712 E Highland Blvd · San Angelo, TX 76903

$180,250

None bd · None ba · 560 sqft · MultiFamily public records · 19 Days on market

Built 1988 4,922 sqft lot

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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).

• Cash flow +20.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.2/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

This is a duplex with each side being a 1/1 unit with CHCA and a carport. Please allow 24 hour notice for showings of occupied units. Call or text Carl for showing appt or more information. [phone]

Key facts

• 4,922 sq ft lot
• 2 parking spots
• Built 1988

Property features AI

Exterior

• Parking: Attached carport; Carport with 2 spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Duplex (residential income); One level
• Exterior features: Paved, public-maintained city street frontage; Residential lot zoning; Lot dimensions approximately 122 x 75 (0.11 acres)

Interior

• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Electric water heater; Smoke detector(s)
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1-bath units multifamily listed at $180k.

Deal economics

• At list price, monthly cash flow is $228 ($3k/yr) — positive. Per door: $114/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $178k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% 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-, 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: Ft Concho El (math 59% / reading 65%, grade B, #321 of 4,322 statewide, top 8%, 476 students, 46% FRL); Glenn Middle (math 25% / reading 29%, grade F, #1,177 of 1,662 statewide, top 72%, 1,258 students, 53% FRL); Central H S (math 22% / reading 43%, grade F, #1,029 of 1,632 statewide, top 64%, 3,065 students, 48% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: Rents rising fast (+8.5%/yr); 227 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 45% 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $50k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($178k) is reasonable based on typical stale-listing flexibility.

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 $177,546 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.02% ✓
• Cap rate: 7.81%
• Cash-on-cash: 5.42%
• DSCR: 1.24
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -2.5%
• Equity multiple: 0.90×
• Total profit: $-4,949
• Equity at exit: $26,876

10-year hold

• IRR: 12.0%
• Equity multiple: 2.16×
• Total profit: $58,670
• Equity at exit: $15,585

Cash invested: $50,470 (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: 16.3×

Monthly cashflow live

• Estimated rent: $1,838 medium
• Mortgage (P&I): −$945
• Tax from tax record: −$204 /mo · $2,442/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $228

Break-even live

Break-even rent $1,549

Max offer price $180,250

Occupancy floor 83%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$1,838
Total (2 units)			$1,838

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: $45,062
• Closing costs: $5,408
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1173 Benedict Dr San Angelo, TX	1.0–4.0	1.0–2.0	868	$1,213	$1.40	21d	10	0.41mi
1527 Fulton St San Angelo, TX	2.0	1.0	750	$950	$1.27	21d	1	0.96mi
1222 S Abe St Unit CK-04 San Angelo, TX	1.0	1.0	694	$1,000	$1.44	43d	1	1.14mi
1222 S Abe St Unit CK-26 San Angelo, TX	1.0	1.0	619	$875	$1.41	43d	1	1.14mi
850 Paint Rock Rd San Angelo, TX	1.0–2.0	1.0	770	$1,450	$1.88	21d	6	1.26mi
1509 S David St Unit 4 San Angelo, TX	1.0	1.0	420	$950	$2.26	43d	1	1.33mi

Listing history 14 events

1. 2026-06-19
   days on market $180,250 Active 19 DOM
2. 2026-06-18
   days on market $180,250 Active 18 DOM
3. 2026-06-17
   days on market $180,250 Active 17 DOM
4. 2026-06-16
   days on market $180,250 Active 16 DOM
5. 2026-06-15
   days on market $180,250 Active 15 DOM
6. 2026-06-14
   days on market $180,250 Active 13 DOM
7. 2026-06-13
   days on market $180,250 Active 12 DOM
8. 2026-06-10
   days on market $180,250 Active 10 DOM
9. 2026-06-09
   days on market $180,250 Active 9 DOM
10. 2026-06-08
    days on market $180,250 Active 8 DOM
11. 2026-06-07
    days on market $180,250 Active 7 DOM
12. 2026-06-02
    days on market $180,250 Active 2 DOM
13. 2026-06-01
    remarks 203-char remark
14. 2026-06-01
    listed $180,250 Active 1 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: $2,442 · $204/mo
• Projected year-2 tax: $3,299 · $275/mo
• Expected delta: +$856/yr (+$71/mo · 35.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $22,056
• − Mortgage interest: −$10,097
• − Property taxes: −$2,442
• − Insurance: −$901
• − Repairs & maintenance: −$1,764
• − Management: −$1,764
• − Depreciation: −$5,244
• Taxable loss: −$157
• Est. tax savings @ 24.0%: +$38
• After-tax cash flow: $2,775/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

1 event — show timeline

• 2026-05-31 Listed $180,250 SAAR TX

Property tax history

+3.9%/yr

Latest (2025): $2,442 · +36.3% YoY. Source: county tax records.