1833 Willow St · San Angelo, TX 76901

$134,900

2 bd · 1.0 ba · 1,042 sqft · SingleFamily public records · 337 Days on market

Built 1987 $129/sqft · 8% above area Est $161k · 16% under

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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 +21.0/30.0
• ARV discount +14.8/15.0
• Appreciation +10.0/10.0
• DSCR +6.7/10.0
• 1% rule +5.8/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Take a look at this great starter home or investment property! Offering a large bonus utility room that could act as a 3rd bedroom and original hardwood floors that flow throughout! Centrally located off Loop 306.

Key facts

• Centrally located
• Bonus utility room
• Garage

Tags

• BONUS UTILITY ROOM
• ORIGINAL HARDWOOD FLOORS
• CENTRALLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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-, schools F, amenities 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.
• Market conditions: Rents rising fast (+5.8%/yr); 331 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% 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 $14k of equity ($933 loan paydown + $13k 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.
• At projected returns (10.0% appreciation + 5.8% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 337 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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

• 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 $118,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 337 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.08% ✓
• Cap rate: 7.98%
• Cash-on-cash: 6.04%
• DSCR: 1.27
• GRM: 7.7

CMA / ARV

• ARV (median comp): $161,201
• List price: $134,900
• Delta: -16.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2019 Freeland Ave	0.21mi	2/1.0	1,008 (-3%)	4mo	$127,500	$126	81
206 N Van Buren St	0.32mi	2/1.0	1,008 (-3%)	1mo	$167,500	$166	79
2005 Bailey St	0.23mi	2/2.0	1,104 (+6%)	4mo	$129,000	$117	72
215 Westland St	0.41mi	2/1.0	971 (-7%)	1mo	$124,900	$129	69
2105 Coleman St	0.33mi	3/1.0 (+1)	1,105 (+6%)	2mo	$160,000	$145	67
1825 N St St	0.29mi	2/1.0	940 (-10%)	5mo	$100,000	$106	66
1024 N Bishop St	0.52mi	3/1.0 (+1)	1,070 (+3%)	1mo	$135,000	$126	65
2403 Freeland Ave	0.49mi	2/2.0	1,120 (+8%)	2mo	$179,900	$161	59
2410 Lindell Ave	0.73mi	2/1.0	960 (-8%)	2mo	$157,000	$164	52
1906 Juanita Ave	0.66mi	2/2.0	964 (-8%)	3mo	$165,000	$171	51
2414 Chestnut St	0.53mi	2/1.0	910 (-13%)	4mo	$142,000	$156	51
2319 North St	0.48mi	3/1.0 (+1)	1,180 (+13%)	1mo	$129,500	$110	49

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: 29.8%
• Equity multiple: 3.38×
• Total profit: $89,817
• Equity at exit: $121,529

10-year hold

• IRR: 26.8%
• Equity multiple: 8.00×
• Total profit: $264,570
• Equity at exit: $262,081

Cash invested: $37,772 (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: 331
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,459 high
• Mortgage (P&I): −$707
• Tax from tax record: −$198 /mo · $2,382/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $190

Break-even live

Break-even rent $1,218

Max offer price $134,900

Occupancy floor 82%

Sensitivity live

Price	-10% $267	-5% $228	+0% $190	+5% $152	+10% $114
Rent	-10% $75	-5% $133	+0% $190	+5% $248	+10% $305
Rate	-1.0pp $258	-0.5pp $224	base $190	+0.5pp $155	+1.0pp $120

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1835 Willow St San Angelo, TX	3.0	1.0	1267	$1,750	$1.38	44d	1	0.01mi
711 N Monroe St San Angelo, TX	3.0	1.0	1345	$1,500	$1.12	44d	1	0.23mi
121 N Van Buren St Unit A San Angelo, TX	2.0	1.0	715	$1,095	$1.53	21d	1	0.35mi
2102 Webster St San Angelo, TX	3.0	1.0	1233	$1,750	$1.42	44d	1	0.42mi
705 Childress St San Angelo, TX	2.0	1.0	872	$1,400	$1.61	44d	1	0.58mi
2430 Rio Grande St San Angelo, TX	3.0	1.0	1200	$1,395	$1.16	44d	1	0.64mi
212 S Fillmore St Unit B San Angelo, TX	2.0	1.0	800	$999	$1.25	44d	1	0.70mi
902 Shiloh St Unit RE-908-C San Angelo, TX	2.0	1.5	925	$1,175	$1.27	44d	1	0.70mi
902 Shiloh St Unit RE-908-20 San Angelo, TX	1.0	1.0	800	$1,025	$1.28	44d	1	0.70mi
902 Shiloh St Unit RE-908-16 San Angelo, TX	2.0	1.0	875	$1,125	$1.29	44d	1	0.70mi
2630 Waco St San Angelo, TX	3.0	2.0	1024	$1,600	$1.56	21d	1	0.75mi
2629 Forest Park Ave San Angelo, TX	3.0	2.0	1336	$1,895	$1.42	44d	1	0.79mi
1929 Raney St San Angelo, TX	1.0–2.0	1.0–2.0	765	$1,000	$1.31	21d	4	0.80mi
2065 Live Oak St San Angelo, TX	2.0	1.0	720	$950	$1.32	44d	1	0.85mi
1905 Meadowbrook Dr San Angelo, TX	3.0	2.0	1184	$1,400	$1.18	44d	1	0.86mi
2102 Raney St San Angelo, TX	3.0	1.0	1040	$1,295	$1.25	21d	1	0.87mi
2804 Abilene St San Angelo, TX	3.0	2.0	1304	$1,550	$1.19	44d	1	0.88mi
1405 Hassell St San Angelo, TX	3.0	2.0	1064	$1,950	$1.83	44d	1	1.02mi
706 W 16th St San Angelo, TX	3.0	2.0	1298	$1,590	$1.22	21d	1	1.04mi
810 W 19th St San Angelo, TX	3.0	2.0	1090	$1,249	$1.15	21d	1	1.06mi
1717 Greenwood St San Angelo, TX	1.0	1.0	754	$625	$0.83	21d	1	1.07mi
1210 Guthrie St San Angelo, TX	3.0	2.0	1157	$1,400	$1.21	21d	1	1.14mi
540 W 16th St San Angelo, TX	3.0	2.0	1090	$1,364	$1.25	44d	1	1.18mi
2802 Field St San Angelo, TX	3.0	2.0	1384	$1,600	$1.16	44d	1	1.20mi
1725 West Avenue M Unit M San Angelo, TX	2.0	1.0	1202	$1,350	$1.12	21d	1	1.21mi
1818 S Lincoln St San Angelo, TX	2.0	1.0–2.0	555	$1,199	$2.16	21d	19	1.24mi
1714 Cordell Dr San Angelo, TX	3.0	2.0	1416	$1,850	$1.31	44d	1	1.40mi
2013 Rosemont Dr San Angelo, TX	3.0	2.0	1400	$2,100	$1.50	21d	1	1.42mi

Listing history 26 events

1. 2026-06-19
   days on market $134,900 Active 337 DOM
2. 2026-06-18
   days on market $134,900 Active 336 DOM
3. 2026-06-17
   days on market $134,900 Active 335 DOM
4. 2026-06-16
   days on market $134,900 Active 334 DOM
5. 2026-06-15
   days on market $134,900 Active 333 DOM
6. 2026-06-14
   days on market $134,900 Active 331 DOM
7. 2026-06-13
   days on market $134,900 Active 330 DOM
8. 2026-06-10
   days on market $134,900 Active 328 DOM
9. 2026-06-09
   days on market $134,900 Active 327 DOM
10. 2026-06-08
    days on market $134,900 Active 326 DOM
11. 2026-06-07
    days on market $134,900 Active 325 DOM
12. 2026-06-02
    days on market $134,900 Active 320 DOM
13. 2026-06-01
    days on market $134,900 Active 319 DOM
14. 2026-05-31
    days on market $134,900 Active 318 DOM
15. 2026-05-30
    days on market $134,900 Active 317 DOM
16. 2026-02-10
    price $134,900 213-char remark

    Show marketing remark (213 chars)

    Take a look at this great starter home or investment property! Offering a large bonus utility room that could act as a 3rd bedroom and original hardwood floors that flow throughout! Centrally located off Loop 306.

17. 2026-01-18
    status Active 213-char remark

    Show marketing remark (213 chars)

    Take a look at this great starter home or investment property! Offering a large bonus utility room that could act as a 3rd bedroom and original hardwood floors that flow throughout! Centrally located off Loop 306.

18. 2025-11-21
    price $136,000 213-char remark

    Show marketing remark (213 chars)

    Take a look at this great starter home or investment property! Offering a large bonus utility room that could act as a 3rd bedroom and original hardwood floors that flow throughout! Centrally located off Loop 306.

19. 2025-08-19
    price $138,000 213-char remark

    Show marketing remark (213 chars)

    Take a look at this great starter home or investment property! Offering a large bonus utility room that could act as a 3rd bedroom and original hardwood floors that flow throughout! Centrally located off Loop 306.

20. 2025-07-14
    listed $139,999 Active 213-char remark

    Show marketing remark (213 chars)

    Take a look at this great starter home or investment property! Offering a large bonus utility room that could act as a 3rd bedroom and original hardwood floors that flow throughout! Centrally located off Loop 306.

21. 2022-06-17
    soldstatus
22. 2022-06-17
    soldstatus
23. 2022-06-10
    soldstatus Closed 973-char remark

    Show marketing remark (973 chars)

    Freshly remodeled 2 bed/1 bath home, with a large bonus utility room that could act as a 3rd bedroom, cradled stately in the heart of San Angelo. This home is perfect for young families as the front porch looks out onto the Austin Elementary playground! Being right across the street from the elementary school and in a great neighborhood, you can have piece of mind when your child is able to walk themselves to school each morning. The large back yard is perfect for all pets and the location is easily accessible as it is a block away from Loop 306 in San Angelo. As you walk into this home, you immediately notice the refinished, original hardwood floors that flow throughout the house and into the kitchen. In the kitchen, durable tile floors give way to a newly built rustic wooden counter top that match the hardwood floors throughout other rooms in the house. Be the envy of your neighborhood while paying a fraction of the price as this home is priced to sell NOW!

24. 2022-04-22
    historical 973-char remark

    Show marketing remark (973 chars)

    Freshly remodeled 2 bed/1 bath home, with a large bonus utility room that could act as a 3rd bedroom, cradled stately in the heart of San Angelo. This home is perfect for young families as the front porch looks out onto the Austin Elementary playground! Being right across the street from the elementary school and in a great neighborhood, you can have piece of mind when your child is able to walk themselves to school each morning. The large back yard is perfect for all pets and the location is easily accessible as it is a block away from Loop 306 in San Angelo. As you walk into this home, you immediately notice the refinished, original hardwood floors that flow throughout the house and into the kitchen. In the kitchen, durable tile floors give way to a newly built rustic wooden counter top that match the hardwood floors throughout other rooms in the house. Be the envy of your neighborhood while paying a fraction of the price as this home is priced to sell NOW!

25. 2022-03-18
    listed $119,500 973-char remark

    Show marketing remark (973 chars)

    Freshly remodeled 2 bed/1 bath home, with a large bonus utility room that could act as a 3rd bedroom, cradled stately in the heart of San Angelo. This home is perfect for young families as the front porch looks out onto the Austin Elementary playground! Being right across the street from the elementary school and in a great neighborhood, you can have piece of mind when your child is able to walk themselves to school each morning. The large back yard is perfect for all pets and the location is easily accessible as it is a block away from Loop 306 in San Angelo. As you walk into this home, you immediately notice the refinished, original hardwood floors that flow throughout the house and into the kitchen. In the kitchen, durable tile floors give way to a newly built rustic wooden counter top that match the hardwood floors throughout other rooms in the house. Be the envy of your neighborhood while paying a fraction of the price as this home is priced to sell NOW!

26. 2021-08-31
    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: $2,382 · $198/mo
• Projected year-2 tax: $2,469 · $206/mo
• Expected delta: +$87/yr (+$7/mo · 3.6%)

ⓘ 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 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: $17,503
• − Mortgage interest: −$7,556
• − Property taxes: −$2,382
• − Insurance: −$674
• − Repairs & maintenance: −$1,400
• − Management: −$1,400
• − Depreciation: −$3,924
• Taxable income: $166
• Est. tax owed @ 24.0%: −$40
• After-tax cash flow: $2,242/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

+12.9% since first listed

11 events — show timeline

• 2026-02-10 Price Changed $134,900 SAAR TX
• 2026-01-18 Relisted — SAAR TX
• 2025-11-21 Price Changed $136,000 SAAR TX
• 2025-08-19 Price Changed $138,000 SAAR TX
• 2025-07-14 Listed $139,999 SAAR TX
• 2022-06-17 Sold (Public Records) — Public Records
• 2022-06-17 Sold (Public Records) — Public Records
• 2022-06-10 Sold (MLS) — SAAR TX
• 2022-04-22 Delisted — SAAR TX
• 2022-03-18 Listed $119,500 SAAR TX
• 2021-08-31 Sold (Public Records) — Public Records

Property tax history

+9.3%/yr

Latest (2025): $2,382 · +14.8% YoY. Source: county tax records.