Real Estate Investing in San Angelo, Texas (76904)
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Should you buy in 76904 (San Angelo, TX)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 9.6% vacancy may signal weakening demand.
What’s happening in San Angelo, TX (76904)?
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Market Analysis: 76904 San Angelo
Investors eyeing 76904 need to respect the fundamentals at play. Home values of $323K come alongside slower price movement and elevated management overhead.
Distressed markets are won on execution, not on spreadsheets. ZIP 76904 sits at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Nearby ZIPs in San Angelo have seen price recovery that 76904 has not matched. Tom Green County data supports the view that the spread is structural rather than temporary.
The demographic picture in 76904 includes headwinds that any investor should price in. Income distribution skews lower than San Angelo averages, and tenant stability requires active management.
The 76904 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in San Angelo:
Property Strategy for 76904
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $307,371 | $1,850 | 4.3% | +6.4% | $102,457 |
| 4BR | $396,852 | $2,080 | 3.8% | +6.2% | $99,213 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 76904 Compare?
| Metric | 76904 | San Angelo | San Angelo, TX | Texas |
|---|---|---|---|---|
| Home Value | $323,260 | $113,425 | N/A | $297,000 |
| 5-Year CAGR | 3.4% | 2.1% | N/A | 5.4% |
| Avg Rent | $1,267 | $1,331 | N/A | - |
| Cap Rate | 3.1% | 4.9% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 76904 (San Angelo, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $323,260 |
| Monthly Rent | $1,267 |
| Price-to-Rent | 21.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.7% |
| Cap Rate | 3.1% |
| 5-Year IRR | 6.5% |
📈 Home Appreciation
| 1-Year | +1.2% ▲ |
| 3-Year CAGR | +1.2% ▲ |
| 5-Year CAGR | +3.4% ▲ |
| 10-Year CAGR | +5.0% ▲ |
🏠 Rent Trends
| 1-Year | -12.2% ▼ |
| 3-Year CAGR | -2.0% ▼ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.1%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 76904
Population: 36,444
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 76904
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
How qualified is the tenant pool in San Angelo, TX?
The tenant pool in San Angelo, TX is solid, supported by local employment and population fundamentals. Rents of $1,267/mo are well-absorbed by the market.
Are landlord laws favorable in San Angelo, TX?
San Angelo, TX operates under TX law, which is landlord-friendly overall for landlords. Expect steady treatment in typical lease and eviction cases.
Does house hacking work in San Angelo, TX?
House hacking works a challenging in San Angelo, TX. Rents of $1,267/mo against $323K acquisition make the strategy solid for owner-occupants.
How much is rent in San Angelo, TX?
San Angelo, TX rentals go for roughly $1,267/mo a month. That puts gross yield in solid territory relative to $323K acquisition costs.
Are there empty rentals in San Angelo, TX?
San Angelo, TX sees elevated vacancy, which is reasonable relative to the broader TX rental market.
You know 76904 now. You don’t know where it ranks.
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How 76904 ranks in San Angelo, TX
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