Sunnyside Plan · Santa Fe, TX 77510

$332,990

3 bd · 2.0 ba · 1,901 sqft · SingleFamily · 69 Days on market

Good condition

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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 +6.2/30.0
• Condition / age +4.0/5.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Single-story | 3 Bedroom | 2 Bathroom | Study | 2-Car Garage | Covered Patio * * Photos are representative, selections & features may vary with community * * Large open family room, casual dining, and kitchen with countertop dining overlooks covered patio and is easily accessible to study. Private master suite with spacious master bath with double sinks, garden tub, shower, and ample closet space. The utility room is centrally located.

Key facts

• Double sinks
• Private master suite
• Covered patio

Tags

• COVERED PATIO
• OPEN FAMILY ROOM
• KITCHEN WITH COUNTERTOP DINING
• PRIVATE MASTER SUITE
• SPACIOUS MASTER BATH
• DOUBLE SINKS

🏗️ New construction. The $332,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $353,865.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $333k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-639 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $261k (21.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (31.3% below list).
• Recommended offer: $229k (31.3% below list) — sets the bar for 1% rule.

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; 5 comparable units currently listed for rent nearby; rentals lingering (median 71d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% 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).

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 69 days — a 6% lower offer ($313k) is reasonable based on typical stale-listing flexibility.

Recommended offer $228,608 (31.3% 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 69 days. Have you received any prior offers? Is the seller open to a 31% 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: 0.65% ✗
• Cap rate: 4.12%
• Cash-on-cash: -7.74%
• DSCR: 0.66
• GRM: 12.9

CMA / ARV

• ARV (median comp): $353,865
• List price: $332,990
• Delta: -5.90%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12039 Crooked Creek Ln	0.06mi	3/2.0	1,801 (-5%)	2mo	$338,898	$188	87
12026 Crooked Creek Ln	0.09mi	3/2.0	2,009 (+6%)	4mo	$345,096	$172	83
3859 Garden Hill Ln	0.21mi	3/2.0	1,760 (-7%)	0mo	$339,285	$193	77
4018 Avenue L	0.43mi	3/2.0	1,948 (+2%)	4mo	$359,000	$184	72
3623 Riverlands Dr	0.06mi	3/2.0	1,651 (-13%)	5mo	$321,000	$194	71
3867 Garden Hill Ln	0.24mi	3/2.0	1,651 (-13%)	0mo	$295,440	$179	67
12103 Blossom Dr	0.26mi	3/2.5	2,143 (+13%)	0mo	$383,740	$179	64
12122 Blossom Dr	0.23mi	4/3.0 (+1)	2,051 (+8%)	5mo	$342,990	$167	62
3831 Garden Hill Ln	0.15mi	4/3.0 (+1)	2,140 (+13%)	2mo	$379,000	$177	62
3818 Garden Hill Ln	0.12mi	4/3.0 (+1)	2,140 (+13%)	6mo	$346,990	$162	60
3859 Mulberry Farms Dr	0.22mi	4/3.0 (+1)	2,140 (+13%)	4mo	$387,840	$181	57
3721 Rush Rd	0.49mi	3/2.5	1,668 (-12%)	1mo	$435,000	$261	54

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: -29.8%
• Equity multiple: 0.01×
• Total profit: $-98,036
• Equity at exit: $52,762

10-year hold

• IRR: -31.0%
• Equity multiple: -0.39×
• Total profit: $-137,672
• Equity at exit: $30,596

Cash invested: $99,082 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 28 active · 17 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $332,253 ($168/sqft)
• Median days on market: 69 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +10.9% above 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: 12.1×

Monthly cashflow live

• Estimated rent: $2,286 medium
• Mortgage (P&I): −$1,856
• Tax est. 1.5%: −$442 /mo · $5,308/yr
• Insurance: −$147
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $-639

Break-even live

Break-even rent $3,096

Max offer price $261,331

Occupancy floor —

Sensitivity live

Price	-10% $-395	-5% $-517	+0% $-639	+5% $-762	+10% $-884
Rent	-10% $-820	-5% $-730	+0% $-639	+5% $-549	+10% $-459
Rate	-1.0pp $-461	-0.5pp $-549	base $-639	+0.5pp $-731	+1.0pp $-824

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: $88,466
• Closing costs: $10,616
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	93d	1	0.89mi
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
11844 13th St Santa Fe, TX	3.0	2.0	1472	$1,750	$1.19	71d	1	1.09mi
13342 Pecan Trails Dr Santa Fe, TX	4.0	3.0	2150	$2,700	$1.26	93d	1	1.42mi

Property features AI

Finance

• Financial info: List price is $332,990

Exterior

• Parking: 2 parking spaces
• Home design: Single-family home (Plan)Sunnyside floor plan
• Exterior features: Address: 12059 Crooked Creek Ln, Santa Fe TX 77510

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area totaling 1901Plan: Sunnyside (new construction plan)

Listing history 43 events

1. 2026-07-23
   days on market $332,990 Active 69 DOM
2. 2026-07-22
   days on market $332,990 Active 68 DOM
3. 2026-07-21
   days on market $332,990 Active 67 DOM
4. 2026-07-20
   days on market $332,990 Active 66 DOM
5. 2026-07-18
   days on market $332,990 Active 64 DOM
6. 2026-07-18
   days on market $332,990 Active 63 DOM
7. 2026-07-16
   days on market $332,990 Active 62 DOM
8. 2026-07-15
   days on market $332,990 Active 61 DOM
9. 2026-07-14
   days on market $332,990 Active 60 DOM
10. 2026-07-13
    days on market $332,990 Active 59 DOM
11. 2026-07-13
    days on market $332,990 Active 58 DOM
12. 2026-07-11
    days on market $332,990 Active 57 DOM
13. 2026-07-10
    days on market $332,990 Active 56 DOM
14. 2026-07-09
    days on market $332,990 Active 55 DOM
15. 2026-07-07
    days on market $332,990 Active 53 DOM
16. 2026-07-06
    days on market $332,990 Active 52 DOM
17. 2026-07-06
    days on market $332,990 Active 51 DOM
18. 2026-07-05
    days on market $332,990 Active 50 DOM
19. 2026-07-03
    days on market $332,990 Active 49 DOM
20. 2026-07-02
    days on market $332,990 Active 48 DOM
21. 2026-07-01
    days on market $332,990 Active 47 DOM
22. 2026-06-30
    days on market $332,990 Active 46 DOM
23. 2026-06-29
    days on market $332,990 Active 45 DOM
24. 2026-06-28
    days on market $332,990 Active 44 DOM
25. 2026-06-27
    days on market $332,990 Active 43 DOM
26. 2026-06-26
    days on market $332,990 Active 42 DOM
27. 2026-06-24
    days on market $332,990 Active 40 DOM
28. 2026-06-22
    days on market $332,990 Active 38 DOM
29. 2026-06-21
    days on market $332,990 Active 37 DOM
30. 2026-06-18
    days on market $332,990 Active 34 DOM
31. 2026-06-17
    days on market $332,990 Active 33 DOM
32. 2026-06-16
    days on market $332,990 Active 32 DOM
33. 2026-06-15
    days on market $332,990 Active 31 DOM
34. 2026-06-13
    days on market $332,990 Active 29 DOM
35. 2026-06-09
    days on market $332,990 Active 25 DOM
36. 2026-06-08
    days on market $332,990 Active 24 DOM
37. 2026-06-07
    days on market $332,990 Active 23 DOM
38. 2026-06-04
    days on market $332,990 Active 20 DOM
39. 2026-06-03
    days on market $332,990 Active 19 DOM
40. 2026-06-02
    days on market $332,990 Active 18 DOM
41. 2026-06-01
    days on market $332,990 Active 17 DOM
42. 2026-05-31
    days on market $332,990 Active 16 DOM
43. 2026-05-15
    listed $332,990 Active 449-char remark

ⓘ 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: $27,433
• − Mortgage interest: −$19,822
• − Property taxes: −$5,308
• − Insurance: −$1,769
• − Repairs & maintenance: −$2,195
• − Management: −$2,195
• − Depreciation: −$10,294
• Taxable loss: −$14,150
• Est. tax savings @ 24.0%: +$3,396
• After-tax cash flow: $-4,278/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 · 2 photos

Good 80/100 None rehab

This single-story home is in good condition with a modern and well-maintained exterior and interior. It offers a good starting point for potential buyers or renters, with minor updates that could significantly enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics. ↑
• Both Updating the flooring in the bathrooms and kitchen — Modern flooring can improve the look and feel of the home. ↑
• Both Upgrading the lighting fixtures — New lighting can brighten the space and add a modern touch. ↑
• Both Adding smart home features — Smart home technology can increase convenience and appeal to potential buyers/renters. ↑
• Both Landscaping improvements — Enhancing the landscaping can boost curb appeal and attract more interest from potential buyers/renters. ↑

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

Property features AI

Finance

• Financial info: List price is $332,990

Exterior

• Parking: 2 parking spaces
• Home design: Single-family home (Plan)Sunnyside floor plan
• Exterior features: Address: 12059 Crooked Creek Ln, Santa Fe TX 77510

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area totaling 1901Plan: Sunnyside (new construction plan)