611 E Ave D · San Angelo, TX 76903

$169,900

3 bd · 1.0 ba · 1,525 sqft · SingleFamily public records · 184 Days on market

Built 1950 9,496 sqft lot $111/sqft · 12% below area Est $192k · 12% 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).

• Cash flow +17.5/30.0
• ARV discount +12.7/15.0
• DSCR +5.5/10.0
• 1% rule +5.4/10.0
• 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

Freshly remodeled 3 bedroom 1 bath home featuring an open concept kitchen, living, and dining. Oversized laundry room. Located on a spacious corner lot with convenient alley access. One car carport with extra off street parking. Large backyard is fully enclosed with a metal privacy fence- perfect for pets, entertaining, or outdoor living. Two storage buildings provide ample space for your tools, equipment, or seasonal items. Move-in ready with room to grow! Call for a tour today!

Key facts

• Open concept kitchen
• Metal privacy fence
• Spacious corner lot

Tags

• OPEN CONCEPT KITCHEN
• OVERSIZED LAUNDRY ROOM
• SPACIOUS CORNER LOT
• CONVENIENT ALLEY ACCESS
• FULLY ENCLOSED BACKYARD
• METAL PRIVACY FENCE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $130 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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-, 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 at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 43% 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 $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 + 8.0% rent growth), your $48k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 184 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $25k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $149,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 184 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 1950 — 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: 1.04% ✓
• Cap rate: 7.21%
• Cash-on-cash: 3.28%
• DSCR: 1.15
• GRM: 8.0

CMA / ARV

• ARV (median comp): $192,190
• List price: $169,900
• Delta: -11.60%
• 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
301 E Washington Dr	0.29mi	3/2.0	1,456 (-4%)	8mo	$250,000	$172	69
1302 Tres Rios Dr	0.26mi	4/2.5 (+1)	1,542 (+1%)	12mo	$229,000	$149	65
1334 Tres Rios Cir	0.29mi	3/2.0	1,333 (-13%)	4mo	$208,000	$156	58
1218 Toby Ln	0.49mi	4/2.5 (+1)	1,485 (-3%)	5mo	$225,000	$152	57
80 Belaire Ave	0.60mi	3/2.0	1,476 (-3%)	12mo	$154,900	$105	52
1502 Mayse St	0.69mi	3/1.0	1,390 (-9%)	3mo	$135,000	$97	50
123 S Baze St	0.71mi	3/4.0	1,464 (-4%)	2mo	$179,900	$123	47
98 Belaire Ave	0.71mi	3/1.5	1,380 (-10%)	4mo	$104,000	$75	45
1205 S Bell St	0.75mi	3/1.0	1,396 (-8%)	8mo	$175,000	$125	45
1518 Mayse St	0.73mi	4/2.0 (+1)	1,676 (+10%)	3mo	$229,990	$137	38
411 Sellers St	0.65mi	3/2.0	1,694 (+11%)	13mo	$215,000	$127	36
119 Van Zandt St	0.73mi	3/2.0	1,346 (-12%)	11mo	$204,900	$152	34

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: -5.2%
• Equity multiple: 0.79×
• Total profit: $-9,788
• Equity at exit: $25,333

10-year hold

• IRR: 9.9%
• Equity multiple: 1.95×
• Total profit: $45,172
• Equity at exit: $14,690

Cash invested: $47,572 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,774 high
• Mortgage (P&I): −$891
• Tax from tax record: −$310 /mo · $3,721/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $130

Break-even live

Break-even rent $1,610

Max offer price $169,900

Occupancy floor 88%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
728 Spencer St San Angelo, TX	4.0	2.0	1948	$1,995	$1.02	21d	1	0.15mi
1173 Benedict Dr San Angelo, TX	1.0–4.0	1.0–2.0	868	$1,660	$1.91	21d	10	0.45mi
1320 Orient St San Angelo, TX	3.0	2.0	1298	$1,595	$1.23	21d	1	0.65mi
1569 Clayton St San Angelo, TX	3.0	2.0	1372	$1,850	$1.35	44d	1	0.68mi
206 Van Zandt St San Angelo, TX	3.0	2.0	2128	$1,800	$0.85	21d	1	0.79mi
209 West Avenue C Unit A San Angelo, TX	2.0	2.0	1100	$1,400	$1.27	43d	1	0.83mi
15 N Bell St San Angelo, TX	3.0	1.0	1288	$1,850	$1.44	21d	1	1.08mi
1208 Clairmont St San Angelo, TX	3.0	1.5	1068	$1,250	$1.17	21d	1	1.10mi
822 Stonewall Dr San Angelo, TX	4.0	2.0	1478	$1,750	$1.18	44d	1	1.23mi
66 West Avenue U Unit G San Angelo, TX	2.0	2.0	1156	$1,900	$1.64	43d	1	1.40mi

Listing history 29 events

1. 2026-06-19
   days on market $169,900 Active 184 DOM
2. 2026-06-18
   days on market $169,900 Active 183 DOM
3. 2026-06-17
   days on market $169,900 Active 182 DOM
4. 2026-06-16
   days on market $169,900 Active 181 DOM
5. 2026-06-15
   days on market $169,900 Active 180 DOM
6. 2026-06-14
   days on market $169,900 Active 178 DOM
7. 2026-06-13
   days on market $169,900 Active 177 DOM
8. 2026-06-10
   days on market $169,900 Active 175 DOM
9. 2026-06-09
   days on market $169,900 Active 174 DOM
10. 2026-06-08
    days on market $169,900 Active 173 DOM
11. 2026-06-07
    days on market $169,900 Active 172 DOM
12. 2026-06-03
    price $169,900 Active 167 DOM
13. 2026-06-02
    days on market $179,900 Active 167 DOM
14. 2026-06-01
    days on market $179,900 Active 166 DOM
15. 2026-05-31
    days on market $179,900 Active 165 DOM
16. 2026-05-30
    days on market $179,900 Active 164 DOM
17. 2026-04-08
    price $179,900 484-char remark

    Show marketing remark (484 chars)

    Freshly remodeled 3 bedroom 1 bath home featuring an open concept kitchen, living, and dining. Oversized laundry room. Located on a spacious corner lot with convenient alley access. One car carport with extra off street parking. Large backyard is fully enclosed with a metal privacy fence- perfect for pets, entertaining, or outdoor living. Two storage buildings provide ample space for your tools, equipment, or seasonal items. Move-in ready with room to grow! Call for a tour today!

18. 2026-01-27
    price $189,900 484-char remark

    Show marketing remark (484 chars)

    Freshly remodeled 3 bedroom 1 bath home featuring an open concept kitchen, living, and dining. Oversized laundry room. Located on a spacious corner lot with convenient alley access. One car carport with extra off street parking. Large backyard is fully enclosed with a metal privacy fence- perfect for pets, entertaining, or outdoor living. Two storage buildings provide ample space for your tools, equipment, or seasonal items. Move-in ready with room to grow! Call for a tour today!

19. 2025-12-17
    listed $195,000 Active 484-char remark

    Show marketing remark (484 chars)

    Freshly remodeled 3 bedroom 1 bath home featuring an open concept kitchen, living, and dining. Oversized laundry room. Located on a spacious corner lot with convenient alley access. One car carport with extra off street parking. Large backyard is fully enclosed with a metal privacy fence- perfect for pets, entertaining, or outdoor living. Two storage buildings provide ample space for your tools, equipment, or seasonal items. Move-in ready with room to grow! Call for a tour today!

20. 2025-08-05
    soldstatus Closed 410-char remark

    Show marketing remark (410 chars)

    Cozy and livable 2-bedroom, 1-bath home located just minutes from downtown San Angelo. This property offers a great opportunity for first-time buyers, investors, or anyone looking for an affordable home in a growing neighborhood. The home is move-in ready and offers room for personalization or light updates to make it your own. The lot features mature trees, a private backyard space, and off-street parking.

21. 2025-07-15
    soldstatus
22. 2025-06-03
    status Pending 410-char remark

    Show marketing remark (410 chars)

    Cozy and livable 2-bedroom, 1-bath home located just minutes from downtown San Angelo. This property offers a great opportunity for first-time buyers, investors, or anyone looking for an affordable home in a growing neighborhood. The home is move-in ready and offers room for personalization or light updates to make it your own. The lot features mature trees, a private backyard space, and off-street parking.

23. 2025-05-20
    price $99,900 410-char remark

    Show marketing remark (410 chars)

    Cozy and livable 2-bedroom, 1-bath home located just minutes from downtown San Angelo. This property offers a great opportunity for first-time buyers, investors, or anyone looking for an affordable home in a growing neighborhood. The home is move-in ready and offers room for personalization or light updates to make it your own. The lot features mature trees, a private backyard space, and off-street parking.

24. 2025-05-08
    price $109,900 410-char remark

    Show marketing remark (410 chars)

    Cozy and livable 2-bedroom, 1-bath home located just minutes from downtown San Angelo. This property offers a great opportunity for first-time buyers, investors, or anyone looking for an affordable home in a growing neighborhood. The home is move-in ready and offers room for personalization or light updates to make it your own. The lot features mature trees, a private backyard space, and off-street parking.

25. 2025-04-23
    price $124,900

    Show marketing remark (410 chars)

    Cozy and livable 2-bedroom, 1-bath home located just minutes from downtown San Angelo. This property offers a great opportunity for first-time buyers, investors, or anyone looking for an affordable home in a growing neighborhood. The home is move-in ready and offers room for personalization or light updates to make it your own. The lot features mature trees, a private backyard space, and off-street parking.

26. 2025-04-23
    listed $124,900 Active 410-char remark

    Show marketing remark (410 chars)

    Cozy and livable 2-bedroom, 1-bath home located just minutes from downtown San Angelo. This property offers a great opportunity for first-time buyers, investors, or anyone looking for an affordable home in a growing neighborhood. The home is move-in ready and offers room for personalization or light updates to make it your own. The lot features mature trees, a private backyard space, and off-street parking.

27. 2025-04-23
    listed $419,900 Active

    Show marketing remark (410 chars)

    Cozy and livable 2-bedroom, 1-bath home located just minutes from downtown San Angelo. This property offers a great opportunity for first-time buyers, investors, or anyone looking for an affordable home in a growing neighborhood. The home is move-in ready and offers room for personalization or light updates to make it your own. The lot features mature trees, a private backyard space, and off-street parking.

28. 2025-04-23
    historical

    Show marketing remark (410 chars)

    Cozy and livable 2-bedroom, 1-bath home located just minutes from downtown San Angelo. This property offers a great opportunity for first-time buyers, investors, or anyone looking for an affordable home in a growing neighborhood. The home is move-in ready and offers room for personalization or light updates to make it your own. The lot features mature trees, a private backyard space, and off-street parking.

29. 2021-06-11
    soldstatus

ⓘ 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: $3,721 · $310/mo
• Projected year-2 tax: $3,721 · $310/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $21,294
• − Mortgage interest: −$9,517
• − Property taxes: −$3,721
• − Insurance: −$850
• − Repairs & maintenance: −$1,704
• − Management: −$1,704
• − Depreciation: −$4,943
• Taxable loss: −$1,143
• Est. tax savings @ 24.0%: +$274
• After-tax cash flow: $1,834/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

+44.0% since first listed

13 events — show timeline

• 2026-04-08 Price Changed $179,900 SAAR TX
• 2026-01-27 Price Changed $189,900 SAAR TX
• 2025-12-17 Listed $195,000 SAAR TX
• 2025-08-05 Sold (MLS) — NTREIS
• 2025-07-15 Sold (Public Records) — Public Records
• 2025-06-03 Pending — NTREIS
• 2025-05-20 Price Changed $99,900 NTREIS
• 2025-05-08 Price Changed $109,900 NTREIS
• 2025-04-23 Price Changed $124,900 NTREIS
• 2025-04-23 Listing Removed — NTREIS
• 2025-04-23 Listed $419,900 NTREIS
• 2025-04-23 Listed $124,900 NTREIS
• 2021-06-11 Sold (Public Records) — Public Records

Property tax history

+8.9%/yr

Latest (2025): $3,721 · +41.4% YoY. Source: county tax records.