614 E Harris Ave · San Angelo, TX 76903

$100,000

None bd · None ba · 1,616 sqft · MultiFamily public records · 93 Days on market

Built 1928 9,496 sqft lot $62/sqft · 21% below area Est $127k · 21% 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
• 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: 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

🏷️ Possibly a rental listed for sale. The $100,000 price doesn't fit this home's estimated sale value (~$126,786) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $100k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $538/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 19.2% 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 (+8.5%/yr); 227 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 233 units permitted in Tom Green County in 2024 (0 in 5+ unit buildings).
• At $2,512/mo this rent would consume 61% of the median local household income ($49k/yr) (locally 1255% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y ago; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.1% 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 $91,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% 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: 2.51% ✓
• Cap rate: 19.21%
• Cash-on-cash: 46.12%
• DSCR: 3.05
• GRM: 3.3

CMA / ARV

• ARV (median comp): $126,786
• List price: $100,000
• Delta: -21.13%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
423 & 425 Koberlin St	0.24mi	—/—	1,532 (-5%)	18mo	$149,900	$98	65

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: 49.6%
• Equity multiple: 3.35×
• Total profit: $65,783
• Equity at exit: $14,910

10-year hold

• IRR: 57.4%
• Equity multiple: 8.38×
• Total profit: $206,658
• Equity at exit: $8,646

Cash invested: $28,000 (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: 6.6×

Monthly cashflow live

• Estimated rent: $2,512 high
• Mortgage (P&I): −$524
• Tax from tax record: −$342 /mo · $4,107/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$528
• Net cashflow: $1,076

Break-even live

Break-even rent $1,150

Max offer price $100,000

Occupancy floor 52%

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

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1173 Benedict Dr San Angelo, TX	1.0–4.0	1.0–2.0	868	$1,213	$1.40	21d	10	0.73mi
15 N Bell St San Angelo, TX	3.0	1.0	1288	$1,850	$1.44	21d	1	0.73mi
209 West Avenue C Unit A San Angelo, TX	2.0	2.0	1100	$1,400	$1.27	43d	1	1.08mi
206 Van Zandt St San Angelo, TX	3.0	2.0	2128	$1,800	$0.85	21d	1	1.33mi
1320 Orient St San Angelo, TX	3.0	2.0	1298	$1,595	$1.23	21d	1	1.34mi
1569 Clayton St San Angelo, TX	3.0	2.0	1372	$1,850	$1.35	44d	1	1.41mi

Listing history 23 events

1. 2026-06-19
   days on market $100,000 Active 93 DOM
2. 2026-06-18
   days on market $100,000 Active 92 DOM
3. 2026-06-17
   days on market $100,000 Active 91 DOM
4. 2026-06-16
   days on market $100,000 Active 90 DOM
5. 2026-06-15
   days on market $100,000 Active 89 DOM
6. 2026-06-14
   days on market $100,000 Active 87 DOM
7. 2026-06-13
   days on market $100,000 Active 86 DOM
8. 2026-06-10
   days on market $100,000 Active 84 DOM
9. 2026-06-09
   days on market $100,000 Active 83 DOM
10. 2026-06-08
    days on market $100,000 Active 82 DOM
11. 2026-06-07
    days on market $100,000 Active 81 DOM
12. 2026-06-02
    days on market $100,000 Active 76 DOM
13. 2026-06-01
    days on market $100,000 Active 75 DOM
14. 2026-05-31
    days on market $100,000 Active 74 DOM
15. 2026-05-30
    days on market $100,000 Active 73 DOM
16. 2026-04-23
    price $100,000 589-char remark

    Show marketing remark (589 chars)

    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.

17. 2026-03-17
    listed $120,000 Active 589-char remark

    Show marketing remark (589 chars)

    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.

18. 2012-03-22
    soldstatus
19. 2012-03-20
    soldstatus 110-char remark

    Show marketing remark (110 chars)

    Each unit is one bedroom and rents for approx. $300 per month. Some recent updates. Great investment property.

20. 2011-05-10
    listed $55,000 110-char remark

    Show marketing remark (110 chars)

    Each unit is one bedroom and rents for approx. $300 per month. Some recent updates. Great investment property.

21. 2008-05-19
    soldstatus
22. 2008-05-13
    soldstatus
23. 2008-02-19
    listed $50,000

ⓘ 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: −$5,602
• − Property taxes: −$4,107
• − Insurance: −$500
• − Repairs & maintenance: −$2,412
• − Management: −$2,412
• − Depreciation: −$2,909
• Taxable income: $12,203
• Est. tax owed @ 24.0%: −$2,929
• After-tax cash flow: $9,985/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

+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.