1823 Edmund Blvd · San Angelo, TX 76901

$125,000

3 bd · 2.0 ba · 1,322 sqft · SingleFamily public records · 87 Days on market

Built 1967 Fair condition 8,189 sqft lot Garage $95/sqft · 22% below area Est $177k · 29% 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 +23.8/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +8.1/10.0
• DSCR +7.7/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Condition / age +2.2/5.0
• Schools +1.8/10.0

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

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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-, 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); 408 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $13k of equity ($864 loan paydown + $12k 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 $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.3% 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 $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.31% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.22%
• DSCR: 1.37
• GRM: 6.4

CMA / ARV

• ARV (median comp): $176,867
• List price: $125,000
• Delta: -29.33%
• 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%)	2mo	$189,900	$145	89
1801 Cordell Dr	0.18mi	3/2.0	1,266 (-4%)	9mo	$199,900	$158	77
2116 Lakeside Ave	0.42mi	3/1.5	1,336 (+1%)	2mo	$189,900	$142	75
2006 Field St	0.16mi	3/4.0	1,272 (-4%)	4mo	$165,000	$130	75
1716 Edmund Blvd	0.16mi	3/2.0	1,404 (+6%)	9mo	$245,000	$175	74
1817 Greenwood St	0.24mi	3/2.0	1,430 (+8%)	4mo	$215,000	$150	72
1712 Edmund Blvd	0.17mi	3/2.0	1,501 (+14%)	2mo	$249,000	$166	68
1809 N Harrison St	0.51mi	3/2.0	1,386 (+5%)	11mo	$215,000	$155	59
2406 Glenwood Dr	0.59mi	4/2.0 (+1)	1,391 (+5%)	8mo	$199,000	$143	52
2021 Field Ave	0.20mi	4/1.5 (+1)	1,520 (+15%)	12mo	$169,900	$112	49
2101 Juanita Ave	0.71mi	4/2.0 (+1)	1,220 (-8%)	9mo	$194,900	$160	42
2305 Junius St	0.71mi	3/1.5	1,194 (-10%)	12mo	$175,000	$147	38

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: 31.7%
• Equity multiple: 3.52×
• Total profit: $88,174
• Equity at exit: $112,610

10-year hold

• IRR: 28.5%
• Equity multiple: 8.39×
• Total profit: $258,586
• Equity at exit: $242,848

Cash invested: $35,000 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 14 active · 10 under contract
• Months of supply: 4.9 mo (20%/mo absorbed)
• Median asking: $204,450 ($151/sqft)
• Median days on market: 65 d
• This list price: 7% of active listings are priced below it
• ARV vs active asking: -11.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 76901

• Home prices YoY: 6.4%
• Rents YoY: 5.8%
• Active inventory: 408
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,632 high
• Mortgage (P&I): −$656
• Tax from tax record: −$342 /mo · $4,109/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $240

Break-even live

Break-even rent $1,329

Max offer price $125,000

Occupancy floor 80%

Sensitivity live

Price	-10% $310	-5% $275	+0% $240	+5% $204	+10% $169
Rent	-10% $111	-5% $175	+0% $240	+5% $304	+10% $369
Rate	-1.0pp $303	-0.5pp $271	base $240	+0.5pp $207	+1.0pp $174

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: $31,250
• Closing costs: $3,750
• Club membership (one-time): —
• 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	93d	1	0.15mi
1905 Meadowbrook Dr San Angelo, TX	3.0	2.0	1184	$1,400	$1.18	93d	1	0.49mi
2102 Raney St San Angelo, TX	3.0	1.0	1040	$1,295	$1.25	70d	1	0.53mi
1929 Raney St San Angelo, TX	1.0–2.0	1.0–2.0	765	$1,000	$1.31	70d	4	0.55mi
2102 Webster St San Angelo, TX	3.0	1.0	1233	$1,750	$1.42	93d	1	0.97mi
810 W 19th St San Angelo, TX	3.0	2.0	1090	$1,249	$1.15	70d	1	0.97mi
2802 Field St San Angelo, TX	3.0	2.0	1384	$1,600	$1.16	93d	1	1.03mi
2629 Forest Park Ave San Angelo, TX	3.0	2.0	1336	$1,895	$1.42	93d	1	1.16mi
706 W 16th St San Angelo, TX	3.0	2.0	1298	$1,590	$1.22	70d	1	1.22mi
711 N Monroe St San Angelo, TX	3.0	1.0	1345	$1,500	$1.12	93d	1	1.27mi
1405 Hassell St San Angelo, TX	3.0	2.0	1064	$1,950	$1.83	93d	1	1.30mi
1835 Willow St San Angelo, TX	3.0	1.0	1267	$1,750	$1.38	93d	1	1.32mi
540 W 16th St San Angelo, TX	3.0	2.0	1090	$1,364	$1.25	93d	1	1.33mi
3207 Grape Creek Rd San Angelo, TX	4.0	2.0	1592	$1,695	$1.06	70d	1	1.34mi
2425 Waco St San Angelo, TX	4.0	1.0	1225	$1,395	$1.14	93d	1	1.36mi
2630 Waco St San Angelo, TX	3.0	2.0	1024	$1,600	$1.56	70d	1	1.43mi
2804 Abilene St San Angelo, TX	3.0	2.0	1304	$1,550	$1.19	93d	1	1.45mi
902 Shiloh St Unit RE-908-16 San Angelo, TX	2.0	1.0	875	$1,125	$1.29	93d	1	1.49mi
902 Shiloh St Unit RE-908-C San Angelo, TX	2.0	1.5	925	$1,175	$1.27	93d	1	1.49mi
1210 Guthrie St San Angelo, TX	3.0	2.0	1157	$1,400	$1.21	70d	1	1.49mi

Property features AI

Finance

• HOA & community: No community features listed

Exterior

• Parking: Attached garageDrivewayGarage faces front1 garage space
• Utilities: Public waterPublic sewerElectricity connectedWater connectedSewer connected
• Home design: Single family residenceOne story
• Construction: Brick and frame constructionSlab foundation
• Exterior features: Covered patioPatioChain link and privacy fencingOther fencingComposition roof

Interior

• Kitchen: DishwasherMicrowaveElectric water heater
• Flooring: ConcreteTile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central airCeiling fan(s)
• Interior features: Laminate countertopsCeiling fan(s)
• Laundry & utility: Washer hookupElectric dryer hookup

Listing history 50 events

1. 2026-08-08
   days on market $125,000 Active 87 DOM
2. 2026-08-07
   days on market $125,000 Active 86 DOM
3. 2026-08-06
   days on market $125,000 Active 85 DOM
4. 2026-08-05
   days on market $125,000 Active 84 DOM
5. 2026-08-04
   days on market $125,000 Active 83 DOM
6. 2026-08-03
   days on market $125,000 Active 82 DOM
7. 2026-07-31
   days on market $125,000 Active 79 DOM
8. 2026-07-29
   days on market $125,000 Active 77 DOM
9. 2026-07-27
   days on market $125,000 Active 75 DOM
10. 2026-07-25
    days on market $125,000 Active 73 DOM
11. 2026-07-24
    days on market $125,000 Active 72 DOM
12. 2026-07-23
    days on market $125,000 Active 71 DOM
13. 2026-07-22
    days on market $125,000 Active 70 DOM
14. 2026-07-21
    days on market $125,000 Active 69 DOM
15. 2026-07-18
    days on market $125,000 Active 66 DOM
16. 2026-07-16
    status $125,000 Active 64 DOM
17. 2026-07-16
    statusdays on market $125,000 Pending 64 DOM
18. 2026-07-14
    days on market $125,000 Active 63 DOM
19. 2026-07-13
    days on market $125,000 Active 62 DOM
20. 2026-07-12
    days on market $125,000 Active 61 DOM
21. 2026-07-11
    days on market $125,000 Active 60 DOM
22. 2026-07-10
    days on market $125,000 Active 59 DOM
23. 2026-07-09
    days on market $125,000 Active 58 DOM
24. 2026-07-08
    pricedays on market $125,000 Active 57 DOM
25. 2026-07-07
    days on market $139,000 Active 56 DOM
26. 2026-07-06
    days on market $139,000 Active 55 DOM
27. 2026-07-05
    days on market $139,000 Active 54 DOM
28. 2026-07-04
    days on market $139,000 Active 53 DOM
29. 2026-07-03
    days on market $139,000 Active 52 DOM
30. 2026-07-02
    days on market $139,000 Active 51 DOM
31. 2026-07-01
    days on market $139,000 Active 50 DOM
32. 2026-06-30
    days on market $139,000 Active 49 DOM
33. 2026-06-29
    days on market $139,000 Active 48 DOM
34. 2026-06-28
    days on market $139,000 Active 47 DOM
35. 2026-06-28
    days on market $139,000 Active 46 DOM
36. 2026-06-27
    days on market $139,000 Active 45 DOM
37. 2026-06-26
    days on market $139,000 Active 44 DOM
38. 2026-06-23
    days on market $139,000 Active 41 DOM
39. 2026-06-22
    days on market $139,000 Active 40 DOM
40. 2026-06-19
    days on market $139,000 Active 38 DOM
41. 2026-06-18
    days on market $139,000 Active 37 DOM
42. 2026-06-17
    days on market $139,000 Active 36 DOM
43. 2026-06-16
    days on market $139,000 Active 35 DOM
44. 2026-06-15
    days on market $139,000 Active 34 DOM
45. 2026-06-14
    days on market $139,000 Active 32 DOM
46. 2026-06-13
    days on market $139,000 Active 31 DOM
47. 2026-06-10
    days on market $139,000 Active 29 DOM
48. 2026-06-09
    days on market $139,000 Active 28 DOM
49. 2026-06-08
    days on market $139,000 Active 27 DOM
50. 2026-06-07
    pricedays on market $139,000 Active 26 DOM

ⓘ 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: −$7,002
• − Property taxes: −$4,109
• − Insurance: −$625
• − Repairs & maintenance: −$1,567
• − Management: −$1,567
• − Depreciation: −$3,636
• Taxable income: $1,083
• Est. tax owed @ 24.0%: −$260
• After-tax cash flow: $2,616/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $33,050–$59,490 screening

This home requires moderate repairs and maintenance to improve its curb appeal and property value. Painting, landscaping, and repairing the brick siding are the highest-ROI updates.

Components & finishes AI

Roof asphalt shingle · good

Deferred maintenance Est. $3,000–$12,000 screening

• Minor Roof (roof) — No visible signs of damage or wear
• Minor Windows (windows) — No visible signs of damage or wear
• Minor Electrical (electrical) — No visible signs of damage or wear
• Minor Plumbing (plumbing) — No visible signs of damage or wear
• Minor Exterior (exterior) — No visible signs of damage or wear
• Minor Other — No visible signs of damage or wear

Repairs flagged

• Moderate Brick siding — Weathered and discolored
• Moderate Landscaping — Overgrown and needs trimming
• Moderate Paint — Worn and needs touch-up

Value-add opportunities

• Both Painting interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping — A well-maintained yard improves curb appeal and property value ↑
• Both Brick siding repair — Fresh brick siding enhances curb appeal and property value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 18/100

Zoned Schools

Elementary Fannin El F TX #3,583/4,322 Nat'l #33,738/41,679 Middle Lincoln Middle F TX #1,387/1,662 Nat'l #11,464/14,009 High Lake View H S F TX #1,527/1,632 Nat'l #15,634/17,239

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

B Composite livability gradescore 73/100

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 · 135,110 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: 15% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• HOA & community: No community features listed

Exterior

• Parking: Attached garageDrivewayGarage faces front1 garage space
• Utilities: Public waterPublic sewerElectricity connectedWater connectedSewer connected
• Home design: Single family residenceOne story
• Construction: Brick and frame constructionSlab foundation
• Exterior features: Covered patioPatioChain link and privacy fencingOther fencingComposition roof

Interior

• Kitchen: DishwasherMicrowaveElectric water heater
• Flooring: ConcreteTile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central airCeiling fan(s)
• Interior features: Laminate countertopsCeiling fan(s)
• Laundry & utility: Washer hookupElectric dryer hookup

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.