2518 W Harris Ave · San Angelo, TX 76901

$177,500

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 286 Days on market

Built 1953 7,492 sqft lot $190/sqft · 31% above area Est $170k · at est.

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Why this score? — see what drove the D- 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).

• Appreciation +10.0/10.0
• Cash flow +7.2/30.0
• ARV discount +5.6/15.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• 1% rule +2.6/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0

Listing remarks MLS

Super cute and so close to everything! HEB, shopping, restaurants and schools are all within walking distance - Brown Park as well! The recently updated kitchen has plenty of cabinetry, ample room to prepare meals, and tons of natural light coming in through your brand new windows! The bathroom has also been updated recently with a large vanity and tiled shower area. This awesome home has its original hardwood floors in the living, dining and 2 bedrooms while the kitchen has been recently tiled and the 3rd bedroom has luxury vinyl planking. The huge backyard has a privacy fence and plenty of space to play and have family gatherings. Also, you can feel safe and secure with the security system that is in place.

Key facts

• Large vanity
• Tiled shower area
• Huge backyard

Tags

• UPDATED KITCHEN
• LARGE VANITY
• TILED SHOWER AREA
• ORIGINAL HARDWOOD FLOORS
• HUGE BACKYARD
• PRIVACY FENCE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $178k.

Deal economics

• At list price, monthly cash flow is $-248 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $134k (24.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (24.4% below list).
• Recommended offer: $134k (24.7% below list) — sets the bar for cash-flow.
• 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: Mcgill El (math 42% / reading 42%, grade F, #1,335 of 4,322 statewide, top 33%, 306 students, 79% FRL); Lone Star Middle (math 28% / reading 32%, grade F, #1,056 of 1,662 statewide, top 65%, 903 students, 63% FRL); Central H S (math 22% / reading 43%, grade F, #1,029 of 1,632 statewide, top 64%, 3,065 students, 48% FRL).
• Market conditions: Rents rising fast (+5.8%/yr); 334 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 $19k of equity ($1k loan paydown + $18k 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.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 286 days — a 12% lower offer ($156k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago 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 1953 — 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 $133,634 (24.7% 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 286 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 0.76% ✗
• Cap rate: 4.61%
• Cash-on-cash: -6.00%
• DSCR: 0.73
• GRM: 11.0

CMA / ARV

• ARV (median comp): $170,351
• List price: $177,500
• Delta: 4.20%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 Westland St	0.32mi	2/1.0 (-1)	971 (+4%)	1mo	$124,900	$129	73
2623 W Harris Ave	0.15mi	3/2.0	1,030 (+10%)	0mo	$185,400	$180	72
2414 Chestnut St	0.33mi	2/1.0 (-1)	910 (-3%)	4mo	$142,000	$156	71
2415 Colorado Ave	0.19mi	2/1.0 (-1)	1,018 (+9%)	8mo	$162,000	$159	65
2526 Chestnut St	0.33mi	2/1.0 (-1)	810 (-14%)	2mo	$115,000	$142	56
2235 Chestnut St	0.37mi	3/1.0	1,050 (+12%)	10mo	$159,900	$152	54
2019 Freeland Ave	0.53mi	2/1.0 (-1)	1,008 (+8%)	5mo	$127,500	$126	54
319 N Howard St	0.44mi	2/1.0 (-1)	852 (-9%)	8mo	$155,000	$182	53
206 N Van Buren St	0.69mi	2/1.0 (-1)	1,008 (+8%)	1mo	$167,500	$166	49
2223 Coleman St	0.73mi	2/1.0 (-1)	894 (-4%)	7mo	$80,000	$89	48
402 Westland Ave	0.44mi	2/1.0 (-1)	1,070 (+14%)	7mo	$147,500	$138	45
3118 Guadalupe St	0.65mi	3/2.0	1,044 (+12%)	7mo	$215,000	$206	41

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: 20.9%
• Equity multiple: 2.71×
• Total profit: $84,785
• Equity at exit: $159,906

10-year hold

• IRR: 19.6%
• Equity multiple: 6.45×
• Total profit: $271,015
• Equity at exit: $344,843

Cash invested: $49,700 (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: 334
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,342 high
• Mortgage (P&I): −$931
• Tax from tax record: −$304 /mo · $3,646/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $-248

Break-even live

Break-even rent $1,656

Max offer price $133,634

Occupancy floor —

Sensitivity live

Price	-10% $-148	-5% $-198	+0% $-248	+5% $-299	+10% $-349
Rent	-10% $-354	-5% $-301	+0% $-248	+5% $-195	+10% $-142
Rate	-1.0pp $-159	-0.5pp $-203	base $-248	+0.5pp $-294	+1.0pp $-341

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: $44,375
• Closing costs: $5,325
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
212 S Fillmore St Unit B San Angelo, TX	2.0	1.0	800	$999	$1.25	45d	1	0.32mi
2065 Live Oak St San Angelo, TX	2.0	1.0	720	$950	$1.32	45d	1	0.47mi
705 Childress St San Angelo, TX	2.0	1.0	872	$1,400	$1.61	45d	1	0.55mi
2630 Waco St San Angelo, TX	3.0	2.0	1024	$1,600	$1.56	22d	1	0.64mi
121 N Van Buren St Unit A San Angelo, TX	2.0	1.0	715	$1,095	$1.53	22d	1	0.66mi
1818 S Lincoln St San Angelo, TX	2.0	1.0–2.0	555	$1,199	$2.16	22d	19	0.68mi
3130 W Beauregard Ave San Angelo, TX	1.0–2.0	1.0	690	$875	$1.27	22d	1	0.70mi
1405 Hassell St San Angelo, TX	3.0	2.0	1064	$1,950	$1.83	45d	1	1.00mi
3755 Arden Rd San Angelo, TX	2.0–3.0	1.0	875	$1,025	$1.17	22d	1	1.03mi
2431 College Hills Blvd San Angelo, TX	1.0–3.0	1.0–2.0	1025	$1,609	$1.57	22d	17	1.17mi
3801 Arden Rd Apt 65 San Angelo, TX	2.0	2.0	1025	$1,199	$1.17	22d	1	1.25mi
3801 Arden Rd Apt 108 San Angelo, TX	2.0	2.0	1025	$1,215	$1.19	45d	1	1.25mi
902 Shiloh St Unit RE-908-16 San Angelo, TX	2.0	1.0	875	$1,125	$1.29	45d	1	1.32mi
902 Shiloh St Unit RE-908-C San Angelo, TX	2.0	1.5	925	$1,175	$1.27	45d	1	1.32mi
1929 Raney St San Angelo, TX	1.0–2.0	1.0–2.0	765	$1,000	$1.31	22d	4	1.35mi
2102 Raney St San Angelo, TX	3.0	1.0	1040	$1,295	$1.25	22d	1	1.38mi
3426 Millbrook Dr San Angelo, TX	1.0–2.0	1.0–2.0	845	$1,459	$1.73	45d	13	1.46mi

Listing history 27 events

1. 2026-06-22
   days on market $177,500 Active 286 DOM
2. 2026-06-19
   days on market $177,500 Active 284 DOM
3. 2026-06-18
   days on market $177,500 Active 283 DOM
4. 2026-06-17
   days on market $177,500 Active 282 DOM
5. 2026-06-16
   days on market $177,500 Active 281 DOM
6. 2026-06-15
   days on market $177,500 Active 280 DOM
7. 2026-06-14
   days on market $177,500 Active 278 DOM
8. 2026-06-13
   days on market $177,500 Active 277 DOM
9. 2026-06-10
   days on market $177,500 Active 275 DOM
10. 2026-06-09
    days on market $177,500 Active 274 DOM
11. 2026-06-08
    days on market $177,500 Active 273 DOM
12. 2026-06-07
    days on market $177,500 Active 272 DOM
13. 2026-06-02
    days on market $177,500 Active 267 DOM
14. 2026-06-01
    days on market $177,500 Active 266 DOM
15. 2026-05-31
    days on market $177,500 Active 265 DOM
16. 2026-05-30
    days on market $177,500 Active 264 DOM
17. 2026-04-10
    status Active 720-char remark

    Show marketing remark (720 chars)

    Super cute and so close to everything! HEB, shopping, restaurants and schools are all within walking distance - Brown Park as well! The recently updated kitchen has plenty of cabinetry, ample room to prepare meals, and tons of natural light coming in through your brand new windows! The bathroom has also been updated recently with a large vanity and tiled shower area. This awesome home has its original hardwood floors in the living, dining and 2 bedrooms while the kitchen has been recently tiled and the 3rd bedroom has luxury vinyl planking. The huge backyard has a privacy fence and plenty of space to play and have family gatherings. Also, you can feel safe and secure with the security system that is in place.

18. 2026-04-07
    historical 720-char remark

    Show marketing remark (720 chars)

    Super cute and so close to everything! HEB, shopping, restaurants and schools are all within walking distance - Brown Park as well! The recently updated kitchen has plenty of cabinetry, ample room to prepare meals, and tons of natural light coming in through your brand new windows! The bathroom has also been updated recently with a large vanity and tiled shower area. This awesome home has its original hardwood floors in the living, dining and 2 bedrooms while the kitchen has been recently tiled and the 3rd bedroom has luxury vinyl planking. The huge backyard has a privacy fence and plenty of space to play and have family gatherings. Also, you can feel safe and secure with the security system that is in place.

19. 2025-12-02
    price $177,500 720-char remark

    Show marketing remark (720 chars)

    Super cute and so close to everything! HEB, shopping, restaurants and schools are all within walking distance - Brown Park as well! The recently updated kitchen has plenty of cabinetry, ample room to prepare meals, and tons of natural light coming in through your brand new windows! The bathroom has also been updated recently with a large vanity and tiled shower area. This awesome home has its original hardwood floors in the living, dining and 2 bedrooms while the kitchen has been recently tiled and the 3rd bedroom has luxury vinyl planking. The huge backyard has a privacy fence and plenty of space to play and have family gatherings. Also, you can feel safe and secure with the security system that is in place.

20. 2025-09-05
    listed $185,000 Active 720-char remark

    Show marketing remark (720 chars)

    Super cute and so close to everything! HEB, shopping, restaurants and schools are all within walking distance - Brown Park as well! The recently updated kitchen has plenty of cabinetry, ample room to prepare meals, and tons of natural light coming in through your brand new windows! The bathroom has also been updated recently with a large vanity and tiled shower area. This awesome home has its original hardwood floors in the living, dining and 2 bedrooms while the kitchen has been recently tiled and the 3rd bedroom has luxury vinyl planking. The huge backyard has a privacy fence and plenty of space to play and have family gatherings. Also, you can feel safe and secure with the security system that is in place.

21. 2025-06-23
    price $185,000
22. 2025-05-02
    price $190,000
23. 2025-05-01
    listed $180,000 Active
24. 2021-06-28
    soldstatus
25. 2021-06-24
    soldstatus
26. 2021-05-28
    listed $145,000
27. 2016-12-01
    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: $3,646 · $304/mo
• Projected year-2 tax: $3,646 · $304/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $16,105
• − Mortgage interest: −$9,943
• − Property taxes: −$3,646
• − Insurance: −$888
• − Repairs & maintenance: −$1,288
• − Management: −$1,288
• − Depreciation: −$5,164
• Taxable loss: −$6,111
• Est. tax savings @ 24.0%: +$1,467
• After-tax cash flow: $-1,513/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

+22.4% since first listed

11 events — show timeline

• 2026-04-10 Relisted — SAAR TX
• 2026-04-07 Delisted — SAAR TX
• 2025-12-02 Price Changed $177,500 SAAR TX
• 2025-09-05 Listed $185,000 SAAR TX
• 2025-06-23 Price Changed $185,000 SAAR TX
• 2025-05-02 Price Changed $190,000 SAAR TX
• 2025-05-01 Listed $180,000 SAAR TX
• 2021-06-28 Sold (Public Records) — Public Records
• 2021-06-24 Sold (MLS) — SAAR TX
• 2021-05-28 Listed $145,000 SAAR TX
• 2016-12-01 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $3,646 · +16.9% YoY. Source: county tax records.