45 E 21st St · San Angelo, TX 76903

$95,000

3 bd · 1.0 ba · 728 sqft · SingleFamily public records · 125 Days on market

Built 1959 7,000 sqft lot $130/sqft · at area comps Est $136k · 30% under

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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 +29.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• 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

A GREAT STARTER HOME OR RENTAL PROPERTY THAT'S RECENTLY HAD NEW ROOF, WINDOWS, FLOORING, COUNTER TOPS, AND NEWLY PAINTED INSIDE AND OUT. HOME HAS A VERSATILE ARRANGEMENT THAT GIVES OPTIONS WITH THE SMALLER SUARE FOOTAGE. LARGE, FENCED BACK YARD AND EASY ACCESS TO SCHOOLS AND SHOPPING. DON'T MISS THIS ONE.

Key facts

• New counter tops
• Fenced back yard
• New flooring

Tags

• NEW ROOF
• NEW WINDOWS
• NEW FLOORING
• NEW COUNTER TOPS
• NEWLY PAINTED
• FENCED BACK YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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; 2 comparable units currently listed for rent nearby; 233 units permitted in Tom Green County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% 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 $657 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 $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $37k; list at $95k implies a 154% gain — meaningful room to come down on a strong offer.

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 $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 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: 1.34% ✓
• Cap rate: 10.64%
• Cash-on-cash: 15.53%
• DSCR: 1.69
• GRM: 6.2

CMA / ARV

• ARV (median comp): $136,247
• List price: $95,000
• Delta: -30.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2002 N Oakes St	0.14mi	2/1.0 (-1)	798 (+10%)	4mo	$40,000	$50	70
203 E 11th St	0.72mi	2/1.0 (-1)	816 (+12%)	2mo	$125,000	$153	40
630 E 25th St	0.68mi	2/1.0 (-1)	776 (+7%)	15mo	$65,000	$84	40
1914 Hudson St	0.58mi	2/1.0 (-1)	633 (-13%)	15mo	$75,000	$118	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: 11.9%
• Equity multiple: 1.50×
• Total profit: $13,262
• Equity at exit: $14,165

10-year hold

• IRR: 24.5%
• Equity multiple: 3.65×
• Total profit: $70,387
• Equity at exit: $8,214

Cash invested: $26,600 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,269 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$120 /mo · $1,443/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $344

Break-even live

Break-even rent $833

Max offer price $95,000

Occupancy floor 68%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3302 N Bryant Blvd San Angelo, TX	3.0	1.0	559	$975	$1.74	20d	1	1.37mi
3310 N Bryant Blvd San Angelo, TX	2.0	1.0	610	$750	$1.23	20d	1	1.46mi

Listing history 10 events

1. 2026-05-18
   status Pending 307-char remark

   Show marketing remark (307 chars)

   A GREAT STARTER HOME OR RENTAL PROPERTY THAT'S RECENTLY HAD NEW ROOF, WINDOWS, FLOORING, COUNTER TOPS, AND NEWLY PAINTED INSIDE AND OUT. HOME HAS A VERSATILE ARRANGEMENT THAT GIVES OPTIONS WITH THE SMALLER SUARE FOOTAGE. LARGE, FENCED BACK YARD AND EASY ACCESS TO SCHOOLS AND SHOPPING. DON'T MISS THIS ONE.

2. 2026-04-20
   price $95,000 307-char remark

   Show marketing remark (307 chars)

   A GREAT STARTER HOME OR RENTAL PROPERTY THAT'S RECENTLY HAD NEW ROOF, WINDOWS, FLOORING, COUNTER TOPS, AND NEWLY PAINTED INSIDE AND OUT. HOME HAS A VERSATILE ARRANGEMENT THAT GIVES OPTIONS WITH THE SMALLER SUARE FOOTAGE. LARGE, FENCED BACK YARD AND EASY ACCESS TO SCHOOLS AND SHOPPING. DON'T MISS THIS ONE.

3. 2026-03-17
   price $114,500 307-char remark

   Show marketing remark (307 chars)

   A GREAT STARTER HOME OR RENTAL PROPERTY THAT'S RECENTLY HAD NEW ROOF, WINDOWS, FLOORING, COUNTER TOPS, AND NEWLY PAINTED INSIDE AND OUT. HOME HAS A VERSATILE ARRANGEMENT THAT GIVES OPTIONS WITH THE SMALLER SUARE FOOTAGE. LARGE, FENCED BACK YARD AND EASY ACCESS TO SCHOOLS AND SHOPPING. DON'T MISS THIS ONE.

4. 2026-01-13
   listed $124,500 Active 307-char remark

   Show marketing remark (307 chars)

   A GREAT STARTER HOME OR RENTAL PROPERTY THAT'S RECENTLY HAD NEW ROOF, WINDOWS, FLOORING, COUNTER TOPS, AND NEWLY PAINTED INSIDE AND OUT. HOME HAS A VERSATILE ARRANGEMENT THAT GIVES OPTIONS WITH THE SMALLER SUARE FOOTAGE. LARGE, FENCED BACK YARD AND EASY ACCESS TO SCHOOLS AND SHOPPING. DON'T MISS THIS ONE.

5. 2025-05-05
   soldstatus
6. 2023-03-15
   soldstatus
7. 2023-03-15
   soldstatus
8. 2006-08-17
   soldstatus $37,400
9. 2005-07-28
   soldstatus $37,400
10. 2005-06-01
    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: $1,443 · $120/mo
• Projected year-2 tax: $1,738 · $145/mo
• Expected delta: +$296/yr (+$25/mo · 20.5%)

ⓘ 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 13% 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: $15,226
• − Mortgage interest: −$5,321
• − Property taxes: −$1,443
• − Insurance: −$475
• − Repairs & maintenance: −$1,218
• − Management: −$1,218
• − Depreciation: −$2,764
• Taxable income: $2,786
• Est. tax owed @ 24.0%: −$669
• After-tax cash flow: $3,463/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

+154.0% since first listed

10 events — show timeline

• 2026-05-18 Pending — SAAR TX
• 2026-04-20 Price Changed $95,000 SAAR TX
• 2026-03-17 Price Changed $114,500 SAAR TX
• 2026-01-13 Listed $124,500 SAAR TX
• 2025-05-05 Sold (Public Records) — Public Records
• 2023-03-15 Sold (Public Records) — Public Records
• 2023-03-15 Sold (Public Records) — Public Records
• 2006-08-17 Sold (Public Records) $37,400 Public Records
• 2005-07-28 Sold (Public Records) $37,400 Public Records
• 2005-06-01 Sold (Public Records) — Public Records

Property tax history

+9.1%/yr

Latest (2025): $1,443 · +25.7% YoY. Source: county tax records.