Glenwood Plan · Santa Fe, TX 77510

$305,990

3 bd · 2.0 ba · 2,264 sqft · SingleFamily · 494 Days on market

Good condition ↓ 5% since listing

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.0/30.0
• Condition / age +3.8/5.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The captivating Glenwood is the perfect plan most any family lifestyle. This uniquely-designed three-bed, two-bath home greets you with a long foyer area leading to the second and third bedrooms, with the secondary full bath residing between the two bedrooms. Also in the foyer is access to your walk-in utility room and entry to your spacious two-car garage with an extra nook for storage inside that you can turn into a third bathroom, if you would like. Need more room to store tools, supplies, holiday decorations, or even a third car? Opt to swap your standard two-car garage for a two-and a half or three-car garage! Down the hall is your secluded study room that you have the ability to work from home in or transform into a fourth bedroom if you desire. Across the study is your large, open-concept kitchen that opens up to the family room and the formal dining area, an ideal layout for entertaining gatherings of any size. Your kitchen boasts plenty of attractive features such as a kitchen island, granite countertops with ample counterspace, industry-leading appliances, and an oversized pantry. Add an extra flair to your living room by including an optional fireplace. For the outdoor enthusiast, the Glenwood gives you the option to include a covered patio. Completing the home is your private master suite. Your master bedroom features a spacious walk-in closet, while the master bathroom features dual separated vanities with cultured marble countertops, cabinetry that matches. ..

Key facts

• Secluded study room
• Kitchen island
• Walk-in utility room

Tags

• WALK-IN UTILITY ROOM
• SPACIOUS TWO-CAR GARAGE
• EXTRA NOOK FOR STORAGE
• SECLUDED STUDY ROOM
• LARGE OPEN-CONCEPT KITCHEN
• KITCHEN ISLAND

🏗️ New construction. The $305,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $355,178.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $306k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-513 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $281k (8.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (19.7% below list).
• Recommended offer: $246k (19.7% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 3.6% in Santa Fe — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 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 52% FRL vs 35% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 316 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 43d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,258 units permitted in Galveston County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($96k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $11k 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.

Negotiation context

• It's been on market 494 days — a 12% lower offer ($269k) is reasonable based on typical stale-listing flexibility.

Recommended offer $245,764 (19.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 494 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
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: 0.69% ✗
• Cap rate: 4.56%
• Cash-on-cash: -6.19%
• DSCR: 0.72
• GRM: 12.0

CMA / ARV

• ARV (median comp): $355,178
• List price: $305,990
• Delta: -13.85%
• 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
12031 Crooked Creek Ln	0.06mi	3/2.0	2,264 (0%)	2mo	$356,281	$157	95
3819 Garden Hill Ln	0.13mi	4/3.0 (+1)	2,264 (0%)	3mo	$367,331	$162	83
12103 Blossom Dr	0.27mi	3/2.5	2,143 (-5%)	0mo	$383,740	$179	76
12026 Crooked Creek Ln	0.07mi	3/2.0	2,009 (-11%)	4mo	$345,096	$172	75
12320 Fm-1764	0.32mi	2/1.5 (-1)	2,284 (+1%)	3mo	$275,000	$120	74
3831 Garden Hill Ln	0.15mi	4/3.0 (+1)	2,140 (-6%)	2mo	$379,000	$177	73
3859 Mulberry Farms Dr	0.23mi	4/3.0 (+1)	2,140 (-6%)	4mo	$387,840	$181	68
12130 Wooden Mill Ln	0.12mi	4/3.0 (+1)	2,575 (+14%)	0mo	$394,606	$153	62
12114 Wooden Mill Ln	0.09mi	4/3.0 (+1)	2,575 (+14%)	3mo	$387,931	$151	61
4018 Avenue L	0.44mi	3/2.0	1,948 (-14%)	4mo	$359,000	$184	52
3020 Avenue L	0.71mi	4/2.0 (+1)	2,442 (+8%)	2mo	$799,000	$327	47
3605 Avenue E 1/2	0.74mi	3/2.5	1,974 (-13%)	5mo	$375,000	$190	38

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: -26.9%
• Equity multiple: 0.09×
• Total profit: $-90,192
• Equity at exit: $52,958

10-year hold

• IRR: -24.6%
• Equity multiple: -0.21×
• Total profit: $-120,461
• Equity at exit: $30,709

Cash invested: $99,450 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 34 active · 12 under contract
• Months of supply: 8.2 mo (12%/mo absorbed)
• Median asking: $351,490 ($161/sqft)
• Median days on market: 69 d
• This list price: 15% of active listings are priced below it
• ARV vs active asking: -2.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77510

• Home prices YoY: -15.3%
• Active inventory: 316
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,458 medium
• Mortgage (P&I): −$1,863
• Tax est. 1.5%: −$444 /mo · $5,328/yr
• Insurance: −$148
• HOA: −$0
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $-513

Break-even live

Break-even rent $3,107

Max offer price $280,943

Occupancy floor —

Sensitivity live

Price	-10% $-268	-5% $-390	+0% $-513	+5% $-636	+10% $-758
Rent	-10% $-707	-5% $-610	+0% $-513	+5% $-416	+10% $-319
Rate	-1.0pp $-334	-0.5pp $-423	base $-513	+0.5pp $-605	+1.0pp $-699

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: $88,795
• Closing costs: $10,655
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14403 Daniel Shores Dr Texas City, TX	3.0–4.0	2.5–3.5	1825	$2,500	$1.37	0d	5	1.01mi
2128 Port Jackson Dr La Marque, TX	3.0	2.0	1754	$2,200	$1.25	42d	1	1.02mi
13342 Pecan Trails Dr Santa Fe, TX	4.0	3.0	2150	$2,700	$1.26	93d	1	1.42mi

Listing history 50 events

1. 2026-08-08
   days on market $305,990 Active 494 DOM
2. 2026-08-06
   days on market $305,990 Active 492 DOM
3. 2026-08-05
   days on market $305,990 Active 491 DOM
4. 2026-08-04
   days on market $305,990 Active 490 DOM
5. 2026-08-03
   days on market $305,990 Active 489 DOM
6. 2026-07-31
   days on market $305,990 Active 486 DOM
7. 2026-07-30
   days on market $305,990 Active 484 DOM
8. 2026-07-28
   days on market $305,990 Active 483 DOM
9. 2026-07-26
   days on market $305,990 Active 481 DOM
10. 2026-07-24
    days on market $305,990 Active 479 DOM
11. 2026-07-23
    days on market $305,990 Active 478 DOM
12. 2026-07-22
    days on market $305,990 Active 477 DOM
13. 2026-07-21
    days on market $305,990 Active 476 DOM
14. 2026-07-20
    days on market $305,990 Active 475 DOM
15. 2026-07-18
    days on market $305,990 Active 473 DOM
16. 2026-07-18
    days on market $305,990 Active 472 DOM
17. 2026-07-16
    days on market $305,990 Active 471 DOM
18. 2026-07-15
    days on market $305,990 Active 470 DOM
19. 2026-07-14
    days on market $305,990 Active 469 DOM
20. 2026-07-13
    days on market $305,990 Active 468 DOM
21. 2026-07-13
    days on market $305,990 Active 467 DOM
22. 2026-07-11
    days on market $305,990 Active 466 DOM
23. 2026-07-10
    days on market $305,990 Active 465 DOM
24. 2026-07-09
    days on market $305,990 Active 464 DOM
25. 2026-07-07
    days on market $305,990 Active 462 DOM
26. 2026-07-06
    days on market $305,990 Active 461 DOM
27. 2026-07-06
    days on market $305,990 Active 460 DOM
28. 2026-07-05
    days on market $305,990 Active 459 DOM
29. 2026-07-03
    days on market $305,990 Active 458 DOM
30. 2026-07-02
    days on market $305,990 Active 457 DOM
31. 2026-07-01
    days on market $305,990 Active 456 DOM
32. 2026-06-30
    days on market $305,990 Active 455 DOM
33. 2026-06-29
    days on market $305,990 Active 454 DOM
34. 2026-06-28
    days on market $305,990 Active 453 DOM
35. 2026-06-27
    days on market $305,990 Active 452 DOM
36. 2026-06-26
    days on market $305,990 Active 451 DOM
37. 2026-06-24
    days on market $305,990 Active 449 DOM
38. 2026-06-22
    days on market $305,990 Active 447 DOM
39. 2026-06-21
    days on market $305,990 Active 446 DOM
40. 2026-06-18
    days on market $305,990 Active 443 DOM
41. 2026-06-17
    days on market $305,990 Active 442 DOM
42. 2026-06-16
    days on market $305,990 Active 441 DOM
43. 2026-06-15
    days on market $305,990 Active 440 DOM
44. 2026-06-13
    days on market $305,990 Active 438 DOM
45. 2026-06-09
    days on market $305,990 Active 434 DOM
46. 2026-06-08
    days on market $305,990 Active 433 DOM
47. 2026-06-07
    days on market $305,990 Active 432 DOM
48. 2026-06-04
    days on market $305,990 Active 429 DOM
49. 2026-06-03
    days on market $305,990 Active 428 DOM
50. 2026-06-02
    days on market $305,990 Active 427 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $29,492
• − Mortgage interest: −$19,896
• − Property taxes: −$5,328
• − Insurance: −$1,776
• − Repairs & maintenance: −$2,359
• − Management: −$2,359
• − Depreciation: −$10,332
• Taxable loss: −$12,559
• Est. tax savings @ 24.0%: +$3,014
• After-tax cash flow: $-3,142/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.

Condition & rehab AI · 5 photos

Good 75/100 Cosmetic rehab Est. rehab $11,320–$33,960 screening

This Glenwood plan home is in good condition with a good condition score of 75. It has a cosmetic rehab level and requires minor maintenance such as painting the exterior and cleaning gutters. The highest-ROI updates that would raise its value are painting the exterior and cleaning gutters.

Value-add opportunities

• Resale Paint exterior walls — Fresh paint can enhance curb appeal and make the home look more inviting. ↑
• Rental Clean gutters — Clean gutters improve drainage and prevent water damage, which is important for rental properties. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 35/100

Zoned Schools

Elementary Roy J Wollam El F TX #1,243/4,322 Nat'l #17,190/41,679 Middle Santa Fe J H F TX #827/1,662 Nat'l #7,347/14,009 High Santa Fe H S F TX #1,228/1,632 Nat'l #12,196/17,239

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

C Composite livability gradescore 67/100

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
• County: Galveston · 390,640 people
• Metro: Houston-Pasadena-The Woodlands, TX
• Population (ZIP): 13,938
• Household income: $96,284
• Rent vs Own: 14.8% rent · 85.2% own
• Severe rent burden: 16% of renters

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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%

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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%

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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

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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

-4.7% since first listed

3 events — show timeline

• 2025-06-18 Price Changed $305,990 Zillow
• 2025-06-04 Price Changed $309,990 Zillow
• 2025-04-01 Listed $320,990 Zillow