11703 Fm 1764 · Santa Fe, TX 77510

$310,000

2 bd · 1.0 ba · 1,136 sqft · SingleFamily public records · 69 Days on market

Built 1955 1.00 ac lot $273/sqft · 17% above area Est $265k · 17% over ↓ 7% since listing

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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).

• Cash flow +15.0/30.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity meets location with this 1-acre corner tract situated directly on FM 1764, offering excellent visibility and accessibility in one of Santa Fe’s growing corridors. Whether you’re looking for a residential homesite, investment property, or potential commercial use (buyer to verify), this property delivers versatility and value. The property currently features a 1955-built home with 2 bedrooms and 1 bathroom, providing the option to renovate, lease, or remove and build new. With its prominent corner positioning and high-traffic frontage, this tract is ideal for those seeking exposure and long-term growth potential. Located just minutes from local schools, shopping, and major routes, this property combines small-town charm with convenient access to surrounding areas.

Key facts

• Excellent visibility
• Local schools
• Shopping

Tags

• 1 ACRE CORNER TRACT
• EXCELLENT VISIBILITY
• HIGH TRAFFIC FRONTAGE
• PROMINENT CORNER POSITIONING
• LOCAL SCHOOLS
• SHOPPING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $20k ($234k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($27k rent vs $310k).
• Recommended offer: $291k (6.0% below list) — sets the bar for market timing.
• Cap rate 81.9% vs local median 4.5% in Santa Fe — 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 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.
• Market conditions: 236 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $2k of loan paydown is wiped out by about $9k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $87k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y 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 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $291,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 8.79% ✓
• Cap rate: 81.94%
• Cash-on-cash: 270.15%
• DSCR: 13.02
• GRM: 0.9

CMA / ARV

• ARV (median comp): $264,765
• List price: $310,000
• Delta: 17.09%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11703 Fm 1764	0.00mi	2/1.0	1,136 (0%)	0mo	$310,000	$273	100

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 14.76×
• Total profit: $1,194,661
• Equity at exit: $46,222

10-year hold

• IRR: —
• Equity multiple: 31.46×
• Total profit: $2,644,143
• Equity at exit: $26,803

Cash invested: $86,800 (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 77510

• Home prices YoY: -15.3%
• Active inventory: 236
• Price-to-rent: 0.9×

Monthly cashflow live

• Estimated rent: $27,234 medium
• Mortgage (P&I): −$1,626
• Tax from tax record: −$219 /mo · $2,624/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,719
• Net cashflow: $19,541

Break-even live

Break-even rent $2,498

Max offer price $310,000

Occupancy floor 23%

Sensitivity live

Price	-10% $19,717	-5% $19,629	+0% $19,541	+5% $19,453	+10% $19,366
Rent	-10% $17,390	-5% $18,465	+0% $19,541	+5% $20,617	+10% $21,693
Rate	-1.0pp $19,697	-0.5pp $19,620	base $19,541	+0.5pp $19,461	+1.0pp $19,379

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11844 13th St Santa Fe, TX	3.0	2.0	1472	$1,750	$1.19	23d	1	1.22mi
4120 Avenue O #10 Santa Fe, TX	3.0	2.0	1280	$74,621	$58.30	44d	1	1.38mi
2511 FM 646 Rd N Santa Fe, TX	3.0	2.0	875	$1,395	$1.59	18d	1	1.38mi

Listing history 14 events

1. 2026-06-07
   days on market $310,000 Pending 69 DOM
2. 2026-06-04
   days on market $310,000 Pending 66 DOM
3. 2026-06-03
   days on market $310,000 Pending 65 DOM
4. 2026-06-02
   days on market $310,000 Pending 64 DOM
5. 2026-06-01
   days on market $310,000 Pending 63 DOM
6. 2026-05-31
   days on market $310,000 Pending 62 DOM
7. 2026-03-30
   listed $310,000 Active 799-char remark

   Show marketing remark (799 chars)

   Opportunity meets location with this 1-acre corner tract situated directly on FM 1764, offering excellent visibility and accessibility in one of Santa Fe’s growing corridors. Whether you’re looking for a residential homesite, investment property, or potential commercial use (buyer to verify), this property delivers versatility and value. The property currently features a 1955-built home with 2 bedrooms and 1 bathroom, providing the option to renovate, lease, or remove and build new. With its prominent corner positioning and high-traffic frontage, this tract is ideal for those seeking exposure and long-term growth potential. Located just minutes from local schools, shopping, and major routes, this property combines small-town charm with convenient access to surrounding areas.

8. 2026-01-22
   historical
9. 2025-11-21
   price $320,000
10. 2025-09-05
    listed $460,000 Active
11. 2014-05-14
    historical
12. 2014-03-17
    listed $199,900
13. 2009-08-01
    historical
14. 2008-08-01
    listed $332,000

ⓘ 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: $2,624 · $219/mo
• Projected year-2 tax: $5,673 · $473/mo
• Expected delta: +$3,049/yr (+$254/mo · 116.2%)

ⓘ 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 7 d/yr ≥110°F today · 26 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: $326,806
• − Mortgage interest: −$17,365
• − Property taxes: −$2,624
• − Insurance: −$1,550
• − Repairs & maintenance: −$26,144
• − Management: −$26,144
• − Depreciation: −$9,018
• Taxable income: $243,959
• Est. tax owed @ 24.0%: −$58,550
• After-tax cash flow: $175,944/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): 13,938

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 21% Two or more races 17% Asian 2%
• Hispanic origin (detail): Mexican 14% Puerto Rican 3% Cuban 1%
• Common ancestry: Lithuanian 4% Italian 3% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 10% Tagalog/Filipino 1%

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: ▼ -54.15%
• Current HPI: 299.2228
• 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

-6.6% since first listed

8 events — show timeline

• 2026-03-30 Listed $310,000 HARMLS
• 2026-01-22 Listing Removed — HARMLS
• 2025-11-21 Price Changed $320,000 HARMLS
• 2025-09-05 Listed $460,000 HARMLS
• 2014-05-14 Listing Removed — HARMLS
• 2014-03-17 Listed $199,900 HARMLS
• 2009-08-01 Listing Removed — HARMLS
• 2008-08-01 Listed $332,000 HARMLS

Property tax history

+4.1%/yr

Latest (2019): $2,624 · +2.4% YoY. Source: county tax records.