15521 Highway 6 · Santa Fe, TX 77517

$140,000

2 bd · 1.0 ba · 576 sqft · SingleFamily public records · 55 Days on market

Built 1957 10,136 sqft lot $243/sqft · 20% below area Est $174k · 20% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +9.4/30.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• 1% rule +2.9/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.0/10.0

Listing remarks MLS

Fully renovated and move-in ready, this cozy 2-bedroom, 1-bath home at 15521 Hwy 6 offers an efficient 576 sq ft layout perfect for comfortable living or investment. Recent updates provide a fresh, modern feel throughout, maximizing every inch of space with a functional design and inviting atmosphere. Situated in a convenient location with easy access to major roads, shopping, and local amenities, this property is an excellent opportunity for first-time buyers, downsizers, or investors seeking a low-maintenance home.

Key facts

• 0.23 acre lot
• Built 1957
• Listed 55 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-101 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $122k (12.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (21.5% below list).
• Recommended offer: $110k (21.5% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 4.5% in Santa Fe — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 67/100 on livability (#550 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Santa Fe ISD (suburban): math 38% / reading 39% proficiency, ranked #385 of 826 in TX (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Dan J Kubacak El (math 44% / reading 38%, grade F, #1,462 of 4,322 statewide, top 34%, 687 students, 56% FRL); Santa Fe J H (math 34% / reading 37%, grade F, #827 of 1,662 statewide, top 51%, 1,009 students, 52% FRL); Santa Fe H S (math 19% / reading 34%, grade F, #1,228 of 1,632 statewide, top 76%, 1,369 students, 47% FRL) — zoned schools average 52% FRL vs 35% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 85 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 3,258 units permitted in Galveston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Galveston County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y 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

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,959 (21.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.79% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.09%
• DSCR: 0.86
• GRM: 10.6

CMA / ARV

• ARV (median comp): $174,369
• List price: $140,000
• Delta: -19.71%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -21.4%
• Equity multiple: 0.26×
• Total profit: $-29,101
• Equity at exit: $20,874

10-year hold

• IRR: -15.0%
• Equity multiple: 0.14×
• Total profit: $-33,551
• Equity at exit: $12,105

Cash invested: $39,200 (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 →

ZIP-level market 77517

• Home prices YoY: -1.4%
• Active inventory: 85
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,100 high
• Mortgage (P&I): −$734
• Tax from tax record: −$177 /mo · $2,126/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $-101

Break-even live

Break-even rent $1,227

Max offer price $122,158

Occupancy floor —

Sensitivity live

Price	-10% $-22	-5% $-61	+0% $-101	+5% $-141	+10% $-180
Rent	-10% $-188	-5% $-144	+0% $-101	+5% $-58	+10% $-14
Rate	-1.0pp $-30	-0.5pp $-65	base $-101	+0.5pp $-137	+1.0pp $-174

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14411 Pine St Santa Fe, TX	2.0	1.0	750	$1,099	$1.47	7d	1	1.16mi
14409 Pine St Apt 4 Santa Fe, TX	2.0	1.0	750	$1,099	$1.47	7d	1	1.17mi
14409 Pine St Unit 1 Santa Fe, TX	2.0	1.0	750	$1,100	$1.47	17d	1	1.17mi
14409 Pine St Santa Fe, TX	2.0	1.0	750	$1,100	$1.47	14d	1	1.17mi
14407 Pine St Unit 4 Santa Fe, TX	2.0	1.0	750	$1,100	$1.47	45d	1	1.18mi

Listing history 19 events

1. 2026-06-13
   days on market $140,000 Pending 55 DOM
2. 2026-06-09
   days on market $140,000 Pending 53 DOM
3. 2026-06-08
   days on market $140,000 Pending 52 DOM
4. 2026-06-07
   days on market $140,000 Pending 51 DOM
5. 2026-06-04
   days on market $140,000 Pending 48 DOM
6. 2026-06-03
   days on market $140,000 Pending 47 DOM
7. 2026-06-02
   days on market $140,000 Pending 46 DOM
8. 2026-06-01
   days on market $140,000 Pending 45 DOM
9. 2026-05-31
   days on market $140,000 Pending 44 DOM
10. 2026-04-17
    listed $140,000 Active 522-char remark

    Show marketing remark (522 chars)

    Fully renovated and move-in ready, this cozy 2-bedroom, 1-bath home at 15521 Hwy 6 offers an efficient 576 sq ft layout perfect for comfortable living or investment. Recent updates provide a fresh, modern feel throughout, maximizing every inch of space with a functional design and inviting atmosphere. Situated in a convenient location with easy access to major roads, shopping, and local amenities, this property is an excellent opportunity for first-time buyers, downsizers, or investors seeking a low-maintenance home.

11. 2025-08-30
    historical
12. 2025-04-25
    listed $138,000 Active
13. 2023-05-22
    soldstatus
14. 2022-12-29
    historical
15. 2022-12-05
    listed $85,000 Active
16. 2022-12-05
    historical
17. 2010-09-20
    historical
18. 2009-05-25
    listed $59,500
19. 1998-01-27
    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: $2,126 · $177/mo
• Projected year-2 tax: $2,562 · $214/mo
• Expected delta: +$436/yr (+$36/mo · 20.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 6 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,195
• − Mortgage interest: −$7,842
• − Property taxes: −$2,126
• − Insurance: −$700
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$4,073
• Taxable loss: −$3,657
• Est. tax savings @ 24.0%: +$878
• After-tax cash flow: $-334/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: Santa Fe ISD
• NCES district ID: 4839270
• Math proficiency: 38% ▼ -10.00%
• Reading proficiency: 39% ▼ -2.00%
• Median HH income: $66,769
• Composite: 34.86/100
• National rank: #5091
• State rank: #385 of 826 in TX

Livability — Santa Fe

• Score: 67/100
• State rank: #550
• US rank: #10637

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment B+ Housing A+ Health & safety F User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Santa Fe, TX
• Population (ZIP): 5,665

Population outlook (Galveston County) Hauer SSP2

• Today (2025): 390,640 people
• By 2030: 425,226 · +8.9%
• By 2040: 493,765 · +26.4%
• By 2050: 559,698 · +43.3%
• By 2075: 719,260 · +84.1%
• By 2100: 819,628 · +109.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 21% Two or more races 8%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Romanian 5% Italian 2% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 91% English-only · Spanish 8%

Political lean MEDSL · Galveston

• 2024 margin: Strong R (+27.4) · D 35.7% · R 63.1% · Other 1.2%
• 2008→2024 swing: -7.9pp toward R · 2008: -19.5pp · 2024: -27.4pp
• All cycles: 2024: R+27.4 2020: R+22.6 2016: R+22.6 2012: R+26.9 2008: R+19.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -5.93%
• Current HPI: 420.72
• Rent YoY: —
• Metro: —
• 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

+135.3% since first listed

10 events — show timeline

• 2026-04-17 Listed $140,000 HARMLS
• 2025-08-30 Listing Removed — HARMLS
• 2025-04-25 Listed $138,000 HARMLS
• 2023-05-22 Sold (Public Records) — Public Records
• 2022-12-29 Listing Removed — HARMLS
• 2022-12-05 Listed $85,000 HARMLS
• 2022-12-05 Coming Soon — HARMLS
• 2010-09-20 Listing Removed — HARMLS
• 2009-05-25 Listed $59,500 HARMLS
• 1998-01-27 Sold (Public Records) — Public Records

Property tax history

+15.1%/yr

Latest (2025): $2,126 · +12.8% YoY. Source: county tax records.