1306 E 17th St · San Angelo, TX 76903

$60,000

1 bd · 1.0 ba · 484 sqft · MultiFamily public records · 5 Days on market

Built 1960 6,665 sqft lot ↓ 20% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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: 1 unit. estimate disagrees with records

Listing remarks

Unique 1 bedroom, 1 bath home situated on a large lot with plenty of room to enjoy the outdoors. The living quarters are located upstairs and feature a comfortable living area, kitchen, bedroom, bath, and a balcony perfect for enjoying your morning coffee or evening sunsets. A mini-split system provides efficient heating and cooling year-round. The downstairs 1-car garage offers excellent storage and workshop space and may provide the opportunity for conversion into additional living space, a second living area, hobby room, or home office. Whether you're looking for a starter home, investment property, weekend retreat, or downsizing option, this property offers flexibility and potential in

Key facts

• Mini-split system
• Large lot
• Downstairs garage

Tags

• LARGE LOT
• COMFORTABLE LIVING AREA
• MINI-SPLIT SYSTEM
• DOWNSTAIRS GARAGE

Property features AI

Finance

• HOA & community: No community features

Exterior

• Parking: Attached garage with additional parking (1 garage space)
• Utilities: Public water; Public sewer; Electricity available; Sewer connected; Water available
• Home design: Single family residence; Two levels; Interior lot; City street frontage; Paved public road
• Construction: Frame and stucco construction; Metal roof; Pillar/post/pier foundation; Built as a fixer and updated/remodeled
• Exterior features: Balcony; Chain link fenced yard; Fenced

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 3 total rooms (includes bedrooms and living areas)
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Ductless heating and cooling; Wall/window unit(s); Ceiling fan(s)
• Interior features: Storage; Laminate counters; Ceiling fan(s)
• Laundry & utility: No laundry hookups on site; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath multifamily listed at $60k.

Deal economics

• At list price, monthly cash flow is $948 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Cap rate 25.3% 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: Bradford El (math 12% / reading 17%, grade F, #4,048 of 4,322 statewide, top 95%, 418 students, 94% 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 79% FRL vs 53% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 30% district-wide (-14 pts) — the specific schools serving this property underperform the San Angelo ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+8.5%/yr); 227 active listings in the ZIP; 233 units permitted in Tom Green County in 2024 (0 in 5+ unit buildings).
• This rent runs 44% 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 $415 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

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

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: moderate 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 $60,000

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 3.01% ✓
• Cap rate: 25.26%
• Cash-on-cash: 67.73%
• DSCR: 4.01
• GRM: 2.8

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: 73.0%
• Equity multiple: 4.59×
• Total profit: $60,270
• Equity at exit: $8,946

10-year hold

• IRR: 78.3%
• Equity multiple: 11.35×
• Total profit: $173,906
• Equity at exit: $5,188

Cash invested: $16,800 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,804 high
• Mortgage (P&I): −$315
• Tax from tax record: −$137 /mo · $1,647/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $948

Break-even live

Break-even rent $604

Max offer price $60,000

Occupancy floor 42%

Sensitivity live

Price	-10% $982	-5% $965	+0% $948	+5% $931	+10% $914
Rent	-10% $806	-5% $877	+0% $948	+5% $1,019	+10% $1,091
Rate	-1.0pp $978	-0.5pp $963	base $948	+0.5pp $933	+1.0pp $917

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$1,804
Total (2 units)			$1,804

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-10
   status $60,000 Pending 5 DOM
2. 2026-06-09
   days on market $60,000 Active 5 DOM
3. 2026-06-08
   days on market $60,000 Active 4 DOM
4. 2026-06-07
   remarks 699-char remark
5. 2026-06-07
   listed $60,000 Active 3 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: $1,647 · $137/mo
• Projected year-2 tax: $1,647 · $137/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 5/10 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: $21,648
• − Mortgage interest: −$3,361
• − Property taxes: −$1,647
• − Insurance: −$300
• − Repairs & maintenance: −$1,732
• − Management: −$1,732
• − Depreciation: −$1,745
• Taxable income: $11,131
• Est. tax owed @ 24.0%: −$2,671
• After-tax cash flow: $8,707/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

-20.0% since first listed

7 events — show timeline

• 2026-06-04 Listed $60,000 SAAR TX
• 2026-03-28 Price Changed $60,000 SAAR TX
• 2026-03-19 Price Changed $65,000 SAAR TX
• 2026-03-17 Price Changed $70,000 SAAR TX
• 2026-02-27 Sold (Public Records) — Public Records
• 2026-02-26 Price Changed $75,000 SAAR TX
• 2024-09-25 Sold (Public Records) — Public Records

Property tax history

+17.1%/yr

Latest (2025): $1,647 · +56.2% YoY. Source: county tax records.