204 E 11th St · San Angelo, TX 76903

$105,000

2 bd · 1.0 ba · 884 sqft · SingleFamily public records · 17 Days on market

Built 1959 5,009 sqft lot Est $108k · at est.

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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 +19.1/30.0
• ARV discount +8.7/15.0
• DSCR +6.0/10.0
• 1% rule +5.7/10.0
• 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

Take a look at this 2 bedroom 1 bath home. Lots of room & Large backyard. Fenced all the way around Front yard & Back Yard. Close to schools and shopping.

Key facts

• Close to schools
• Fenced yard
• Large backyard

Tags

• LARGE BACKYARD
• FENCED YARD
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Fixer condition
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built as residential single-family
• Exterior features: Porch; Chain link fencing; Corner lot; Paved city street frontage; Publicly maintained road

Interior

• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Ceiling fan(s)
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $112 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: Reagan El (math 32% / reading 32%, grade F, #2,268 of 4,322 statewide, top 55%, 311 students, 88% 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 77% FRL vs 53% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+8.5%/yr); 227 active listings in the ZIP; 18 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 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 $29k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $103,425 (1.5% below list)

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.07% ✓
• Cap rate: 7.57%
• Cash-on-cash: 4.57%
• DSCR: 1.20
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $107,848
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 E 11th St	0.03mi	2/1.0	816 (-8%)	2mo	$125,000	$153	85
430 E 13th St	0.25mi	2/1.0	895 (+1%)	18mo	$118,500	$132	71
119 E 9th St	0.15mi	3/1.0 (+1)	960 (+9%)	9mo	$159,000	$166	66
20 W 10th St	0.39mi	1/1.0 (-1)	868 (-2%)	20mo	$49,500	$57	57
2002 N Oakes St	0.64mi	2/1.0	798 (-10%)	4mo	$40,000	$50	51
22 W 20th St	0.73mi	2/1.0	856 (-3%)	14mo	$57,650	$67	50
1037 N Main St	0.48mi	3/1.0 (+1)	984 (+11%)	8mo	$149,900	$152	48
704 E 19th St	0.50mi	3/1.0 (+1)	1,008 (+14%)	6mo	$123,000	$122	43
522 Ellis St	0.66mi	3/1.0 (+1)	960 (+9%)	11mo	$115,000	$120	41

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: -3.4%
• Equity multiple: 0.87×
• Total profit: $-3,914
• Equity at exit: $15,656

10-year hold

• IRR: 11.5%
• Equity multiple: 2.12×
• Total profit: $32,937
• Equity at exit: $9,078

Cash invested: $29,400 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,122 high
• Mortgage (P&I): −$551
• Tax from tax record: −$180 /mo · $2,158/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $112

Break-even live

Break-even rent $980

Max offer price $105,000

Occupancy floor 85%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
134 E 11th St San Angelo, TX	3.0	2.0	872	$1,025	$1.18	44d	1	0.02mi
504 E 17th St San Angelo, TX	1.0	1.0	810	$875	$1.08	44d	1	0.38mi
212 Koberlin St San Angelo, TX	2.0	2.0	925	$945	$1.02	44d	1	0.60mi
540 W 16th St San Angelo, TX	3.0	2.0	1090	$1,364	$1.25	44d	1	0.82mi
2417 Oaklawn Blvd San Angelo, TX	2.0	2.0	897	$1,550	$1.73	44d	1	0.98mi
902 Shiloh St Unit RE-908-20 San Angelo, TX	1.0	1.0	800	$1,025	$1.28	44d	1	1.16mi
902 Shiloh St Unit RE-908-C San Angelo, TX	2.0	1.5	925	$1,175	$1.27	44d	1	1.16mi
902 Shiloh St Unit RE-908-16 San Angelo, TX	2.0	1.0	875	$1,125	$1.29	44d	1	1.16mi
2308 Carley St San Angelo, TX	3.0	1.5	985	$1,102	$1.12	21d	1	1.17mi
810 W 19th St San Angelo, TX	3.0	2.0	1090	$1,249	$1.15	21d	1	1.17mi
302 Allen St #18 San Angelo, TX	2.0	1.0	780	$2,000	$2.56	21d	1	1.17mi
302 Allen St San Angelo, TX	2.0	1.0	780	$950	$1.22	21d	1	1.18mi
510 E 28th St San Angelo, TX	3.0	1.5	924	$1,102	$1.19	21d	1	1.23mi
939 LBJ Dr San Angelo, TX	3.0	1.5	924	$1,102	$1.19	21d	1	1.25mi
940 LBJ Dr San Angelo, TX	3.0	1.5	924	$1,102	$1.19	21d	1	1.28mi
2917 JFK Dr San Angelo, TX	3.0	1.5	924	$1,102	$1.19	21d	1	1.33mi
2921 JFK Dr San Angelo, TX	3.0	1.5	924	$1,102	$1.19	21d	1	1.34mi
209 West Avenue C Unit A San Angelo, TX	2.0	2.0	1100	$1,400	$1.27	44d	1	1.44mi

Listing history 13 events

1. 2026-06-19
   days on market $105,000 Active 17 DOM
2. 2026-06-18
   days on market $105,000 Active 16 DOM
3. 2026-06-17
   days on market $105,000 Active 15 DOM
4. 2026-06-16
   days on market $105,000 Active 14 DOM
5. 2026-06-15
   days on market $105,000 Active 13 DOM
6. 2026-06-14
   days on market $105,000 Active 11 DOM
7. 2026-06-13
   days on market $105,000 Active 10 DOM
8. 2026-06-10
   days on market $105,000 Active 8 DOM
9. 2026-06-09
   days on market $105,000 Active 7 DOM
10. 2026-06-08
    days on market $105,000 Active 6 DOM
11. 2026-06-07
    days on market $105,000 Active 5 DOM
12. 2026-06-03
    remarks 158-char remark
13. 2026-06-03
    listed $105,000 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: $2,158 · $180/mo
• Projected year-2 tax: $2,158 · $180/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 3/10 Moderate
• 🌡 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: $13,460
• − Mortgage interest: −$5,882
• − Property taxes: −$2,158
• − Insurance: −$525
• − Repairs & maintenance: −$1,077
• − Management: −$1,077
• − Depreciation: −$3,055
• Taxable loss: −$313
• Est. tax savings @ 24.0%: +$75
• After-tax cash flow: $1,418/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

+0.0% since first listed

5 events — show timeline

• 2026-06-02 Listed $105,000 SAAR TX
• 2025-05-01 Rental Removed $995 SAARTX
• 2025-04-18 Listed for Rent $995 SAARTX
• 2025-01-08 Listed $105,000 SAAR TX
• 2016-11-14 Sold (Public Records) — Public Records

Property tax history

+7.5%/yr

Latest (2025): $2,158 · +24.8% YoY. Source: county tax records.