132 E 11th St · San Angelo, TX 76903

$175,000

None bd · None ba · 1,404 sqft · SingleFamily · 2 Days on market

Built 1980 5,009 sqft lot Est $180k · at est.

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Why this score? — see what drove the F 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 +8.7/15.0
• Cash flow +7.5/30.0
• Rent growth +4.6/5.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Investment opportunity just minutes from downtown San Angelo! This duplex features a 2 bed/1 bath unit (tenant occupied) and a 1 bed/1 bath unit (vacant), offering immediate rental income with the opportunity to lease the second unit or owner-occupy. Both units feature durable vinyl plank flooring throughout. Offered at an attractive price point, this property is an excellent opportunity for investors looking to grow their portfolio or owner-occupants hoping to offset their mortgage with rental income.

Key facts

• 5,009 sq ft lot
• Built 1980

Property features AI

Exterior

• Parking: On-street parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Duplex residential income property; One level
• Construction: Vinyl siding
• Exterior features: Composition roof; Paved road frontage on a public maintained city street; Zoned for multi-family

Interior

• Flooring: Vinyl flooring
• Heating & cooling: Central heating; Central air; Wall/window unit(s); Ceiling fan(s)
• Interior features: Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-216 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (17.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (28.2% below list).
• Recommended offer: $126k (28.2% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 3.8% in San Angelo — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Reagan El (math 32% / reading 32%, grade F, #2,268 of 4,322 statewide, top 55%, 311 students, 88% FRL); Lincoln Middle (math 19% / reading 23%, grade F, #1,387 of 1,662 statewide, top 85%, 844 students, 78% FRL); Lake View H S (math 6% / reading 22%, grade F, #1,527 of 1,632 statewide, top 94%, 1,085 students, 64% FRL) — zoned schools average 77% FRL vs 53% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+8.5%/yr); 227 active listings in the ZIP; 15 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 30% 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.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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

• 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 $125,702 (28.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.72% ✗
• Cap rate: 4.81%
• Cash-on-cash: -5.30%
• DSCR: 0.76
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $179,712
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
406 E 13th St	0.23mi	2/1.0	1,400 (-0%)	10mo	$168,000	$120	80
902 E 17th St	0.43mi	3/2.0	1,384 (-1%)	4mo	$179,900	$130	74
21 W 20th St	0.67mi	3/2.0	1,370 (-2%)	2mo	$225,000	$164	63
17 W 20th St	0.67mi	3/2.0	1,370 (-2%)	8mo	$235,000	$172	58
407 Koberlin St	0.73mi	2/1.0	1,347 (-4%)	5mo	$126,000	$94	55
34 W 9th St	0.37mi	2/1.0	1,214 (-14%)	7mo	$130,000	$107	54
606 E 17th St	0.37mi	2/1.5	1,215 (-14%)	8mo	$159,900	$132	54
83 E 20th St	0.63mi	3/2.0	1,308 (-7%)	7mo	$137,500	$105	53
252 Pecan St	0.51mi	1/1.0	1,550 (+10%)	11mo	$55,000	$35	50
231 N Malone St	0.73mi	2/1.0	1,284 (-8%)	10mo	$187,900	$146	43
919 E 20th St	0.62mi	4/2.0	1,600 (+14%)	8mo	$175,000	$109	41
115 W 3rd St	0.59mi	2/1.0	1,208 (-14%)	11mo	$154,900	$128	40

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: -19.9%
• Equity multiple: 0.28×
• Total profit: $-35,474
• Equity at exit: $26,093

10-year hold

• IRR: -4.7%
• Equity multiple: 0.63×
• Total profit: $-18,320
• Equity at exit: $15,131

Cash invested: $49,000 (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: 11.6×

Monthly cashflow live

• Estimated rent: $1,257 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $-216

Break-even live

Break-even rent $1,531

Max offer price $143,695

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 15 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	0.60mi
540 W 16th St San Angelo, TX	3.0	2.0	1090	$1,364	$1.25	43d	1	0.82mi
312 E 23rd St San Angelo, TX	3.0	1.0	1148	$1,400	$1.22	43d	1	0.86mi
706 W 16th St San Angelo, TX	3.0	2.0	1298	$1,590	$1.22	21d	1	0.97mi
2417 Oaklawn Blvd San Angelo, TX	2.0	2.0	897	$1,550	$1.73	43d	1	0.98mi
902 Shiloh St Unit RE-908-16 San Angelo, TX	2.0	1.0	875	$1,125	$1.29	43d	1	1.16mi
902 Shiloh St Unit RE-908-C San Angelo, TX	2.0	1.5	925	$1,175	$1.27	43d	1	1.16mi
2308 Carley St San Angelo, TX	3.0	1.5	985	$1,102	$1.12	21d	1	1.17mi
810 W 19th St San Angelo, TX	3.0	2.0	1090	$1,249	$1.15	21d	1	1.17mi
510 E 28th St San Angelo, TX	3.0	1.5	924	$1,102	$1.19	21d	1	1.23mi
939 LBJ Dr San Angelo, TX	3.0	1.5	924	$1,102	$1.19	21d	1	1.25mi
940 LBJ Dr San Angelo, TX	3.0	1.5	924	$1,102	$1.19	21d	1	1.28mi
2917 JFK Dr San Angelo, TX	3.0	1.5	924	$1,102	$1.19	21d	1	1.33mi
2921 JFK Dr San Angelo, TX	3.0	1.5	924	$1,102	$1.19	21d	1	1.34mi
209 West Avenue C Unit A San Angelo, TX	2.0	2.0	1100	$1,400	$1.27	43d	1	1.44mi

Listing history 3 events

1. 2026-06-19
   days on market $175,000 Active 2 DOM
2. 2026-06-17
   remarks 507-char remark
3. 2026-06-17
   listed $175,000 Active 1 DOM

ⓘ 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 3/10 Moderate
• 🌡 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: $15,084
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,207
• − Management: −$1,207
• − Depreciation: −$5,091
• Taxable loss: −$5,723
• Est. tax savings @ 24.0%: +$1,373
• After-tax cash flow: $-1,223/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

6 events — show timeline

• 2026-06-17 Listed $175,000 SAAR TX
• 2026-05-22 Listed for Rent $895 APPFOLIO
• 2025-12-18 Rental Removed $695 TENANTTURNER2
• 2025-11-18 Listed for Rent $695 TENANTTURNER2
• 2025-11-18 Rental Removed $695 APPFOLIO
• 2025-11-13 Listed for Rent $695 APPFOLIO