1823 Edmund Blvd · San Angelo, TX 76901

$139,000

3 bd · 2.0 ba · 1,322 sqft · SingleFamily public records · 38 Days on market

Built 1967 8,189 sqft lot $105/sqft · 13% below area Est $177k · 21% under ↓ 7% 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 +19.6/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +6.7/10.0
• DSCR +6.2/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0

Listing remarks

Located between the Loop and Bryant Blvd, this 3 bedroom, 2 bath home offers convenience, potential, and a highly desirable location. This property is a great investment opportunity with a functional layout and plenty of possibilities. An enclosed patio adds an extra flexible space for relaxing, storage, or other hobbies. Come see everything this property has to offer for yourself.

Key facts

• Functional layout
• Enclosed patio
• 8,189 sq ft lot

Tags

• ENCLOSED PATIO
• FUNCTIONAL LAYOUT
• INVESTMENT OPPORTUNITY
• HIGHLY DESIRABLE LOCATION

Property features AI

Finance

• HOA & community: No community features listed

Exterior

• Parking: Attached garage; Driveway; Garage faces front; 1 garage space
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; One story
• Construction: Brick and frame construction; Slab foundation
• Exterior features: Covered patio; Patio; Chain link and privacy fencing; Other fencing; Composition roof

Interior

• Kitchen: Dishwasher; Microwave; Electric water heater
• Flooring: Concrete; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Laminate countertops; Ceiling fan(s)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $160 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $135k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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-, 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: Fannin El (math 27% / reading 12%, grade F, #3,583 of 4,322 statewide, top 86%, 306 students, 92% 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 78% FRL vs 53% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.8%/yr); 331 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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 $15k of equity ($961 loan paydown + $14k 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.
• At projected returns (10.0% appreciation + 5.8% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.
• 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 $134,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.17% ✓
• Cap rate: 7.68%
• Cash-on-cash: 4.95%
• DSCR: 1.22
• GRM: 7.1

CMA / ARV

• ARV (median comp): $176,850
• List price: $139,000
• Delta: -21.40%
• 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
2011 Edmund Blvd	0.15mi	3/2.0	1,308 (-1%)	1mo	$189,900	$145	90
1801 Cordell Dr	0.18mi	3/2.0	1,266 (-4%)	8mo	$199,900	$158	78
2006 Field St	0.16mi	3/4.0	1,272 (-4%)	3mo	$165,000	$130	76
1716 Edmund Blvd	0.16mi	3/2.0	1,404 (+6%)	8mo	$245,000	$175	76
1817 Greenwood St	0.24mi	3/2.0	1,430 (+8%)	3mo	$215,000	$150	73
2416 Stanton St	0.53mi	3/2.0	1,312 (-1%)	13mo	$174,900	$133	63
1809 N Harrison St	0.51mi	3/2.0	1,386 (+5%)	9mo	$215,000	$155	61
1749 Louise Dr	0.25mi	3/2.0	1,504 (+14%)	14mo	$245,000	$163	54
2406 Glenwood Dr	0.59mi	4/2.0 (+1)	1,391 (+5%)	6mo	$199,000	$143	54
2021 Field Ave	0.20mi	4/1.5 (+1)	1,520 (+15%)	10mo	$169,900	$112	50
2101 Juanita Ave	0.71mi	4/2.0 (+1)	1,220 (-8%)	7mo	$194,900	$160	43
2305 Junius St	0.71mi	3/1.5	1,194 (-10%)	11mo	$175,000	$147	40

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: 29.1%
• Equity multiple: 3.33×
• Total profit: $90,740
• Equity at exit: $125,222

10-year hold

• IRR: 26.3%
• Equity multiple: 7.94×
• Total profit: $270,092
• Equity at exit: $270,046

Cash invested: $38,920 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,632 high
• Mortgage (P&I): −$729
• Tax from tax record: −$342 /mo · $4,109/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $160

Break-even live

Break-even rent $1,429

Max offer price $139,000

Occupancy floor 85%

Sensitivity live

Price	-10% $239	-5% $200	+0% $160	+5% $121	+10% $82
Rent	-10% $31	-5% $96	+0% $160	+5% $225	+10% $289
Rate	-1.0pp $230	-0.5pp $196	base $160	+0.5pp $124	+1.0pp $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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1714 Cordell Dr San Angelo, TX	3.0	2.0	1416	$1,850	$1.31	44d	1	0.15mi
1905 Meadowbrook Dr San Angelo, TX	3.0	2.0	1184	$1,400	$1.18	44d	1	0.49mi
2102 Raney St San Angelo, TX	3.0	1.0	1040	$1,295	$1.25	22d	1	0.53mi
1929 Raney St San Angelo, TX	1.0–2.0	1.0–2.0	765	$1,000	$1.31	22d	4	0.55mi
2102 Webster St San Angelo, TX	3.0	1.0	1233	$1,750	$1.42	44d	1	0.97mi
810 W 19th St San Angelo, TX	3.0	2.0	1090	$1,249	$1.15	22d	1	0.97mi
2802 Field St San Angelo, TX	3.0	2.0	1384	$1,600	$1.16	44d	1	1.03mi
2629 Forest Park Ave San Angelo, TX	3.0	2.0	1336	$1,895	$1.42	44d	1	1.16mi
706 W 16th St San Angelo, TX	3.0	2.0	1298	$1,590	$1.22	22d	1	1.22mi
711 N Monroe St San Angelo, TX	3.0	1.0	1345	$1,500	$1.12	44d	1	1.27mi
1405 Hassell St San Angelo, TX	3.0	2.0	1064	$1,950	$1.83	44d	1	1.30mi
1835 Willow St San Angelo, TX	3.0	1.0	1267	$1,750	$1.38	44d	1	1.32mi
540 W 16th St San Angelo, TX	3.0	2.0	1090	$1,364	$1.25	44d	1	1.33mi
3207 Grape Creek Rd San Angelo, TX	4.0	2.0	1592	$1,695	$1.06	22d	1	1.34mi
2425 Waco St San Angelo, TX	4.0	1.0	1225	$1,395	$1.14	44d	1	1.36mi
2630 Waco St San Angelo, TX	3.0	2.0	1024	$1,600	$1.56	22d	1	1.43mi
2804 Abilene St San Angelo, TX	3.0	2.0	1304	$1,550	$1.19	44d	1	1.45mi
902 Shiloh St Unit RE-908-16 San Angelo, TX	2.0	1.0	875	$1,125	$1.29	44d	1	1.49mi
902 Shiloh St Unit RE-908-C San Angelo, TX	2.0	1.5	925	$1,175	$1.27	44d	1	1.49mi
1210 Guthrie St San Angelo, TX	3.0	2.0	1157	$1,400	$1.21	22d	1	1.49mi

Listing history 17 events

1. 2026-06-19
   days on market $139,000 Active 38 DOM
2. 2026-06-18
   days on market $139,000 Active 37 DOM
3. 2026-06-17
   days on market $139,000 Active 36 DOM
4. 2026-06-16
   days on market $139,000 Active 35 DOM
5. 2026-06-15
   days on market $139,000 Active 34 DOM
6. 2026-06-14
   days on market $139,000 Active 32 DOM
7. 2026-06-13
   days on market $139,000 Active 31 DOM
8. 2026-06-10
   days on market $139,000 Active 29 DOM
9. 2026-06-09
   days on market $139,000 Active 28 DOM
10. 2026-06-08
    days on market $139,000 Active 27 DOM
11. 2026-06-07
    pricedays on market $139,000 Active 26 DOM
12. 2026-06-02
    days on market $149,000 Active 21 DOM
13. 2026-06-01
    days on market $149,000 Active 20 DOM
14. 2026-05-31
    days on market $149,000 Active 19 DOM
15. 2026-05-30
    days on market $149,000 Active 18 DOM
16. 2026-05-12
    listed $149,000 Active 384-char remark
17. 2022-01-18
    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: $4,109 · $342/mo
• Projected year-2 tax: $4,109 · $342/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 7/10 Severe
• 🌡 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: $19,589
• − Mortgage interest: −$7,786
• − Property taxes: −$4,109
• − Insurance: −$695
• − Repairs & maintenance: −$1,567
• − Management: −$1,567
• − Depreciation: −$4,044
• Taxable loss: −$178
• Est. tax savings @ 24.0%: +$43
• After-tax cash flow: $1,968/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

-6.7% since first listed

3 events — show timeline

• 2026-06-05 Price Changed $139,000 SAAR TX
• 2026-05-12 Listed $149,000 SAAR TX
• 2022-01-18 Sold (Public Records) — Public Records

Property tax history

+7.6%/yr

Latest (2025): $4,109 · +24.3% YoY. Source: county tax records.