5520 Henley St · Santa Fe, TX 77510

$310,000

3 bd · 2.0 ba · 1,269 sqft · SingleFamily public records · 12 Days on market

Built 1985 0.83 ac lot $244/sqft · 7% above area Est $290k · 7% 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
• ARV discount +4.3/15.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 5520 Henley Street! Nestled on approximately 0.84 acres in Santa Fe, this 3-bedroom, 2-bath home on a cul-de-sac lot offers the perfect blend of comfort, space, and outdoor living. Inside, you’ll find an open, functional layout with seamless flow between the living, kitchen, and dining areas. A bright sunroom adds the perfect flex space for relaxing or entertaining. The primary suite offers a private retreat, while the secondary bedrooms provide versatility for guests or a home office. This home also features a whole-house water softener and reverse osmosis system at the kitchen sink. Step outside to your own backyard escape featuring an above-ground pool, elevated deck wit

Key facts

• 0.83 acre lot
• Garage
• Pool

Property features AI

Finance

• Other: Private above-ground pool
• Financial info: Lease not considered

Exterior

• Parking: Attached garage (1 parking space)
• Utilities: Well water; Septic tank sewer
• Home design: Residential property; Built in 1985; Slab foundation; Composition roof; Located on a cul-de-sac
• Construction: Brick and cement siding construction
• Exterior features: Covered patio; Enclosed porch; Fully fenced yard; Patio; Private yard; Storage shed(s); Screened porch/deck

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave
• Bedrooms: Primary bedroom on the first floor; Additional bedrooms on the first floor
• Flooring: Engineered hardwood; Stone; Travertine; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: High ceilings; Tub with shower; Ceiling fans; Low emissivity windows
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $57k ($681k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($75k rent vs $310k).
• Cap rate 226.0% 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: Dan J Kubacak El (math 44% / reading 38%, grade F, #1,462 of 4,322 statewide, top 34%, 687 students, 56% 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: 233 active listings in the ZIP; 1 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 $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

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

Risks & watch-outs

• 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 $310,000

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: 24.07% ✓
• Cap rate: 226.03%
• Cash-on-cash: 784.78%
• DSCR: 35.92
• GRM: 0.3

CMA / ARV

• ARV (median comp): $289,532
• List price: $310,000
• Delta: 7.07%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5520 Henley St	0.00mi	3/2.0	1,269 (0%)	1mo	$310,000	$244	100
5545 Avenue T	0.13mi	2/2.0 (-1)	1,375 (+8%)	19mo	$269,900	$196	59
5923 Avenue P	0.55mi	2/1.5 (-1)	1,330 (+5%)	10mo	$275,000	$207	51
5415 Avenue P	0.43mi	3/2.0	1,393 (+10%)	23mo	$389,900	$280	45
13303 Kaylee Ln	0.73mi	2/2.0 (-1)	1,421 (+12%)	6mo	$299,900	$211	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: 42.09×
• Total profit: $3,566,348
• Equity at exit: $46,222

10-year hold

• IRR: —
• Equity multiple: 90.47×
• Total profit: $7,765,638
• 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: 233
• Price-to-rent: 0.3×

Monthly cashflow live

• Estimated rent: $74,621 medium
• Mortgage (P&I): −$1,626
• Tax from tax record: −$430 /mo · $5,162/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$15,670
• Net cashflow: $56,766

Break-even live

Break-even rent $2,766

Max offer price $310,000

Occupancy floor 19%

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 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4120 Avenue O #10 Santa Fe, TX	3.0	2.0	1280	$74,621	$58.30	44d	1	1.31mi

Listing history 5 events

1. 2026-05-10
   status Pending 980-char remark
2. 2026-05-08
   listed $310,000 Active 980-char remark
3. 2026-05-07
   historical $310,000 980-char remark
4. 2008-04-28
   soldstatus
5. 1994-10-29
   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: $5,162 · $430/mo
• Projected year-2 tax: $5,673 · $473/mo
• Expected delta: +$511/yr (+$43/mo · 9.9%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $895,452
• − Mortgage interest: −$17,365
• − Property taxes: −$5,162
• − Insurance: −$1,550
• − Repairs & maintenance: −$71,636
• − Management: −$71,636
• − Depreciation: −$9,018
• Taxable income: $719,085
• Est. tax owed @ 24.0%: −$172,580
• After-tax cash flow: $508,607/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

+0.0% since first listed

8 events — show timeline

• 2026-06-02 Sold (Public Records) — Public Records
• 2026-06-02 Sold (MLS) — HARMLS
• 2026-05-21 Pending — HARMLS
• 2026-05-10 Pending — HARMLS
• 2026-05-08 Listed $310,000 HARMLS
• 2026-05-07 Coming Soon $310,000 HARMLS
• 2008-04-28 Sold (Public Records) — Public Records
• 1994-10-29 Sold (Public Records) — Public Records

Property tax history

+6.1%/yr

Latest (2025): $5,162 · +6.7% YoY. Source: county tax records.