11817 13th St · Santa Fe, TX 77510

$215,000

3 bd · 2.0 ba · 1,241 sqft · SingleFamily public records · 41 Days on market

Built 2013 5,196 sqft lot $173/sqft · 14% below area Est $250k · 14% under

---

Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +13.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Three bedroom, two full bath brick home on a slab. City water and sewer. Solid surface flooring. Kitchen with open dining area. Fully fenced back yard. Storage building in back. Ready for immediate occupancy

Key facts

• Storage shed
• Fenced backyard
• Large walk-in shower

Tags

• OPEN-CONCEPT LAYOUT
• FENCED BACKYARD
• STORAGE SHED
• PRIVATE EN-SUITE BATH
• LARGE WALK-IN SHOWER

Property features AI

Finance

• Other: Seller disclosure available
• Financial info: Lease not considered

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 2013; Slab foundation; Composition roof
• Construction: Brick construction
• Exterior features: Fully fenced backyard; Storage shed; Additional storage; Cleared lot in a subdivision; Concrete road access

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave
• Flooring: Concrete flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central air conditioning; Thermostat (energy-efficient)
• Interior features: Double vanity; Kitchen/family room combo; Laminate countertops; Tub with shower; Window treatments; Ceiling fan(s); Kitchen/dining combo; Programmable thermostat; No fireplaces; 8 total rooms
• 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 $215k.

Deal economics

• At list price, monthly cash flow is $5k ($59k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $215k).
• Recommended offer: $209k (3.0% below list) — sets the bar for market timing.
• Cap rate 33.7% 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: William F Barnett El (math 59% / reading 46%, grade C-, #720 of 4,322 statewide, top 17%, 646 students, 59% 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: 233 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 $1k of loan paydown is wiped out by about $6k 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 $60k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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

• 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 $208,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 3.85% ✓
• Cap rate: 33.72%
• Cash-on-cash: 97.95%
• DSCR: 5.36
• GRM: 2.2

CMA / ARV

• ARV (median comp): $250,277
• List price: $215,000
• Delta: -14.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11915 12th St	0.14mi	3/2.0	1,198 (-4%)	14mo	$239,900	$200	76
4234 Chisholm Trl	0.34mi	3/2.0	1,263 (+2%)	10mo	$250,000	$198	73
11731 Santa Fe Trl	0.29mi	3/2.0	1,356 (+9%)	4mo	$257,500	$190	68
11905 15th St	0.17mi	2/2.0 (-1)	1,370 (+10%)	10mo	$200,000	$146	61
5305 Main St	0.48mi	3/2.0	1,344 (+8%)	6mo	$150,000	$112	59
11909 23rd St	0.50mi	3/1.5	1,188 (-4%)	11mo	$129,900	$109	59
11826 Old Spanish Trl	0.35mi	3/2.0	1,374 (+11%)	10mo	$269,999	$197	58
12019 21st St	0.44mi	3/2.0	1,365 (+10%)	9mo	$260,000	$190	56
11909 22nd St	0.43mi	2/1.0 (-1)	1,100 (-11%)	6mo	$219,900	$200	47
11902 23rd St	0.46mi	3/2.0	1,425 (+15%)	13mo	$229,500	$161	44
11838 23rd St	0.45mi	3/2.0	1,054 (-15%)	14mo	$149,900	$142	42
12222 24th St	0.74mi	2/1.0 (-1)	1,056 (-15%)	8mo	$125,000	$118	25

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: 99.0%
• Equity multiple: 5.62×
• Total profit: $278,339
• Equity at exit: $32,057

10-year hold

• IRR: —
• Equity multiple: 11.73×
• Total profit: $646,211
• Equity at exit: $18,589

Cash invested: $60,200 (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 77510

• Home prices YoY: -15.3%
• Active inventory: 233
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $8,268 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$401 /mo · $4,809/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,736
• Net cashflow: $4,914

Break-even live

Break-even rent $2,048

Max offer price $215,000

Occupancy floor 36%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	21d	1	0.07mi
4120 Avenue O #10 Santa Fe, TX	3.0	2.0	1280	$74,621	$58.30	43d	1	1.17mi

Listing history 21 events

1. 2026-06-18
   days on market $215,000 Active 41 DOM
2. 2026-06-17
   days on market $215,000 Active 40 DOM
3. 2026-06-16
   days on market $215,000 Active 39 DOM
4. 2026-06-15
   days on market $215,000 Active 38 DOM
5. 2026-06-13
   days on market $215,000 Active 36 DOM
6. 2026-06-09
   days on market $215,000 Active 32 DOM
7. 2026-06-08
   days on market $215,000 Active 31 DOM
8. 2026-06-07
   days on market $215,000 Active 30 DOM
9. 2026-06-04
   days on market $215,000 Active 27 DOM
10. 2026-06-03
    days on market $215,000 Active 26 DOM
11. 2026-06-02
    days on market $215,000 Active 25 DOM
12. 2026-06-01
    days on market $215,000 Active 24 DOM
13. 2026-05-31
    days on market $215,000 Active 23 DOM
14. 2026-05-08
    listed $215,000 Active 788-char remark
15. 2026-04-16
    historical $1,800
16. 2026-04-04
    listed $1,800
17. 2018-06-04
    soldstatus Sold 207-char remark

    Show marketing remark (207 chars)

    Three bedroom, two full bath brick home on a slab. City water and sewer. Solid surface flooring. Kitchen with open dining area. Fully fenced back yard. Storage building in back. Ready for immediate occupancy

18. 2018-06-04
    soldstatus

    Show marketing remark (207 chars)

    Three bedroom, two full bath brick home on a slab. City water and sewer. Solid surface flooring. Kitchen with open dining area. Fully fenced back yard. Storage building in back. Ready for immediate occupancy

19. 2018-06-04
    status Pending 207-char remark

    Show marketing remark (207 chars)

    Three bedroom, two full bath brick home on a slab. City water and sewer. Solid surface flooring. Kitchen with open dining area. Fully fenced back yard. Storage building in back. Ready for immediate occupancy

20. 2018-05-24
    status Option Pending 207-char remark

    Show marketing remark (207 chars)

    Three bedroom, two full bath brick home on a slab. City water and sewer. Solid surface flooring. Kitchen with open dining area. Fully fenced back yard. Storage building in back. Ready for immediate occupancy

21. 2018-05-21
    listed $139,900 Active 207-char remark

    Show marketing remark (207 chars)

    Three bedroom, two full bath brick home on a slab. City water and sewer. Solid surface flooring. Kitchen with open dining area. Fully fenced back yard. Storage building in back. Ready for immediate occupancy

ⓘ 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: $4,809 · $401/mo
• Projected year-2 tax: $4,809 · $401/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (shaded) · 74% 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: $99,217
• − Mortgage interest: −$12,043
• − Property taxes: −$4,809
• − Insurance: −$1,075
• − Repairs & maintenance: −$7,937
• − Management: −$7,937
• − Depreciation: −$6,255
• Taxable income: $59,160
• Est. tax owed @ 24.0%: −$14,198
• After-tax cash flow: $44,769/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

+53.7% since first listed

8 events — show timeline

• 2026-05-08 Listed $215,000 HARMLS
• 2026-04-16 Rental Removed $1,800 HARMLS
• 2026-04-04 Listed for Rent $1,800 HARMLS
• 2018-06-04 Sold (Public Records) — Public Records
• 2018-06-04 Sold (MLS) — HARMLS
• 2018-06-04 Pending — HARMLS
• 2018-05-24 Pending — HARMLS
• 2018-05-21 Listed $139,900 HARMLS

Property tax history

+6.1%/yr

Latest (2025): $4,809 · +16.7% YoY. Source: county tax records.