220.7% YoY. Source: county tax records.