2219 W Twohig Ave · San Angelo, TX 76901

$172,500

2 bd · 1.0 ba · 1,238 sqft · SingleFamily public records · 94 Days on market

Built 1948 9,750 sqft lot $139/sqft · at area comps Est $175k · at est.

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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
• ARV discount +8.2/15.0
• Cash flow +7.0/30.0
• 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 +1.2/10.0

Listing remarks MLS

Charming 2 bedroom 1 bath home located in a highly desirable area very close to Brown Park! Situated on a large corner lot, this property offers plenty of outdoor space and great curb appeal. The oversized one-car garage provides extra storage space - perfect for tools, hobbies, or seasonal items. Inside you will find a spacious kitchen featuring newer appliances and a dedicated dining room, ideal for family meals or entertaining guests. Conveniently located near schools, shopping and entertainment, this home offers both comfort and convenience. Featuring wood floors, a metal roof, windows replaced in 2019 and water heater in 2024. Call for your private showing today!

Key facts

• Close to brown park
• Large corner lot
• Spacious kitchen

Tags

• LARGE CORNER LOT
• OUTDOOR SPACE
• OVERSIZED ONE-CAR GARAGE
• SPACIOUS KITCHEN
• DEDICATED DINING ROOM
• CLOSE TO BROWN PARK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $172k.

Deal economics

• At list price, monthly cash flow is $-251 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $128k (25.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (22.5% below list).
• Recommended offer: $128k (25.7% below list) — sets the bar for cash-flow.

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 (+5.8%/yr); 331 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $18k of equity ($1k loan paydown + $17k 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 ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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

• 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 $128,228 (25.7% 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. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 4.55%
• Cash-on-cash: -6.23%
• DSCR: 0.72
• GRM: 10.8

CMA / ARV

• ARV (median comp): $175,141
• List price: $172,500
• Delta: -1.51%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2525 Colorado Ave	0.23mi	2/1.0	1,204 (-3%)	1mo	$170,000	$141	84
1951 W Twohig Ave	0.27mi	2/2.0	1,292 (+4%)	4mo	$190,000	$147	73
121 S Tyler St	0.28mi	3/1.0 (+1)	1,303 (+5%)	0mo	$189,900	$146	73
1520 S Harrison St	0.40mi	3/2.0 (+1)	1,224 (-1%)	3mo	$130,000	$106	68
2319 Colorado St	0.10mi	3/2.0 (+1)	1,109 (-10%)	4mo	$205,000	$185	66
2409 W Ave L	0.34mi	2/1.5	1,367 (+10%)	2mo	$215,000	$157	63
1920 W Avenue J	0.29mi	3/2.0 (+1)	1,404 (+13%)	1mo	$205,000	$146	54
2403 Freeland Ave	0.61mi	2/2.0	1,120 (-10%)	2mo	$179,900	$161	50
2013 Conchita Ave	0.17mi	3/4.0 (+1)	1,404 (+13%)	3mo	$234,500	$167	50
1855 W Concho Ave	0.37mi	3/2.0 (+1)	1,416 (+14%)	4mo	$249,500	$176	47
312 N Milton St	0.62mi	2/2.0	1,080 (-13%)	6mo	$165,000	$153	40
1901 Dena Dr	0.70mi	3/2.0 (+1)	1,380 (+12%)	6mo	$215,000	$156	34

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: 20.8%
• Equity multiple: 2.70×
• Total profit: $81,919
• Equity at exit: $155,402

10-year hold

• IRR: 19.5%
• Equity multiple: 6.44×
• Total profit: $262,695
• Equity at exit: $335,130

Cash invested: $48,300 (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: 10.8×

Monthly cashflow live

• Estimated rent: $1,337 high
• Mortgage (P&I): −$905
• Tax from tax record: −$330 /mo · $3,960/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $-251

Break-even live

Break-even rent $1,654

Max offer price $128,228

Occupancy floor —

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: $43,125
• Closing costs: $5,175
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
212 S Fillmore St Unit B San Angelo, TX	2.0	1.0	800	$999	$1.25	44d	1	0.07mi
2065 Live Oak St San Angelo, TX	2.0	1.0	720	$950	$1.32	44d	1	0.17mi
2430 Rio Grande St San Angelo, TX	3.0	1.0	1200	$1,395	$1.16	44d	1	0.39mi
1818 S Lincoln St San Angelo, TX	2.0	1.0–2.0	555	$1,199	$2.16	21d	19	0.48mi
1725 West Avenue M Unit M San Angelo, TX	2.0	1.0	1202	$1,350	$1.12	21d	1	0.54mi
121 N Van Buren St Unit A San Angelo, TX	2.0	1.0	715	$1,095	$1.53	21d	1	0.54mi
2013 Rosemont Dr San Angelo, TX	3.0	2.0	1400	$2,100	$1.50	21d	1	0.70mi
1835 Willow St San Angelo, TX	3.0	1.0	1267	$1,750	$1.38	44d	1	0.76mi
705 Childress St San Angelo, TX	2.0	1.0	872	$1,400	$1.61	44d	1	0.79mi
2630 Waco St San Angelo, TX	3.0	2.0	1024	$1,600	$1.56	21d	1	0.91mi
711 N Monroe St San Angelo, TX	3.0	1.0	1345	$1,500	$1.12	44d	1	0.91mi
2756 Sac Ave San Angelo, TX	3.0	1.0	1461	$1,650	$1.13	44d	1	0.93mi
2804 Abilene St San Angelo, TX	3.0	2.0	1304	$1,550	$1.19	44d	1	1.03mi
2102 Webster St San Angelo, TX	3.0	1.0	1233	$1,750	$1.42	44d	1	1.07mi
2629 Forest Park Ave San Angelo, TX	3.0	2.0	1336	$1,895	$1.42	44d	1	1.16mi
902 Shiloh St Unit RE-908-16 San Angelo, TX	2.0	1.0	875	$1,125	$1.29	44d	1	1.21mi
902 Shiloh St Unit RE-908-20 San Angelo, TX	1.0	1.0	800	$1,025	$1.28	44d	1	1.21mi
902 Shiloh St Unit RE-908-C San Angelo, TX	2.0	1.5	925	$1,175	$1.27	44d	1	1.21mi
1405 Hassell St San Angelo, TX	3.0	2.0	1064	$1,950	$1.83	44d	1	1.28mi
1210 Guthrie St San Angelo, TX	3.0	2.0	1157	$1,400	$1.21	21d	1	1.29mi
3755 Arden Rd San Angelo, TX	2.0–3.0	1.0	875	$925	$1.06	21d	1	1.31mi
1222 S Abe St Unit CK-02 San Angelo, TX	2.0	1.5	837	$1,200	$1.43	44d	1	1.31mi
1222 S Abe St Unit CK-03 San Angelo, TX	2.0	1.5	1007	$1,425	$1.42	44d	1	1.31mi
2431 College Hills Blvd San Angelo, TX	1.0–3.0	1.0–2.0	1025	$1,254	$1.22	21d	17	1.31mi
2548 A and M Ave San Angelo, TX	3.0	1.5	1092	$1,500	$1.37	21d	1	1.45mi
1929 Raney St San Angelo, TX	1.0–2.0	1.0–2.0	765	$1,000	$1.31	21d	4	1.49mi

Listing history 20 events

1. 2026-06-19
   days on market $172,500 Active 94 DOM
2. 2026-06-18
   days on market $172,500 Active 93 DOM
3. 2026-06-17
   days on market $172,500 Active 92 DOM
4. 2026-06-16
   days on market $172,500 Active 91 DOM
5. 2026-06-15
   days on market $172,500 Active 90 DOM
6. 2026-06-14
   days on market $172,500 Active 88 DOM
7. 2026-06-13
   days on market $172,500 Active 87 DOM
8. 2026-06-10
   days on market $172,500 Active 85 DOM
9. 2026-06-09
   days on market $172,500 Active 84 DOM
10. 2026-06-08
    days on market $172,500 Active 83 DOM
11. 2026-06-07
    days on market $172,500 Active 82 DOM
12. 2026-06-02
    days on market $172,500 Active 77 DOM
13. 2026-06-01
    days on market $172,500 Active 76 DOM
14. 2026-05-31
    days on market $172,500 Active 75 DOM
15. 2026-05-30
    days on market $172,500 Active 74 DOM
16. 2026-04-21
    price $172,500 677-char remark

    Show marketing remark (677 chars)

    Charming 2 bedroom 1 bath home located in a highly desirable area very close to Brown Park! Situated on a large corner lot, this property offers plenty of outdoor space and great curb appeal. The oversized one-car garage provides extra storage space - perfect for tools, hobbies, or seasonal items. Inside you will find a spacious kitchen featuring newer appliances and a dedicated dining room, ideal for family meals or entertaining guests. Conveniently located near schools, shopping and entertainment, this home offers both comfort and convenience. Featuring wood floors, a metal roof, windows replaced in 2019 and water heater in 2024. Call for your private showing today!

17. 2026-03-03
    listed $179,900 Active 677-char remark

    Show marketing remark (677 chars)

    Charming 2 bedroom 1 bath home located in a highly desirable area very close to Brown Park! Situated on a large corner lot, this property offers plenty of outdoor space and great curb appeal. The oversized one-car garage provides extra storage space - perfect for tools, hobbies, or seasonal items. Inside you will find a spacious kitchen featuring newer appliances and a dedicated dining room, ideal for family meals or entertaining guests. Conveniently located near schools, shopping and entertainment, this home offers both comfort and convenience. Featuring wood floors, a metal roof, windows replaced in 2019 and water heater in 2024. Call for your private showing today!

18. 2019-07-08
    soldstatus
19. 2019-07-01
    soldstatus
20. 2019-06-08
    listed $125,000

ⓘ 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: $3,960 · $330/mo
• Projected year-2 tax: $3,960 · $330/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 3/10 Moderate
• 🌡 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,039
• − Mortgage interest: −$9,663
• − Property taxes: −$3,960
• − Insurance: −$862
• − Repairs & maintenance: −$1,283
• − Management: −$1,283
• − Depreciation: −$5,018
• Taxable loss: −$6,031
• Est. tax savings @ 24.0%: +$1,447
• After-tax cash flow: $-1,560/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

+38.0% since first listed

5 events — show timeline

• 2026-04-21 Price Changed $172,500 SAAR TX
• 2026-03-03 Listed $179,900 SAAR TX
• 2019-07-08 Sold (Public Records) — Public Records
• 2019-07-01 Sold (MLS) — SAAR TX
• 2019-06-08 Listed $125,000 SAAR TX

Property tax history

+7.0%/yr

Latest (2025): $3,960 · +19.9% YoY. Source: county tax records.