13131 7th St · Santa Fe, TX 77510

$315,000

3 bd · 2.0 ba · 1,742 sqft · SingleFamily public records · 56 Days on market

Built 2005 0.26 ac lot $181/sqft · 17% above area Est $270k · 17% over

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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
• 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
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 13131 7th Street in Santa Fe! This move-in ready home sits on a generous quarter-acre lot and offers plenty of space to enjoy the covered patio and fully fenced backyard. Inside, you’ll appreciate the fresh interior paint and a functional split floorplan featuring a spacious living area open to the kitchen and breakfast room, plus a versatile flex space perfect for a formal dining room, home office, or playroom. The kitchen includes updated appliances and ample workspace for everyday living. Enjoy the convenience of city services and NO HOA while still having room to spread out. This home did not flood in Harvey. Centrally located in the heart of Santa Fe near shopping, dining, and easy commuter routes to Houston and Galveston, this home is a must see. Schedule your showing today!

Key facts

• 0.26 acre lot
• 2 garage spots
• Built 2005

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $28k ($337k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($39k rent vs $315k).
• Recommended offer: $306k (3.0% below list) — sets the bar for market timing.
• Cap rate 114.9% 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: 233 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 $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 $88k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y 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

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $305,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 12.37% ✓
• Cap rate: 114.91%
• Cash-on-cash: 387.93%
• DSCR: 18.26
• GRM: 0.7

CMA / ARV

• ARV (median comp): $270,229
• List price: $315,000
• Delta: 16.57%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12725 W 6th St	0.33mi	3/2.0	1,798 (+3%)	1mo	$340,000	$189	78
3704 Avenue S E	0.55mi	3/2.5	1,750 (+0%)	2mo	$335,000	$191	70
13246 8th St	0.22mi	3/2.0	1,846 (+6%)	13mo	$218,000	$118	69
13306 Winston Dr	0.39mi	3/2.0	1,624 (-7%)	3mo	$399,900	$246	68
13331 Pecan Trails Dr	0.53mi	3/2.0	1,689 (-3%)	3mo	$314,999	$187	67
4132 Avenue Q 1/2	0.20mi	3/2.0	1,500 (-14%)	1mo	$359,999	$240	67
4310 A Bar Dr	0.56mi	3/2.0	1,622 (-7%)	3mo	$240,000	$148	60
12510 A Bar Dr	0.60mi	3/2.0	1,772 (+2%)	11mo	$319,000	$180	60
13314 Kaylee Ln	0.55mi	3/2.0	1,610 (-8%)	7mo	$279,900	$174	56
12626 Langford St	0.48mi	3/2.0	1,536 (-12%)	7mo	$250,000	$163	52
3811 Anna Ct	0.55mi	3/2.0	1,995 (+14%)	1mo	$264,900	$133	49
12546 D Bar Dr	0.63mi	3/2.0	1,933 (+11%)	7mo	$309,999	$160	47

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: 20.71×
• Total profit: $1,738,705
• Equity at exit: $46,968

10-year hold

• IRR: —
• Equity multiple: 44.32×
• Total profit: $3,821,130
• Equity at exit: $27,235

Cash invested: $88,200 (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: $38,961 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$483 /mo · $5,792/yr
• Insurance: −$131
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$8,182
• Net cashflow: $28,086

Break-even live

Break-even rent $3,408

Max offer price $315,000

Occupancy floor 23%

Sensitivity live

Price	-10% $28,265	-5% $28,176	+0% $28,086	+5% $27,997	+10% $27,908
Rent	-10% $25,009	-5% $26,548	+0% $28,086	+5% $29,625	+10% $31,164
Rate	-1.0pp $28,245	-0.5pp $28,167	base $28,086	+0.5pp $28,005	+1.0pp $27,922

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: $78,750
• Closing costs: $9,450
• 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	0.37mi
13342 Pecan Trails Dr Santa Fe, TX	4.0	3.0	2150	$2,700	$1.26	44d	1	0.60mi
11844 13th St Santa Fe, TX	3.0	2.0	1472	$1,750	$1.19	22d	1	1.45mi

Listing history 27 events

1. 2026-06-18
   days on market $315,000 Active 56 DOM
2. 2026-06-17
   days on market $315,000 Active 55 DOM
3. 2026-06-16
   days on market $315,000 Active 54 DOM
4. 2026-06-15
   days on market $315,000 Active 53 DOM
5. 2026-06-13
   days on market $315,000 Active 51 DOM
6. 2026-06-09
   days on market $315,000 Active 47 DOM
7. 2026-06-08
   days on market $315,000 Active 46 DOM
8. 2026-06-07
   pricedays on market $315,000 Active 45 DOM
9. 2026-06-04
   days on market $320,000 Active 42 DOM
10. 2026-06-03
    days on market $320,000 Active 41 DOM
11. 2026-06-02
    days on market $320,000 Active 40 DOM
12. 2026-06-01
    days on market $320,000 Active 39 DOM
13. 2026-05-31
    days on market $320,000 Active 38 DOM
14. 2026-05-12
    price $320,000 808-char remark

    Show marketing remark (808 chars)

    Welcome to 13131 7th Street in Santa Fe! This move-in ready home sits on a generous quarter-acre lot and offers plenty of space to enjoy the covered patio and fully fenced backyard. Inside, you’ll appreciate the fresh interior paint and a functional split floorplan featuring a spacious living area open to the kitchen and breakfast room, plus a versatile flex space perfect for a formal dining room, home office, or playroom. The kitchen includes updated appliances and ample workspace for everyday living. Enjoy the convenience of city services and NO HOA while still having room to spread out. This home did not flood in Harvey. Centrally located in the heart of Santa Fe near shopping, dining, and easy commuter routes to Houston and Galveston, this home is a must see. Schedule your showing today!

15. 2026-04-24
    listed $330,000 Active 808-char remark

    Show marketing remark (808 chars)

    Welcome to 13131 7th Street in Santa Fe! This move-in ready home sits on a generous quarter-acre lot and offers plenty of space to enjoy the covered patio and fully fenced backyard. Inside, you’ll appreciate the fresh interior paint and a functional split floorplan featuring a spacious living area open to the kitchen and breakfast room, plus a versatile flex space perfect for a formal dining room, home office, or playroom. The kitchen includes updated appliances and ample workspace for everyday living. Enjoy the convenience of city services and NO HOA while still having room to spread out. This home did not flood in Harvey. Centrally located in the heart of Santa Fe near shopping, dining, and easy commuter routes to Houston and Galveston, this home is a must see. Schedule your showing today!

16. 2026-04-23
    historical $330,000 808-char remark

    Show marketing remark (808 chars)

    Welcome to 13131 7th Street in Santa Fe! This move-in ready home sits on a generous quarter-acre lot and offers plenty of space to enjoy the covered patio and fully fenced backyard. Inside, you’ll appreciate the fresh interior paint and a functional split floorplan featuring a spacious living area open to the kitchen and breakfast room, plus a versatile flex space perfect for a formal dining room, home office, or playroom. The kitchen includes updated appliances and ample workspace for everyday living. Enjoy the convenience of city services and NO HOA while still having room to spread out. This home did not flood in Harvey. Centrally located in the heart of Santa Fe near shopping, dining, and easy commuter routes to Houston and Galveston, this home is a must see. Schedule your showing today!

17. 2015-03-20
    soldstatus
18. 2015-03-19
    soldstatus 496-char remark

    Show marketing remark (496 chars)

    THIS IS A REALLY NICE HOME. THREE BEDROOMS, TWO FULL BATHS ON OVER 1/4 OF AN ACRE. CITY SERVICES, HIGH CEILINGS, LAMINATE WOOD, CARPET, AND TILE FLOORING. MASTER WITH LARGE WALK IN CLOSET, SOAKING TUB AND SEPARATE SHOWER. SPLIT PLAN. INSIDE UTILITY ROOM. FULLY FENCED. INCLUDES STORAGE BUILDING AND HAS A LARGE OUTDOOR PATIO. OPEN CONCEPT WITH LARGE LIVING AREA/DINING AND KITCHEN. EVEN HAS A FLEX ROOM THAT COULD BE A HOME OFFICE OR FORMAL DINING. YOUR CHOICE. POSSIBLY EVEN A MEDIA ROOM. READY!

19. 2015-01-26
    historical 496-char remark

    Show marketing remark (496 chars)

    THIS IS A REALLY NICE HOME. THREE BEDROOMS, TWO FULL BATHS ON OVER 1/4 OF AN ACRE. CITY SERVICES, HIGH CEILINGS, LAMINATE WOOD, CARPET, AND TILE FLOORING. MASTER WITH LARGE WALK IN CLOSET, SOAKING TUB AND SEPARATE SHOWER. SPLIT PLAN. INSIDE UTILITY ROOM. FULLY FENCED. INCLUDES STORAGE BUILDING AND HAS A LARGE OUTDOOR PATIO. OPEN CONCEPT WITH LARGE LIVING AREA/DINING AND KITCHEN. EVEN HAS A FLEX ROOM THAT COULD BE A HOME OFFICE OR FORMAL DINING. YOUR CHOICE. POSSIBLY EVEN A MEDIA ROOM. READY!

20. 2014-11-20
    listed $159,900 496-char remark

    Show marketing remark (496 chars)

    THIS IS A REALLY NICE HOME. THREE BEDROOMS, TWO FULL BATHS ON OVER 1/4 OF AN ACRE. CITY SERVICES, HIGH CEILINGS, LAMINATE WOOD, CARPET, AND TILE FLOORING. MASTER WITH LARGE WALK IN CLOSET, SOAKING TUB AND SEPARATE SHOWER. SPLIT PLAN. INSIDE UTILITY ROOM. FULLY FENCED. INCLUDES STORAGE BUILDING AND HAS A LARGE OUTDOOR PATIO. OPEN CONCEPT WITH LARGE LIVING AREA/DINING AND KITCHEN. EVEN HAS A FLEX ROOM THAT COULD BE A HOME OFFICE OR FORMAL DINING. YOUR CHOICE. POSSIBLY EVEN A MEDIA ROOM. READY!

21. 2013-07-15
    historical
22. 2013-06-17
    listed $139,000
23. 2011-07-22
    historical
24. 2011-02-11
    listed $165,000
25. 2009-04-03
    historical
26. 2007-10-17
    listed $155,000
27. 2006-03-27
    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: $5,792 · $483/mo
• Projected year-2 tax: $5,792 · $483/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 AE · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°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: $467,526
• − Mortgage interest: −$17,645
• − Property taxes: −$5,792
• − Insurance: −$6,694
• − Repairs & maintenance: −$37,402
• − Management: −$37,402
• − Depreciation: −$9,164
• Taxable income: $353,428
• Est. tax owed @ 24.0%: −$84,823
• After-tax cash flow: $252,215/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

+106.5% since first listed

14 events — show timeline

• 2026-05-12 Price Changed $320,000 HARMLS
• 2026-04-24 Listed $330,000 HARMLS
• 2026-04-23 Coming Soon $330,000 HARMLS
• 2015-03-20 Sold (Public Records) — Public Records
• 2015-03-19 Sold (MLS) — HARMLS
• 2015-01-26 Listing Removed — HARMLS
• 2014-11-20 Listed $159,900 HARMLS
• 2013-07-15 Listing Removed — HARMLS
• 2013-06-17 Listed $139,000 HARMLS
• 2011-07-22 Listing Removed — HARMLS
• 2011-02-11 Listed $165,000 HARMLS
• 2009-04-03 Listing Removed — HARMLS
• 2007-10-17 Listed $155,000 HARMLS
• 2006-03-27 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2025): $5,792 · +16.3% YoY. Source: county tax records.