Sunnyside Plan · Santa Fe, TX 77510

$332,990

3 bd · 2.0 ba · 1,901 sqft · SingleFamily · 37 Days on market

Good condition

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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
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Condition / age +4.0/5.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• 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

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 1901; Plan: Sunnyside (new construction plan)

🏗️ New construction. The $332,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $353,649.

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 $20k ($239k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($28k rent vs $333k).
• Recommended offer: $323k (3.0% below list) — sets the bar for market timing.
• Cap rate 73.9% 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.
• Market conditions: 236 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $99k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($323k) is reasonable based on typical stale-listing flexibility.

Recommended offer $323,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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. 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?
4. 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.
5. 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.
6. 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: 8.01% ✓
• Cap rate: 73.90%
• Cash-on-cash: 241.46%
• DSCR: 11.74
• GRM: 1.0

CMA / ARV

• ARV (median comp): $353,649
• List price: $332,990
• Delta: -5.84%
• 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
3826 Garden Hill Ln	0.14mi	3/2.0	1,904 (+0%)	7mo	$332,990	$175	88
12026 Crooked Creek Ln	0.09mi	3/2.0	2,009 (+6%)	2mo	$345,096	$172	84
12131 Wooden Mill Ln N	0.11mi	3/2.0	2,009 (+6%)	7mo	$330,000	$164	80
4018 Avenue L	0.43mi	3/2.0	1,948 (+2%)	3mo	$359,000	$184	74
3623 Riverlands Dr	0.06mi	3/2.0	1,651 (-13%)	3mo	$321,000	$194	73
12111 Wooden Mill Ln	0.08mi	3/2.0	1,651 (-13%)	9mo	$321,424	$195	67
12008 7th St	0.44mi	3/2.5	1,866 (-2%)	9mo	$352,000	$189	66
3911 Redbud Ct	0.27mi	4/2.0 (+1)	2,009 (+6%)	9mo	$360,000	$179	66
12122 Blossom Dr	0.23mi	4/3.0 (+1)	2,051 (+8%)	4mo	$342,990	$167	64
12106 Maple Ct	0.17mi	4/3.0 (+1)	2,051 (+8%)	8mo	$342,990	$167	64
3818 Garden Hill Ln	0.12mi	4/3.0 (+1)	2,140 (+13%)	4mo	$346,990	$162	61
3859 Mulberry Farms Dr	0.22mi	4/3.0 (+1)	2,140 (+13%)	2mo	$387,840	$181	58

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: 13.24×
• Total profit: $1,212,150
• Equity at exit: $52,730

10-year hold

• IRR: —
• Equity multiple: 28.18×
• Total profit: $2,691,331
• Equity at exit: $30,577

Cash invested: $99,022 (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: 1.0×

Monthly cashflow live

• Estimated rent: $28,315 medium
• Mortgage (P&I): −$1,855
• Tax est. 1.5%: −$442 /mo · $5,305/yr
• Insurance: −$147
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,946
• Net cashflow: $19,925

Break-even live

Break-even rent $3,094

Max offer price $353,649

Occupancy floor 25%

Sensitivity live

Price	-10% $20,169	-5% $20,047	+0% $19,925	+5% $19,803	+10% $19,681
Rent	-10% $17,688	-5% $18,806	+0% $19,925	+5% $21,043	+10% $22,162
Rate	-1.0pp $20,103	-0.5pp $20,015	base $19,925	+0.5pp $19,833	+1.0pp $19,740

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: $88,412
• Closing costs: $10,609
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.89mi
11844 13th St Santa Fe, TX	3.0	2.0	1472	$1,750	$1.19	23d	1	1.09mi
13342 Pecan Trails Dr Santa Fe, TX	4.0	3.0	2150	$2,700	$1.26	44d	1	1.42mi

Listing history 15 events

1. 2026-06-21
   days on market $332,990 Active 37 DOM
2. 2026-06-18
   days on market $332,990 Active 34 DOM
3. 2026-06-17
   days on market $332,990 Active 33 DOM
4. 2026-06-16
   days on market $332,990 Active 32 DOM
5. 2026-06-15
   days on market $332,990 Active 31 DOM
6. 2026-06-13
   days on market $332,990 Active 29 DOM
7. 2026-06-09
   days on market $332,990 Active 25 DOM
8. 2026-06-08
   days on market $332,990 Active 24 DOM
9. 2026-06-07
   days on market $332,990 Active 23 DOM
10. 2026-06-04
    days on market $332,990 Active 20 DOM
11. 2026-06-03
    days on market $332,990 Active 19 DOM
12. 2026-06-02
    days on market $332,990 Active 18 DOM
13. 2026-06-01
    days on market $332,990 Active 17 DOM
14. 2026-05-31
    days on market $332,990 Active 16 DOM
15. 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: $339,781
• − Mortgage interest: −$19,810
• − Property taxes: −$5,305
• − Insurance: −$1,768
• − Repairs & maintenance: −$27,182
• − Management: −$27,182
• − Depreciation: −$10,288
• Taxable income: $248,245
• Est. tax owed @ 24.0%: −$59,579
• After-tax cash flow: $179,520/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.

Renovation cost estimate screening

Value-add ROI direction

• 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. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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