4004 Peck St · Santa Fe, TX 77517

$417,000

3 bd · 2.0 ba · 1,974 sqft · SingleFamily public records · 12 Days on market

Built 2008 10,497 sqft lot Est $375k · 11% over

---

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
• ARV discount +2.5/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.0/10.0

Listing remarks

CUSTOM CUSTOM CUSTOM!!! This place lacks nothing! A retreat like escape in the heart of Santa Fe, this home gives instant zen even as you enter the neighborhood with large trees and oversized lots creating a forest canopy type feel. Stepping into the house you're greeted with detail like none other including hand crafted shelving, a shiplap laundry room conveniently located off the garage, an accent wall in the dining area adjacent the spacious kitchen with updates such as a butcher block island, subway tile and eloquently lit light fixtures. Make your way to the master suite with a closet made for 2 and a wet room straight out of a magazine! Boasting fashioned wainscoting, more defined lig

Key facts

• Oversized lots
• Large trees
• Wet room

Tags

• LARGE TREES
• OVERSIZED LOTS
• HAND CRAFTED SHELVING
• BUTCHER BLOCK ISLAND
• SUBWAY TILE
• WET ROOM

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story entry (all main living on first floor)
• Construction: Brick construction; Built in 2008; Slab foundation; Composition roof
• Exterior features: Private in-ground saltwater pool; Lot includes other/unspecified features

Interior

• Bedrooms: Primary bedroom on the first floor (approx. 16 x 16); Bedroom on the first floor (approx. 11 x 13); Bedroom on the first floor (approx. 10 x 13)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: 3 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $417k.

Deal economics

• At list price, monthly cash flow is $15k ($179k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($23k rent vs $417k).
• Cap rate 49.2% 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.
• Zoned schools: Roy J Wollam El (math 44% / reading 44%, grade F, #1,243 of 4,322 statewide, top 29%, 627 students, 60% 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 53% FRL vs 35% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 85 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $3k of loan paydown is wiped out by about $13k 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 $117k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $417,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 5.43% ✓
• Cap rate: 49.21%
• Cash-on-cash: 153.28%
• DSCR: 7.82
• GRM: 1.5

CMA / ARV

• ARV (on-the-fly): $375,060
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3807 Wade St	0.26mi	3/1.5	1,803 (-9%)	4mo	$305,000	$169	68
3811 Anna Ct	0.64mi	3/2.0	1,995 (+1%)	1mo	$264,900	$133	67
15215 Laurel Oak Ln	0.74mi	3/2.0	2,027 (+3%)	9mo	$341,060	$168	54
15107 Laurel Oak Ln	0.74mi	3/2.0	2,027 (+3%)	9mo	$361,540	$178	54
15207 Laurel Oak Ln	0.74mi	3/2.0	2,027 (+3%)	9mo	$338,000	$167	54
15131 Laurel Oak Ln	0.74mi	3/2.0	2,027 (+3%)	10mo	$392,672	$194	53
14822 W 1st St	0.49mi	3/2.0	2,200 (+11%)	8mo	$649,000	$295	51
13726 Bunde Rd	0.70mi	4/2.0 (+1)	2,046 (+4%)	8mo	$450,000	$220	50
4511 S Elm Ave	0.74mi	3/2.5	2,022 (+2%)	12mo	$465,000	$230	49
3915 Centennial Oaks Blvd	0.73mi	3/2.0	2,148 (+9%)	9mo	$389,915	$182	44
3919 Centennial Oaks Blvd	0.72mi	3/2.5	2,235 (+13%)	8mo	$423,785	$190	36
14705 8th St	0.60mi	4/2.5 (+1)	1,712 (-13%)	9mo	$359,000	$210	36

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: 8.56×
• Total profit: $882,680
• Equity at exit: $62,176

10-year hold

• IRR: —
• Equity multiple: 18.07×
• Total profit: $1,993,306
• Equity at exit: $36,055

Cash invested: $116,760 (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: 1.5×

Monthly cashflow live

• Estimated rent: $22,626 medium
• Mortgage (P&I): −$2,187
• Tax from tax record: −$600 /mo · $7,203/yr
• Insurance: −$174
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,751
• Net cashflow: $14,914

Break-even live

Break-even rent $3,748

Max offer price $417,000

Occupancy floor 29%

Sensitivity live

Price	-10% $15,150	-5% $15,032	+0% $14,914	+5% $14,796	+10% $14,678
Rent	-10% $13,126	-5% $14,020	+0% $14,914	+5% $15,807	+10% $16,701
Rate	-1.0pp $15,124	-0.5pp $15,020	base $14,914	+0.5pp $14,806	+1.0pp $14,696

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: $104,250
• Closing costs: $12,510
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13342 Pecan Trails Dr Santa Fe, TX	4.0	3.0	2150	$2,700	$1.26	45d	1	0.80mi
4120 Avenue O #10 Santa Fe, TX	3.0	2.0	1280	$74,621	$58.30	45d	1	1.47mi

Listing history 8 events

1. 2026-06-21
   days on market $417,000 Active 12 DOM
2. 2026-06-18
   days on market $417,000 Active 9 DOM
3. 2026-06-17
   days on market $417,000 Active 8 DOM
4. 2026-06-16
   days on market $417,000 Active 7 DOM
5. 2026-06-15
   days on market $417,000 Active 6 DOM
6. 2026-06-13
   days on market $417,000 Active 4 DOM
7. 2026-06-10
   remarks 699-char remark
8. 2026-06-10
   listed $417,000 Active 1 DOM

ⓘ 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: $7,203 · $600/mo
• Projected year-2 tax: $7,631 · $636/mo
• Expected delta: +$428/yr (+$36/mo · 5.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°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: $271,512
• − Mortgage interest: −$23,358
• − Property taxes: −$7,203
• − Insurance: −$2,085
• − Repairs & maintenance: −$21,721
• − Management: −$21,721
• − Depreciation: −$12,131
• Taxable income: $183,292
• Est. tax owed @ 24.0%: −$43,990
• After-tax cash flow: $134,974/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

2 events — show timeline

• 2026-06-09 Listed $417,000 HARMLS
• 2008-11-25 Sold (Public Records) — Public Records

Property tax history

+3.2%/yr

Latest (2025): $7,203 · +6.7% YoY. Source: county tax records.