614 E Harris Ave · San Angelo, TX 76903

$90,000

None bd · None ba · 1,616 sqft · MultiFamily public records · 144 Days on market

Built 1928 Good condition 9,496 sqft lot $56/sqft · 29% below area Est $126k · 29% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.6/5.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Schools +2.8/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

This duplex delivers an exceptional investment opportunity with instant cash flow and room to grow. One unit is already leased to a reliable long term tenant, giving you immediate income from day one. Both sides feature the same mirrored layout, offering a balanced and easy to manage property. The second unit is currently vacant and ready for updates, making it an ideal fixer upper for investors looking to increase equity and future rental income. With the layout already established and the structure in place, the renovation path is straightforward and customizable to your strategy.

Key facts

• Long term tenant
• Cash flow
• Future rental income

Tags

• INVESTMENT OPPORTUNITY
• CASH FLOW
• LONG TERM TENANT
• VACANT UNIT
• FIXER UPPER
• FUTURE RENTAL INCOME

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $90k. Condition is rated good.
• This rent per unit runs 30% of the median local income ($49k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $566/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.4% 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: San Jacinto El (math 22% / reading 22%, grade F, #3,333 of 4,322 statewide, top 80%, 273 students, 89% 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 (+8.5%/yr); 281 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 94d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $622 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y ago; this cycle's ask has dropped $30k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.6% of price; built in 1928 — 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 $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 2.79% ✓
• Cap rate: 21.40%
• Cash-on-cash: 53.94%
• DSCR: 3.40
• GRM: 3.0

CMA / ARV

• ARV (median comp): $126,140
• List price: $90,000
• Delta: -28.65%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
415 E Harris Ave	0.18mi	2/2.0	1,310 (-19%)	2mo	$109,900	$84	65
123 Florence St	0.46mi	2/2.0	1,478 (-8%)	0mo	$90,000	$61	64
205 Kennedy St	1.32mi	4/2.0	1,612 (-0%)	1mo	$279,000	$173	64
721 Spaulding St	0.27mi	3/2.0	1,403 (-13%)	2mo	$184,900	$132	63
502 N Browning St	0.52mi	4/2.0	1,904 (+18%)	3mo	$225,000	$118	48
717 W Washington Dr	1.44mi	3/3.0	1,776 (+10%)	2mo	$265,000	$149	47
309 E Highland Blvd	0.99mi	3/2.0	1,824 (+13%)	3mo	$275,000	$151	41
114 Clayton St	1.44mi	3/2.0	1,366 (-16%)	0mo	$165,000	$121	40
1818 Spaulding St	1.08mi	2/1.0	1,367 (-15%)	2mo	$164,900	$121	38
1806 Ellis St	1.20mi	3/2.0	1,289 (-20%)	2mo	$227,500	$176	38
1001 S David St	1.41mi	2/4.0	1,858 (+15%)	2mo	$329,000	$177	38
145 Van Zandt St	1.33mi	3/2.0	1,336 (-17%)	3mo	$185,000	$138	38

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: 58.4%
• Equity multiple: 3.82×
• Total profit: $71,017
• Equity at exit: $13,419

10-year hold

• IRR: 65.3%
• Equity multiple: 9.57×
• Total profit: $215,889
• Equity at exit: $7,782

Cash invested: $25,200 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 6 active
• Months of supply: 36.0 mo (3%/mo absorbed)
• Median asking: $200,125 ($119/sqft)
• Median days on market: 79 d
• This list price: 17% of active listings are priced below it
• ARV vs active asking: -34.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 76903

• Rents YoY: 8.5%
• Active inventory: 281
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,512 high
• Mortgage (P&I): −$472
• Tax from tax record: −$342 /mo · $4,107/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$528
• Net cashflow: $1,133

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,512
Total (2 units)			$2,512

Break-even live

Break-even rent $1,078

Max offer price $90,000

Occupancy floor 50%

Sensitivity live

Price	-10% $1,425	-5% $1,158	+0% $1,133	+5% $1,107	+10% $1,082
Rent	-10% $934	-5% $1,034	+0% $1,133	+5% $1,232	+10% $1,331
Rate	-1.0pp $1,178	-0.5pp $1,156	base $1,133	+0.5pp $1,109	+1.0pp $1,086

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: $22,500
• Closing costs: $2,700
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
909 Spaulding St Unit B San Angelo, TX	1.0	1.0	—	$695	—	94d	1	0.31mi
212 Koberlin St San Angelo, TX	2.0	2.0	925	$945	$1.02	94d	1	0.46mi
302 Allen St San Angelo, TX	2.0	1.0	780	$950	$1.22	71d	1	0.47mi
302 Allen St #18 San Angelo, TX	2.0	1.0	780	$2,000	$2.56	71d	1	0.48mi
1173 Benedict Dr San Angelo, TX	1.0–4.0	1.0–2.0	868	$1,213	$1.40	71d	10	0.73mi
15 N Bell St San Angelo, TX	3.0	1.0	1288	$1,850	$1.44	71d	1	0.73mi
134 E 11th St San Angelo, TX	3.0	2.0	872	$1,025	$1.18	94d	1	0.98mi
132 E 11th St San Angelo, TX	1.0	1.0	—	$895	—	71d	1	0.99mi
209 West Avenue C Unit A San Angelo, TX	2.0	2.0	1100	$1,400	$1.27	94d	1	1.08mi
1901 Pulliam St Unit 21 San Angelo, TX	1.0	1.0	—	$595	—	71d	1	1.13mi
318 Montague Ave San Angelo, TX	3.0	1.0	1048	$1,850	$1.77	71d	1	1.22mi
504 E 17th St San Angelo, TX	1.0	1.0	810	$875	$1.08	94d	1	1.32mi
206 Van Zandt St San Angelo, TX	3.0	2.0	2128	$1,800	$0.85	71d	1	1.33mi
1320 Orient St San Angelo, TX	3.0	2.0	1298	$1,595	$1.23	71d	1	1.34mi
1569 Clayton St San Angelo, TX	3.0	2.0	1372	$1,850	$1.35	94d	1	1.41mi
2308 Carley St San Angelo, TX	3.0	1.5	985	$1,102	$1.12	71d	1	1.42mi
1222 S Abe St Unit CK-03 San Angelo, TX	2.0	1.5	1007	$1,425	$1.42	94d	1	1.50mi
1222 S Abe St Unit CK-26 San Angelo, TX	1.0	1.0	619	$875	$1.41	94d	1	1.50mi
1222 S Abe St Unit CK-04 San Angelo, TX	1.0	1.0	694	$1,000	$1.44	94d	1	1.50mi
1222 S Abe St Unit CK-02 San Angelo, TX	2.0	1.5	837	$1,200	$1.43	94d	1	1.50mi

Listing history 50 events

1. 2026-08-09
   days on market $90,000 Active 144 DOM
2. 2026-08-08
   days on market $90,000 Active 143 DOM
3. 2026-08-07
   days on market $90,000 Active 142 DOM
4. 2026-08-06
   days on market $90,000 Active 141 DOM
5. 2026-08-05
   days on market $90,000 Active 140 DOM
6. 2026-08-04
   days on market $90,000 Active 139 DOM
7. 2026-08-03
   days on market $90,000 Active 138 DOM
8. 2026-07-31
   days on market $90,000 Active 135 DOM
9. 2026-07-29
   days on market $90,000 Active 133 DOM
10. 2026-07-27
    days on market $90,000 Active 131 DOM
11. 2026-07-25
    days on market $90,000 Active 129 DOM
12. 2026-07-24
    days on market $90,000 Active 128 DOM
13. 2026-07-23
    days on market $90,000 Active 127 DOM
14. 2026-07-22
    days on market $90,000 Active 126 DOM
15. 2026-07-21
    days on market $90,000 Active 125 DOM
16. 2026-07-18
    days on market $90,000 Active 122 DOM
17. 2026-07-16
    days on market $90,000 Active 120 DOM
18. 2026-07-16
    days on market $90,000 Active 119 DOM
19. 2026-07-14
    days on market $90,000 Active 118 DOM
20. 2026-07-13
    days on market $90,000 Active 117 DOM
21. 2026-07-12
    days on market $90,000 Active 116 DOM
22. 2026-07-11
    days on market $90,000 Active 115 DOM
23. 2026-07-10
    days on market $90,000 Active 114 DOM
24. 2026-07-09
    days on market $90,000 Active 113 DOM
25. 2026-07-08
    days on market $90,000 Active 112 DOM
26. 2026-07-07
    days on market $90,000 Active 111 DOM
27. 2026-07-06
    days on market $90,000 Active 110 DOM
28. 2026-07-05
    days on market $90,000 Active 109 DOM
29. 2026-07-04
    days on market $90,000 Active 108 DOM
30. 2026-07-03
    days on market $90,000 Active 107 DOM
31. 2026-07-02
    days on market $90,000 Active 106 DOM
32. 2026-07-01
    days on market $90,000 Active 105 DOM
33. 2026-06-30
    days on market $90,000 Active 104 DOM
34. 2026-06-29
    days on market $90,000 Active 103 DOM
35. 2026-06-28
    days on market $90,000 Active 102 DOM
36. 2026-06-28
    days on market $90,000 Active 101 DOM
37. 2026-06-27
    days on market $90,000 Active 100 DOM
38. 2026-06-26
    pricedays on market $90,000 Active 99 DOM
39. 2026-06-23
    days on market $100,000 Active 96 DOM
40. 2026-06-22
    days on market $100,000 Active 95 DOM
41. 2026-06-19
    days on market $100,000 Active 93 DOM
42. 2026-06-18
    days on market $100,000 Active 92 DOM
43. 2026-06-17
    days on market $100,000 Active 91 DOM
44. 2026-06-16
    days on market $100,000 Active 90 DOM
45. 2026-06-15
    days on market $100,000 Active 89 DOM
46. 2026-06-14
    days on market $100,000 Active 87 DOM
47. 2026-06-13
    days on market $100,000 Active 86 DOM
48. 2026-06-10
    days on market $100,000 Active 84 DOM
49. 2026-06-09
    days on market $100,000 Active 83 DOM
50. 2026-06-08
    days on market $100,000 Active 82 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: $4,107 · $342/mo
• Projected year-2 tax: $4,107 · $342/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 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: $30,144
• − Mortgage interest: −$5,041
• − Property taxes: −$4,107
• − Insurance: −$450
• − Repairs & maintenance: −$2,412
• − Management: −$2,412
• − Depreciation: −$2,618
• Taxable income: $13,104
• Est. tax owed @ 24.0%: −$3,145
• After-tax cash flow: $10,448/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.

Condition & rehab AI · 10 photos

Good 75/100 Cosmetic rehab Est. rehab $8,080–$24,240 screening

This well-maintained, two-unit property offers a good investment opportunity with minimal repairs needed. Freshening up the paint and updating the kitchen and bathroom can significantly enhance its value.

Deferred maintenance Est. $20,000–$60,000 screening

• Major Roof (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No roof visible
• Major Hvac (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No HVAC visible

Repairs flagged

• Minor Kitchen cabinets — Worn appearance suggests some touch-up or replacement is needed.
• Minor Bathroom sink and vanity — Dated appearance and need for cleaning suggest minor repairs.

Value-add opportunities

• Both Paint freshening in kitchen and bathrooms — Fresh paint enhances curb appeal and interior aesthetics, boosting both resale and rental value. ↑
• Both New countertops and appliances in kitchen — Modernizing the kitchen with new countertops and appliances can significantly increase the home's appeal and value. ↑
• Both New sink and vanity in bathroom — Upgrading the bathroom fixtures can improve functionality and aesthetics, making the home more attractive to potential buyers or renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 28/100

Zoned Schools

Elementary San Jacinto El F TX #3,333/4,322 Nat'l #32,000/41,679 Middle Lone Star Middle F TX #1,056/1,662 Nat'l #8,861/14,009 High Central H S F TX #1,029/1,632 Nat'l #10,333/17,239

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

B Composite livability gradescore 73/100

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 · 135,110 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: 24% of renters

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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%

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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%

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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

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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

+100.0% since first listed

8 events — show timeline

• 2026-04-23 Price Changed $100,000 SAAR TX
• 2026-03-17 Listed $120,000 SAAR TX
• 2012-03-22 Sold (Public Records) — Public Records
• 2012-03-20 Sold (MLS) — SAAR TX
• 2011-05-10 Listed $55,000 SAAR TX
• 2008-05-19 Sold (Public Records) — Public Records
• 2008-05-13 Sold (MLS) — SAAR TX
• 2008-02-19 Listed $50,000 SAAR TX

Property tax history

+18.1%/yr

Latest (2025): $4,107 · +18.9% YoY. Source: county tax records.