Real Estate Investing in San Angelo, Texas (76903)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 76903 (San Angelo, TX)? Our answer, based on the numbers below.
Mixed — values have been flat. OK for long-horizon buyers, less attractive if you may need to sell soon.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 15.6% of homes vacant — above national norms.
- Declining values: -0.2% 5-year CAGR — values have moved lower.
- 1-year downturn: Values declined 4.9% in the last year.
What’s happening in San Angelo, TX (76903)?
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Market Analysis: 76903 San Angelo
This part of Tom Green County is not an easy win. The 76903 ZIP records softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Rent of $1,223/mo on a $147K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 76903 sits below the stated 0.0% once reality is priced in.
Within TX, ZIP 76903 trails on several market indicators that neighboring Tom Green County submarkets outperform. The gap is real and substantial enough to shape underwriting.
Demographically, 76903 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
Distressed ZIPs reward experience. durable returns are possible in 76903, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in San Angelo:
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 76903 Compare?
| Metric | 76903 | San Angelo | San Angelo, TX | Texas |
|---|---|---|---|---|
| Home Value | $146,877 | $113,425 | N/A | $297,000 |
| 5-Year CAGR | N/A | 2.1% | N/A | 5.4% |
| Avg Rent | $1,223 | $1,331 | N/A | - |
| Cap Rate | 6.5% | 4.9% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 76903 (San Angelo, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $146,877 |
| Monthly Rent | $1,223 |
| Price-to-Rent | 10.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 10.0% |
| Cap Rate | 6.5% |
| 5-Year IRR | 6.4% |
📈 Home Appreciation
| 1-Year | -4.9% ▼ |
| 3-Year CAGR | -2.8% ▼ |
| 5-Year CAGR | -0.2% ▼ |
| 10-Year CAGR | +5.1% ▲ |
🏠 Rent Trends
| 1-Year | -5.3% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) is close to the estimated cap rate (6.5%). Financing this market at current rates produces a cash-on-cash return near the cap rate. Appreciation and tax benefits may still support the investment.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 76903
Population: 31,181
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 76903
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 1,012 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the typical home price in San Angelo, TX?
Median home price in San Angelo, TX is near $147K, with a 5-year CAGR of 0.0%. Prices have been measured and supportive of buy-and-hold strategies.
How high is vacancy risk in San Angelo, TX?
Vacancy in San Angelo, TX is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,223/mo.
What strategy should investors use in San Angelo, TX?
In San Angelo, TX the substantial play is typically careful cash-flow rentals with hands-on management. The combination of $147K prices and $1,223/mo rents suits that approach.
Are eviction rules reasonable in San Angelo, TX?
Rental owners in San Angelo, TX deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
What is the renter demographic in San Angelo, TX?
The renter base in San Angelo, TX is reasonable for the $1,223/mo price point. Screening well and pricing to market typically yields reliable tenants.
You know 76903 now. You don’t know where it ranks.
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How 76903 ranks in San Angelo, TX
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