27 19th St · San Angelo, TX 76903

$85,000

3 bd · 3.0 ba · 1,048 sqft · SingleFamily public records · 124 Days on market

Built 1959 0.34 ac lot $81/sqft · 38% below area Est $138k · 38% under ↓ 12% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Remarks: Location location location. This ADA accessible 3 bedroom 2 bath home sits on a large lot and is priced to sell due to needed cosmetic ceiling repairs making it an excellent fixer upper opportunity with solid potential. The home features one living area and one dining space and is built on a sturdy slab foundation with classic wood siding. Inside you will find a mix of flooring including carpet tile laminate vinyl plank and some real hardwood offering a great starting point to update and customize to your taste. Washer and dryer hookups are available. A major bonus is the modern camera based home security system valued at approximately $5000 which will convey with the property. With good bones and a highly convenient location this property is ideal for buyers or investors looking to add value.

Key facts

• Large lot
• Classic wood siding
• 0.34 acre lot

Tags

• LARGE LOT
• STURDY SLAB FOUNDATION
• CLASSIC WOOD SIDING
• HIGHLY CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 32% 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 $588 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 $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $5k (6%) 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: major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 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: 1.56% ✓
• Cap rate: 12.27%
• Cash-on-cash: 21.34%
• DSCR: 1.95
• GRM: 5.3

CMA / ARV

• ARV (median comp): $137,544
• List price: $85,000
• Delta: -38.20%
• 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
68 E 17th St	0.17mi	3/2.0	1,187 (+13%)	0mo	$215,700	$182	66
319 E 24th St	0.55mi	3/1.0	1,036 (-1%)	7mo	$123,000	$119	59
250 E 23rd St	0.49mi	3/2.0	1,138 (+9%)	3mo	$180,000	$158	57
266 E 23rd St	0.50mi	3/2.0	1,138 (+9%)	2mo	$180,000	$158	56
704 E 19th St	0.55mi	3/1.0	1,008 (-4%)	6mo	$123,000	$122	55
610 E 24th St	0.70mi	2/2.0 (-1)	1,045 (-0%)	6mo	$145,000	$139	53
15 E 24th St	0.38mi	2/1.5 (-1)	945 (-10%)	8mo	$130,000	$138	48
313 E 25th St	0.60mi	3/2.0	1,189 (+14%)	1mo	$209,900	$177	45
317 E 25th St	0.60mi	3/2.0	1,189 (+14%)	5mo	$214,900	$181	41
2009 Hudson St	0.58mi	3/2.0	1,189 (+14%)	7mo	$214,900	$181	41
529 E 23rd St	0.58mi	2/1.0 (-1)	925 (-12%)	6mo	$141,500	$153	35
611 E 25th St	0.74mi	3/2.0	1,205 (+15%)	6mo	$210,000	$174	32

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: 19.6%
• Equity multiple: 1.85×
• Total profit: $20,249
• Equity at exit: $12,674

10-year hold

• IRR: 31.3%
• Equity multiple: 4.55×
• Total profit: $84,484
• Equity at exit: $7,349

Cash invested: $23,800 (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 76903

• Rents YoY: 8.5%
• Active inventory: 227
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,329 high
• Mortgage (P&I): −$446
• Tax from tax record: −$145 /mo · $1,745/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $423

Break-even live

Break-even rent $793

Max offer price $85,000

Occupancy floor 63%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
312 E 23rd St San Angelo, TX	3.0	1.0	1148	$1,400	$1.22	43d	1	0.50mi
540 W 16th St San Angelo, TX	3.0	2.0	1090	$1,364	$1.25	43d	1	0.56mi
134 E 11th St San Angelo, TX	3.0	2.0	872	$1,025	$1.18	43d	1	0.59mi
2417 Oaklawn Blvd San Angelo, TX	2.0	2.0	897	$1,550	$1.73	43d	1	0.62mi
706 W 16th St San Angelo, TX	3.0	2.0	1298	$1,590	$1.22	20d	1	0.71mi
810 W 19th St San Angelo, TX	3.0	2.0	1090	$1,249	$1.15	20d	1	0.79mi
510 E 28th St San Angelo, TX	3.0	1.5	924	$1,102	$1.19	20d	1	0.92mi
939 LBJ Dr San Angelo, TX	3.0	1.5	924	$1,102	$1.19	20d	1	0.97mi
940 LBJ Dr San Angelo, TX	3.0	1.5	924	$1,102	$1.19	20d	1	1.00mi
2917 JFK Dr San Angelo, TX	3.0	1.5	924	$1,102	$1.19	20d	1	1.02mi
2921 JFK Dr San Angelo, TX	3.0	1.5	924	$1,102	$1.19	20d	1	1.03mi
3212 Orchard Dr San Angelo, TX	4.0	1.0	1216	$1,445	$1.19	43d	1	1.09mi
902 Shiloh St Unit RE-908-16 San Angelo, TX	2.0	1.0	875	$1,125	$1.29	43d	1	1.15mi
902 Shiloh St Unit RE-908-C San Angelo, TX	2.0	1.5	925	$1,175	$1.27	43d	1	1.15mi
212 Koberlin St San Angelo, TX	2.0	2.0	925	$945	$1.02	43d	1	1.16mi
2308 Carley St San Angelo, TX	3.0	1.5	985	$1,102	$1.12	20d	1	1.40mi
3302 N Bryant Blvd San Angelo, TX	3.0	1.0	559	$975	$1.74	20d	1	1.43mi

Listing history 19 events

1. 2026-06-14
   statusdays on market $85,000 Pending 124 DOM
2. 2026-06-13
   days on market $85,000 Active 123 DOM
3. 2026-06-10
   days on market $85,000 Active 121 DOM
4. 2026-06-09
   days on market $85,000 Active 120 DOM
5. 2026-06-08
   days on market $85,000 Active 119 DOM
6. 2026-06-07
   days on market $85,000 Active 118 DOM
7. 2026-06-02
   days on market $85,000 Active 113 DOM
8. 2026-06-01
   days on market $85,000 Active 112 DOM
9. 2026-05-31
   days on market $85,000 Active 111 DOM
10. 2026-05-30
    days on market $85,000 Active 110 DOM
11. 2026-04-08
    price $87,500 813-char remark

    Show marketing remark (813 chars)

    Remarks: Location location location. This ADA accessible 3 bedroom 2 bath home sits on a large lot and is priced to sell due to needed cosmetic ceiling repairs making it an excellent fixer upper opportunity with solid potential. The home features one living area and one dining space and is built on a sturdy slab foundation with classic wood siding. Inside you will find a mix of flooring including carpet tile laminate vinyl plank and some real hardwood offering a great starting point to update and customize to your taste. Washer and dryer hookups are available. A major bonus is the modern camera based home security system valued at approximately $5000 which will convey with the property. With good bones and a highly convenient location this property is ideal for buyers or investors looking to add value.

12. 2026-02-10
    listed $90,000 Active 813-char remark

    Show marketing remark (813 chars)

    Remarks: Location location location. This ADA accessible 3 bedroom 2 bath home sits on a large lot and is priced to sell due to needed cosmetic ceiling repairs making it an excellent fixer upper opportunity with solid potential. The home features one living area and one dining space and is built on a sturdy slab foundation with classic wood siding. Inside you will find a mix of flooring including carpet tile laminate vinyl plank and some real hardwood offering a great starting point to update and customize to your taste. Washer and dryer hookups are available. A major bonus is the modern camera based home security system valued at approximately $5000 which will convey with the property. With good bones and a highly convenient location this property is ideal for buyers or investors looking to add value.

13. 2026-01-12
    price $90,000
14. 2025-12-12
    status Active
15. 2025-12-09
    status Active
16. 2025-11-24
    price $100,000
17. 2025-11-20
    price $74,900
18. 2025-11-12
    listed $100,000 Active
19. 2014-09-04
    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: $1,745 · $145/mo
• Projected year-2 tax: $1,745 · $145/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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $15,946
• − Mortgage interest: −$4,761
• − Property taxes: −$1,745
• − Insurance: −$425
• − Repairs & maintenance: −$1,276
• − Management: −$1,276
• − Depreciation: −$2,473
• Taxable income: $3,991
• Est. tax owed @ 24.0%: −$958
• After-tax cash flow: $4,121/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

-12.5% since first listed

9 events — show timeline

• 2026-04-08 Price Changed $87,500 SAAR TX
• 2026-02-10 Listed $90,000 SAAR TX
• 2026-01-12 Price Changed $90,000 SAAR TX
• 2025-12-12 Relisted — SAAR TX
• 2025-12-09 Relisted — SAAR TX
• 2025-11-24 Price Changed $100,000 SAAR TX
• 2025-11-20 Price Changed $74,900 SAAR TX
• 2025-11-12 Listed $100,000 SAAR TX
• 2014-09-04 Sold (Public Records) — Public Records

Property tax history

+9.9%/yr

Latest (2025): $1,745 · +26.0% YoY. Source: county tax records.