3731 Avenue G 1/2 · Santa Fe, TX 77510

$310,000

3 bd · 2.5 ba · 1,317 sqft · SingleFamily public records · 37 Days on market

Built 1978 0.49 ac lot $235/sqft · 22% above area Est $357k · 13% under

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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 +13.4/15.0
• 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

What a GEM! 3/2/2 with 28x32 workshop, lots of concrete for parking beautiful shaded backyard on 1/2 acre, fenced, covered patio for entertaining.

Key facts

• Fully fenced
• Spacious workshop
• 0.49 acre lot

Tags

• FULLY FENCED
• GENERATOR FOR BACKUP POWER
• WOOD BURNING FIREPLACE
• SPACIOUS WORKSHOP

Property features AI

Finance

• Other: Seller disclosure available

Exterior

• Parking: Garage with workshop
• Utilities: Well water; Septic tank sewer
• Home design: Residential property; Single-story entry (all bedrooms listed on first level)
• Construction: Brick construction; Composition roof; Slab foundation; Built in 1978
• Exterior features: Cleared lot

Interior

• Bedrooms: Three bedrooms (all on the first floor)
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning (electric)
• Interior features: Wood-burning fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $26k ($316k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($36k rent vs $310k).
• Recommended offer: $301k (3.0% below list) — sets the bar for market timing.
• Cap rate 108.1% 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: 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 $2k of loan paydown is wiped out by about $9k 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 $87k 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 ($301k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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 $300,700 (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. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 11.60% ✓
• Cap rate: 108.14%
• Cash-on-cash: 363.74%
• DSCR: 17.18
• GRM: 0.7

CMA / ARV

• ARV (median comp): $357,170
• List price: $310,000
• Delta: -13.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3721 Avenue E	0.55mi	3/2.0	1,400 (+6%)	4mo	$332,500	$238	58
11731 Santa Fe Trl	0.74mi	3/2.0	1,356 (+3%)	4mo	$257,500	$190	56
11703 Fm 1764	0.22mi	2/1.0 (-1)	1,136 (-14%)	0mo	$310,000	$273	55
11826 Old Spanish Trl	0.67mi	3/2.0	1,374 (+4%)	10mo	$269,999	$197	52
11806 Oregon Trl	0.61mi	3/2.0	1,446 (+10%)	2mo	$299,900	$207	51
4234 Chisholm Trl	0.73mi	3/2.0	1,263 (-4%)	10mo	$250,000	$198	49
11743 Santa Fe Trl	0.74mi	3/2.0	1,356 (+3%)	15mo	$259,500	$191	46
11918 Oregon Trl	0.61mi	3/2.0	1,402 (+6%)	18mo	$274,000	$195	44
12241 W 6th St	0.66mi	3/2.0	1,472 (+12%)	21mo	$175,000	$119	30

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: 19.73×
• Total profit: $1,626,018
• Equity at exit: $46,222

10-year hold

• IRR: —
• Equity multiple: 42.20×
• Total profit: $3,575,766
• Equity at exit: $26,803

Cash invested: $86,800 (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: 0.7×

Monthly cashflow live

• Estimated rent: $35,951 medium
• Mortgage (P&I): −$1,626
• Tax from tax record: −$336 /mo · $4,032/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$7,550
• Net cashflow: $26,311

Break-even live

Break-even rent $2,647

Max offer price $310,000

Occupancy floor 22%

Sensitivity live

Price	-10% $26,486	-5% $26,398	+0% $26,311	+5% $26,223	+10% $26,135
Rent	-10% $23,471	-5% $24,891	+0% $26,311	+5% $27,731	+10% $29,151
Rate	-1.0pp $26,467	-0.5pp $26,390	base $26,311	+0.5pp $26,230	+1.0pp $26,149

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: $77,500
• Closing costs: $9,300
• 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	22d	1	1.00mi
4120 Avenue O #10 Santa Fe, TX	3.0	2.0	1280	$74,621	$58.30	44d	1	1.23mi

Listing history 11 events

1. 2026-06-03
   days on market $310,000 Active 37 DOM
2. 2026-06-02
   days on market $310,000 Active 36 DOM
3. 2026-06-01
   days on market $310,000 Active 35 DOM
4. 2026-05-31
   days on market $310,000 Active 34 DOM
5. 2026-04-27
   listed $310,000 Active 542-char remark
6. 2013-07-02
   soldstatus
7. 2013-06-24
   soldstatus 147-char remark

   Show marketing remark (147 chars)

   What a GEM! 3/2/2 with 28x32 workshop, lots of concrete for parking beautiful shaded backyard on 1/2 acre, fenced, covered patio for entertaining.

8. 2013-05-16
   historical 147-char remark

   Show marketing remark (147 chars)

   What a GEM! 3/2/2 with 28x32 workshop, lots of concrete for parking beautiful shaded backyard on 1/2 acre, fenced, covered patio for entertaining.

9. 2013-04-06
   listed $147,000 147-char remark

   Show marketing remark (147 chars)

   What a GEM! 3/2/2 with 28x32 workshop, lots of concrete for parking beautiful shaded backyard on 1/2 acre, fenced, covered patio for entertaining.

10. 2009-04-06
    soldstatus
11. 1980-12-04
    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: $4,032 · $336/mo
• Projected year-2 tax: $5,673 · $473/mo
• Expected delta: +$1,641/yr (+$137/mo · 40.7%)

ⓘ 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 4/10 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: $431,415
• − Mortgage interest: −$17,365
• − Property taxes: −$4,032
• − Insurance: −$1,550
• − Repairs & maintenance: −$34,513
• − Management: −$34,513
• − Depreciation: −$9,018
• Taxable income: $330,424
• Est. tax owed @ 24.0%: −$79,302
• After-tax cash flow: $236,426/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

+110.9% since first listed

8 events — show timeline

• 2026-06-03 Listing Removed — HARMLS
• 2026-04-27 Listed $310,000 HARMLS
• 2013-07-02 Sold (Public Records) — Public Records
• 2013-06-24 Sold (MLS) — HARMLS
• 2013-05-16 Listing Removed — HARMLS
• 2013-04-06 Listed $147,000 HARMLS
• 2009-04-06 Sold (Public Records) — Public Records
• 1980-12-04 Sold (Public Records) — Public Records

Property tax history

+1.7%/yr

Latest (2025): $4,032 · +6.7% YoY. Source: county tax records.