633 W Ave Z · San Angelo, TX 76903

$204,500

3 bd · 2.0 ba · 384 sqft · SingleFamily public records · 5 Days on market

Built 2026 7,405 sqft lot $533/sqft · 181% above area Est $206k · at est.

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Why this score? — see what drove the F 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 +7.9/15.0
• Cash flow +7.2/30.0
• Rent growth +4.6/5.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +1.4/10.0
• 1% rule +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover this stunning new construction family home in Ben Ficklin Edition by TaylorMade Custom homes - Signature Homes Collection. This 3-bedroom, 2-bath residence is thoughtfully designed with premium finishes throughout, featuring solid surface countertops, polished concrete floors, and stainless steel appliances. Complete with a convenient carport, this move-in ready home also includes a 1-2-10 builder warranty, offering peace of mind along with modern style and comfort. Renderings are for illustration purposes only, final finishes may vary.

Key facts

• New construction
• Carport
• Premium finishes

Tags

• NEW CONSTRUCTION
• PREMIUM FINISHES
• SOLID SURFACE COUNTERTOPS
• POLISHED CONCRETE FLOORS
• STAINLESS STEEL APPLIANCES
• CARPORT

Property features AI

Finance

• Other: Residential property type

Exterior

• Parking: Carport (1 space)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; One level; New construction
• Construction: Frame construction; Slab foundation; Composition roof; Built as new construction
• Exterior features: Front porch; Interior lot; City street frontage; Public maintained road; Dirt road surface

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Flooring: Brick; Concrete
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Smart thermostat; Ceiling fans; Window coverings; Smoke detector(s)
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $204k.

Deal economics

• At list price, monthly cash flow is $-283 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (24.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (41.1% below list).
• Recommended offer: $121k (41.1% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 3.8% in San Angelo — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Lamar El (math 41% / reading 46%, grade F, #1,269 of 4,322 statewide, top 30%, 515 students, 43% 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 48% FRL track the district average.
• Market conditions: Rents rising fast (+8.5%/yr); 230 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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

• 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 $120,502 (41.1% 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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.59% ✗
• Cap rate: 4.63%
• Cash-on-cash: -5.94%
• DSCR: 0.74
• GRM: 14.1

CMA / ARV

• ARV (median comp): $206,388
• List price: $204,500
• Delta: -0.91%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -22.0%
• Equity multiple: 0.22×
• Total profit: $-44,898
• Equity at exit: $30,492

10-year hold

• IRR: -7.9%
• Equity multiple: 0.41×
• Total profit: $-33,708
• Equity at exit: $17,681

Cash invested: $57,260 (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: 230
• Price-to-rent: 14.1×

Monthly cashflow live

• Estimated rent: $1,205 medium
• Mortgage (P&I): −$1,072
• Tax from tax record: −$78 /mo · $930/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $-283

Break-even live

Break-even rent $1,564

Max offer price $154,471

Occupancy floor —

Sensitivity live

Price	-10% $-167	-5% $-225	+0% $-283	+5% $-341	+10% $-399
Rent	-10% $-378	-5% $-331	+0% $-283	+5% $-236	+10% $-188
Rate	-1.0pp $-180	-0.5pp $-231	base $-283	+0.5pp $-336	+1.0pp $-390

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: $51,125
• Closing costs: $6,135
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-23
   days on market $204,500 Active 5 DOM
2. 2026-06-22
   days on market $204,500 Active 4 DOM
3. 2026-06-19
   days on market $204,500 Active 2 DOM
4. 2026-06-17
   days on marketlisting id $204,500 Active 1 DOM
5. 2026-06-17
   days on market $204,500 Active 69 DOM
6. 2026-06-16
   days on market $204,500 Active 68 DOM
7. 2026-06-15
   days on market $204,500 Active 67 DOM
8. 2026-06-14
   days on market $204,500 Active 65 DOM
9. 2026-06-13
   days on market $204,500 Active 64 DOM
10. 2026-06-10
    days on market $204,500 Active 62 DOM
11. 2026-06-09
    days on market $204,500 Active 61 DOM
12. 2026-06-08
    days on market $204,500 Active 60 DOM
13. 2026-06-07
    days on market $204,500 Active 59 DOM
14. 2026-06-02
    days on market $204,500 Active 54 DOM
15. 2026-06-01
    days on market $204,500 Active 53 DOM
16. 2026-05-31
    days on market $204,500 Active 52 DOM
17. 2026-05-30
    days on market $204,500 Active 51 DOM
18. 2026-04-09
    listed $204,500 Active 551-char remark
19. 2026-02-13
    listed $204,500 Active
20. 2026-01-15
    listed $204,500 Active
21. 2026-01-08
    listed $204,500 Active
22. 2025-06-06
    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: $930 · $78/mo
• Projected year-2 tax: $3,742 · $312/mo
• Expected delta: +$2,812/yr (+$234/mo · 302.2%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $14,460
• − Mortgage interest: −$11,455
• − Property taxes: −$930
• − Insurance: −$1,022
• − Repairs & maintenance: −$1,157
• − Management: −$1,157
• − Depreciation: −$5,949
• Taxable loss: −$7,211
• Est. tax savings @ 24.0%: +$1,731
• After-tax cash flow: $-1,668/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

• 2026-06-17 Listed $204,500 SAAR TX
• 2026-02-13 Listed $204,500 SAAR TX
• 2026-01-15 Listed $204,500 SAAR TX
• 2026-01-08 Listed $204,500 SAAR TX
• 2025-06-06 Sold (Public Records) — Public Records

Property tax history

+10.9%/yr

Latest (2025): $930 · +19.4% YoY. Source: county tax records.