1622 W Harris Ave · San Angelo, TX 76901

$150,000

2 bd · 1.0 ba · 1,637 sqft · SingleFamily public records · 256 Days on market

Built 1958 10,454 sqft lot $92/sqft · 11% below area Est $169k · 11% under ↓ 9% since listing

---

Why this score? — see what drove the C- 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 +12.7/15.0
• Cash flow +11.0/30.0
• Appreciation +10.0/10.0
• 1% rule +5.3/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• DSCR +3.2/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Quaint, Charming, Unique, Large Corner Lot. These are words that describe this spacious home located close to downtown and that is ready for a new owner. This home features all large rooms with an extra bonus room that can be used for crafts, a game room or other. You will be impressed with all the original builtins, hardwood and Saltillo Tile floors that adorn this custom home. Call your favorite realtor and come see the charm this home has to offer.

Key facts

• Saltillo tile floors
• Large corner lot
• Bonus room

Tags

• LARGE CORNER LOT
• BONUS ROOM
• ORIGINAL BUILTINS
• HARDWOOD FLOORS
• SALTILLO TILE FLOORS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-64 ($-774/yr) — negative.
• To cash-flow at today's rent, offer at most $139k (7.6% below list).
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.8% 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 (+5.8%/yr); 331 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 63% 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 $16k of equity ($1k loan paydown + $15k 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 $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 256 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $132,000 (12.0% 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. It's been on market 256 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1958 — 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: 1.03% ✓
• Cap rate: 5.78%
• Cash-on-cash: -1.84%
• DSCR: 0.92
• GRM: 8.1

CMA / ARV

• ARV (median comp): $169,460
• List price: $150,000
• Delta: -11.48%
• 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
404 S Monroe St	0.31mi	2/1.0	1,520 (-7%)	5mo	$304,999	$201	69
1902 W Twohig Ave	0.29mi	3/4.0 (+1)	1,688 (+3%)	3mo	$237,500	$141	62
301 S Monroe St	0.24mi	2/2.0	1,440 (-12%)	5mo	$169,000	$117	61
311 S Jackson St	0.26mi	3/1.0 (+1)	1,426 (-13%)	1mo	$149,000	$104	60
302 N Madison St	0.24mi	3/2.0 (+1)	1,459 (-11%)	2mo	$149,900	$103	60
10 N Jefferson St	0.21mi	3/1.5 (+1)	1,410 (-14%)	7mo	$227,000	$161	54
2027 Walnut St	0.66mi	2/2.0	1,548 (-5%)	5mo	$185,000	$120	52
1855 W Concho Ave	0.33mi	3/2.0 (+1)	1,416 (-14%)	4mo	$249,500	$176	50
1901 Walnut St	0.60mi	3/4.0 (+1)	1,614 (-1%)	4mo	$229,500	$142	49
915 Guadalupe St	0.55mi	3/1.5 (+1)	1,400 (-14%)	1mo	$169,999	$121	43
1920 W Avenue J	0.55mi	3/2.0 (+1)	1,404 (-14%)	1mo	$205,000	$146	41
2013 Conchita Ave	0.48mi	3/4.0 (+1)	1,404 (-14%)	3mo	$234,500	$167	34

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: 24.1%
• Equity multiple: 2.96×
• Total profit: $82,225
• Equity at exit: $135,132

10-year hold

• IRR: 22.3%
• Equity multiple: 7.09×
• Total profit: $255,848
• Equity at exit: $291,417

Cash invested: $42,000 (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 76901

• Home prices YoY: 6.4%
• Rents YoY: 5.8%
• Active inventory: 331
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,551 high
• Mortgage (P&I): −$787
• Tax from tax record: −$441 /mo · $5,288/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $-64

Break-even live

Break-even rent $1,633

Max offer price $138,609

Occupancy floor 99%

Sensitivity live

Price	-10% $20	-5% $-22	+0% $-64	+5% $-107	+10% $-149
Rent	-10% $-187	-5% $-126	+0% $-64	+5% $-3	+10% $58
Rate	-1.0pp $11	-0.5pp $-26	base $-64	+0.5pp $-103	+1.0pp $-143

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 N Jefferson St #210 San Angelo, TX	3.0	3.0	1706	$1,600	$0.94	21d	1	0.24mi
1835 Willow St San Angelo, TX	3.0	1.0	1267	$1,750	$1.38	44d	1	0.44mi
711 N Monroe St San Angelo, TX	3.0	1.0	1345	$1,500	$1.12	44d	1	0.46mi
2505 W Harris Ave San Angelo, TX	2.0	2.0	1582	$1,300	$0.82	44d	1	0.70mi
2430 Rio Grande St San Angelo, TX	3.0	1.0	1200	$1,395	$1.16	44d	1	0.70mi
1725 West Avenue M Unit M San Angelo, TX	2.0	1.0	1202	$1,350	$1.12	21d	1	0.85mi
2102 Webster St San Angelo, TX	3.0	1.0	1233	$1,750	$1.42	44d	1	0.87mi
706 W 16th St San Angelo, TX	3.0	2.0	1298	$1,590	$1.22	21d	1	1.16mi
2629 Forest Park Ave San Angelo, TX	3.0	2.0	1336	$1,895	$1.42	44d	1	1.18mi
2804 Abilene St San Angelo, TX	3.0	2.0	1304	$1,550	$1.19	44d	1	1.20mi
209 West Avenue C Unit A San Angelo, TX	2.0	2.0	1100	$1,400	$1.27	44d	1	1.25mi
540 W 16th St San Angelo, TX	3.0	2.0	1090	$1,364	$1.25	44d	1	1.26mi
2013 Rosemont Dr San Angelo, TX	3.0	2.0	1400	$2,100	$1.50	21d	1	1.27mi
810 W 19th St San Angelo, TX	3.0	2.0	1090	$1,249	$1.15	21d	1	1.28mi
1905 Meadowbrook Dr San Angelo, TX	3.0	2.0	1184	$1,400	$1.18	44d	1	1.30mi
1405 Hassell St San Angelo, TX	3.0	2.0	1064	$1,950	$1.83	44d	1	1.39mi
3344 Trinity Ave San Angelo, TX	3.0	2.0	1545	$1,900	$1.23	21d	1	1.43mi
1210 Guthrie St San Angelo, TX	3.0	2.0	1157	$1,400	$1.21	21d	1	1.47mi
2756 Sac Ave San Angelo, TX	3.0	1.0	1461	$1,650	$1.13	44d	1	1.49mi

Listing history 18 events

1. 2026-06-14
   status $150,000 Pending 256 DOM
2. 2026-06-09
   days on market $150,000 Active 256 DOM
3. 2026-06-08
   days on market $150,000 Active 255 DOM
4. 2026-06-07
   days on market $150,000 Active 254 DOM
5. 2026-06-02
   days on market $150,000 Active 249 DOM
6. 2026-06-01
   days on market $150,000 Active 248 DOM
7. 2026-05-31
   days on market $150,000 Active 247 DOM
8. 2026-05-30
   days on market $150,000 Active 246 DOM
9. 2026-04-13
   status Active 455-char remark

   Show marketing remark (455 chars)

   Quaint, Charming, Unique, Large Corner Lot. These are words that describe this spacious home located close to downtown and that is ready for a new owner. This home features all large rooms with an extra bonus room that can be used for crafts, a game room or other. You will be impressed with all the original builtins, hardwood and Saltillo Tile floors that adorn this custom home. Call your favorite realtor and come see the charm this home has to offer.

10. 2026-04-13
    historical 455-char remark

    Show marketing remark (455 chars)

    Quaint, Charming, Unique, Large Corner Lot. These are words that describe this spacious home located close to downtown and that is ready for a new owner. This home features all large rooms with an extra bonus room that can be used for crafts, a game room or other. You will be impressed with all the original builtins, hardwood and Saltillo Tile floors that adorn this custom home. Call your favorite realtor and come see the charm this home has to offer.

11. 2026-04-09
    price $150,000 455-char remark

    Show marketing remark (455 chars)

    Quaint, Charming, Unique, Large Corner Lot. These are words that describe this spacious home located close to downtown and that is ready for a new owner. This home features all large rooms with an extra bonus room that can be used for crafts, a game room or other. You will be impressed with all the original builtins, hardwood and Saltillo Tile floors that adorn this custom home. Call your favorite realtor and come see the charm this home has to offer.

12. 2026-03-17
    status Active 455-char remark

    Show marketing remark (455 chars)

    Quaint, Charming, Unique, Large Corner Lot. These are words that describe this spacious home located close to downtown and that is ready for a new owner. This home features all large rooms with an extra bonus room that can be used for crafts, a game room or other. You will be impressed with all the original builtins, hardwood and Saltillo Tile floors that adorn this custom home. Call your favorite realtor and come see the charm this home has to offer.

13. 2026-02-20
    status Pending 455-char remark

    Show marketing remark (455 chars)

    Quaint, Charming, Unique, Large Corner Lot. These are words that describe this spacious home located close to downtown and that is ready for a new owner. This home features all large rooms with an extra bonus room that can be used for crafts, a game room or other. You will be impressed with all the original builtins, hardwood and Saltillo Tile floors that adorn this custom home. Call your favorite realtor and come see the charm this home has to offer.

14. 2025-11-27
    status Active 455-char remark

    Show marketing remark (455 chars)

    Quaint, Charming, Unique, Large Corner Lot. These are words that describe this spacious home located close to downtown and that is ready for a new owner. This home features all large rooms with an extra bonus room that can be used for crafts, a game room or other. You will be impressed with all the original builtins, hardwood and Saltillo Tile floors that adorn this custom home. Call your favorite realtor and come see the charm this home has to offer.

15. 2025-11-21
    status Pending 455-char remark

    Show marketing remark (455 chars)

    Quaint, Charming, Unique, Large Corner Lot. These are words that describe this spacious home located close to downtown and that is ready for a new owner. This home features all large rooms with an extra bonus room that can be used for crafts, a game room or other. You will be impressed with all the original builtins, hardwood and Saltillo Tile floors that adorn this custom home. Call your favorite realtor and come see the charm this home has to offer.

16. 2025-11-02
    status Active 455-char remark

    Show marketing remark (455 chars)

    Quaint, Charming, Unique, Large Corner Lot. These are words that describe this spacious home located close to downtown and that is ready for a new owner. This home features all large rooms with an extra bonus room that can be used for crafts, a game room or other. You will be impressed with all the original builtins, hardwood and Saltillo Tile floors that adorn this custom home. Call your favorite realtor and come see the charm this home has to offer.

17. 2025-10-15
    price $160,000 455-char remark

    Show marketing remark (455 chars)

    Quaint, Charming, Unique, Large Corner Lot. These are words that describe this spacious home located close to downtown and that is ready for a new owner. This home features all large rooms with an extra bonus room that can be used for crafts, a game room or other. You will be impressed with all the original builtins, hardwood and Saltillo Tile floors that adorn this custom home. Call your favorite realtor and come see the charm this home has to offer.

18. 2025-08-14
    listed $165,000 Active 455-char remark

    Show marketing remark (455 chars)

    Quaint, Charming, Unique, Large Corner Lot. These are words that describe this spacious home located close to downtown and that is ready for a new owner. This home features all large rooms with an extra bonus room that can be used for crafts, a game room or other. You will be impressed with all the original builtins, hardwood and Saltillo Tile floors that adorn this custom home. Call your favorite realtor and come see the charm this home has to offer.

ⓘ 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: $5,288 · $441/mo
• Projected year-2 tax: $5,288 · $441/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 2/10 Low
• 🌡 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: $18,612
• − Mortgage interest: −$8,402
• − Property taxes: −$5,288
• − Insurance: −$750
• − Repairs & maintenance: −$1,489
• − Management: −$1,489
• − Depreciation: −$4,364
• Taxable loss: −$3,170
• Est. tax savings @ 24.0%: +$761
• After-tax cash flow: $-13/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

-9.1% since first listed

10 events — show timeline

• 2026-04-13 Relisted — SAAR TX
• 2026-04-13 Delisted — SAAR TX
• 2026-04-09 Price Changed $150,000 SAAR TX
• 2026-03-17 Relisted — SAAR TX
• 2026-02-20 Pending — SAAR TX
• 2025-11-27 Relisted — SAAR TX
• 2025-11-21 Pending — SAAR TX
• 2025-11-02 Relisted — SAAR TX
• 2025-10-15 Price Changed $160,000 SAAR TX
• 2025-08-14 Listed $165,000 SAAR TX

Property tax history

+7.8%/yr

Latest (2025): $5,288 · +23.6% YoY. Source: county tax records.