4028 Avenue O · Santa Fe, TX 77510

$225,000

4 bd · 1.0 ba · 1,476 sqft · SingleFamily public records · 25 Days on market

Built 1972 0.25 ac lot $152/sqft · 19% below area Est $277k · 19% under

---

Why this score? — see what drove the C- 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
• ARV discount +15.0/15.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

Great Starter home on nice city lot with City Services. Fenced in back Yard with nice large Shade trees. Four bedroom. Two car carport. All electric. Why rent when you can own!

Key facts

• Fenced in backyard
• Open living area
• Close to i-45

Tags

• FENCED IN BACKYARD
• OPEN LIVING AREA
• NEAR LOCAL SCHOOLS
• CLOSE TO I-45

Property features AI

Finance

• Other: Lease not considered

Exterior

• Parking: Detached carport; Driveway; Has carport
• Utilities: Public water; Public sewer
• Home design: Residential property; One-story; Entry on first floor
• Construction: Built in 1972; Brick and wood siding exterior; Composition roof; Slab foundation
• Exterior features: Fenced backyard; Storage shed(s); Yard cleared; Side yard

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Oven; Refrigerator
• Bedrooms: Primary bedroom (first floor) — 10x13; Bedroom (first floor) — 10x13; Bedroom (first floor) — 10x10; Bedroom (first floor) — 10x14
• Flooring: Plank flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms; Primary bathroom (first floor) — 5x8; Bathroom (first floor) — 4x7
• Heating & cooling: Central heating (electric and gas); Central air conditioning (electric and gas)
• Interior features: Kitchen/family room combo; Kitchen/dining combo; Tub with shower; Ceiling fans; Electric fireplace
• Laundry & utility: Washer; Dryer; Washer hookup; Electric dryer hookup; Utility room (first floor) — 8x8

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $50k ($605k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($66k rent vs $225k).
• Recommended offer: $222k (1.5% below list) — sets the bar for market timing.
• Cap rate 275.3% 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: 236 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 $2k of loan paydown is wiped out by about $7k 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 $63k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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: 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 $221,625 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 29.33% ✓
• Cap rate: 275.26%
• Cash-on-cash: 960.59%
• DSCR: 43.74
• GRM: 0.3

CMA / ARV

• ARV (median comp): $276,667
• List price: $225,000
• Delta: -18.67%
• 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
4028 Avenue O	0.00mi	4/2.0	1,476 (0%)	0mo	$225,000	$152	96
12626 Langford St	0.06mi	3/2.0 (-1)	1,536 (+4%)	7mo	$250,000	$163	76
12423 A Bar Dr	0.34mi	3/2.0 (-1)	1,443 (-2%)	2mo	$269,000	$186	70
4406 B Bar Dr	0.50mi	3/2.5 (-1)	1,435 (-3%)	1mo	$250,000	$174	60
4132 Avenue Q 1/2	0.63mi	3/2.0 (-1)	1,500 (+2%)	1mo	$359,999	$240	58
13118 Preston Dr	0.44mi	3/2.0 (-1)	1,426 (-3%)	10mo	$275,000	$193	56
4310 A Bar Dr	0.37mi	3/2.0 (-1)	1,622 (+10%)	3mo	$240,000	$148	55
4433 Avenue L	0.74mi	3/2.0 (-1)	1,500 (+2%)	10mo	$289,900	$193	45
13241 8th St	0.63mi	4/1.5	1,318 (-11%)	8mo	$110,000	$83	44
13306 Winston Dr	0.73mi	3/2.0 (-1)	1,624 (+10%)	3mo	$399,900	$246	38
13246 9th St	0.67mi	3/1.5 (-1)	1,354 (-8%)	12mo	$209,500	$155	38
12111 Wooden Mill Ln	0.71mi	3/2.0 (-1)	1,651 (+12%)	9mo	$321,424	$195	31

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: 51.42×
• Total profit: $3,176,594
• Equity at exit: $33,548

10-year hold

• IRR: —
• Equity multiple: 110.63×
• Total profit: $6,906,473
• Equity at exit: $19,454

Cash invested: $63,000 (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: 0.3×

Monthly cashflow live

• Estimated rent: $66,003 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$438 /mo · $5,258/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$13,861
• Net cashflow: $50,431

Break-even live

Break-even rent $2,167

Max offer price $225,000

Occupancy floor 19%

Sensitivity live

Price	-10% $50,558	-5% $50,494	+0% $50,431	+5% $50,367	+10% $50,303
Rent	-10% $45,216	-5% $47,824	+0% $50,431	+5% $53,038	+10% $55,645
Rate	-1.0pp $50,544	-0.5pp $50,488	base $50,431	+0.5pp $50,372	+1.0pp $50,313

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	45d	1	0.13mi
11844 13th St Santa Fe, TX	3.0	2.0	1472	$1,750	$1.19	23d	1	1.12mi

Listing history 11 events

1. 2026-05-16
   status Pending 552-char remark
2. 2026-04-28
   listed $225,000 Active 552-char remark
3. 2016-02-23
   soldstatus
4. 2016-02-20
   historical 176-char remark

   Show marketing remark (176 chars)

   Great Starter home on nice city lot with City Services. Fenced in back Yard with nice large Shade trees. Four bedroom. Two car carport. All electric. Why rent when you can own!

5. 2016-02-19
   soldstatus Sold 176-char remark

   Show marketing remark (176 chars)

   Great Starter home on nice city lot with City Services. Fenced in back Yard with nice large Shade trees. Four bedroom. Two car carport. All electric. Why rent when you can own!

6. 2015-11-18
   status Pending 176-char remark

   Show marketing remark (176 chars)

   Great Starter home on nice city lot with City Services. Fenced in back Yard with nice large Shade trees. Four bedroom. Two car carport. All electric. Why rent when you can own!

7. 2015-11-06
   status Option Pending 176-char remark

   Show marketing remark (176 chars)

   Great Starter home on nice city lot with City Services. Fenced in back Yard with nice large Shade trees. Four bedroom. Two car carport. All electric. Why rent when you can own!

8. 2015-09-26
   listed $129,900 Active 176-char remark

   Show marketing remark (176 chars)

   Great Starter home on nice city lot with City Services. Fenced in back Yard with nice large Shade trees. Four bedroom. Two car carport. All electric. Why rent when you can own!

9. 2007-02-09
   soldstatus
10. 2006-01-27
    soldstatus
11. 2006-01-27
    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: $5,258 · $438/mo
• Projected year-2 tax: $5,258 · $438/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $792,039
• − Mortgage interest: −$12,603
• − Property taxes: −$5,258
• − Insurance: −$1,125
• − Repairs & maintenance: −$63,363
• − Management: −$63,363
• − Depreciation: −$6,545
• Taxable income: $639,781
• Est. tax owed @ 24.0%: −$153,547
• After-tax cash flow: $451,622/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

+73.2% since first listed

13 events — show timeline

• 2026-06-16 Sold (MLS) — HARMLS
• 2026-05-23 Pending — HARMLS
• 2026-05-16 Pending — HARMLS
• 2026-04-28 Listed $225,000 HARMLS
• 2016-02-23 Sold (Public Records) — Public Records
• 2016-02-20 Listing Removed — HARMLS
• 2016-02-19 Sold (MLS) — HARMLS
• 2015-11-18 Pending — HARMLS
• 2015-11-06 Pending — HARMLS
• 2015-09-26 Listed $129,900 HARMLS
• 2007-02-09 Sold (Public Records) — Public Records
• 2006-01-27 Sold (Public Records) — Public Records
• 2006-01-27 Sold (Public Records) — Public Records

Property tax history

+9.3%/yr

Latest (2025): $5,258 · +16.7% YoY. Source: county tax records.