4218 Jana Dr · Santa Fe, TX 77510

$275,000

3 bd · 2.5 ba · 1,596 sqft · SingleFamily public records · 61 Days on market

Built 2015 0.30 ac lot $172/sqft · at area comps Est $262k · at est.

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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 +5.3/15.0
• 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

Charming Santa Fe home on a spacious lot in a quiet, established neighborhood. Features include new flooring, fresh interior paint, and a remodeled bathroom. Functional layout with plenty of natural light and comfortable living spaces. Large yard offers room to relax, play, or expand. Enjoy peaceful country-style living with convenient access to schools, shopping, and major roads.

Key facts

• Remodeled bathroom
• New flooring
• Convenient access

Tags

• SPACIOUS LOT
• NEW FLOORING
• REMODELED BATHROOM
• NATURAL LIGHT
• LARGE YARD
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $34k ($403k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($46k rent vs $275k).
• Recommended offer: $258k (6.0% below list) — sets the bar for market timing.
• Cap rate 154.6% 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 44d 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 $8k 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 $77k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($258k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $24k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $258,499 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 16.59% ✓
• Cap rate: 154.57%
• Cash-on-cash: 529.55%
• DSCR: 24.56
• GRM: 0.5

CMA / ARV

• ARV (median comp): $262,202
• List price: $275,000
• Delta: 4.88%
• 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
4132 Avenue Q 1/2	0.27mi	3/2.0	1,500 (-6%)	1mo	$359,999	$240	75
4310 A Bar Dr	0.43mi	3/2.0	1,622 (+2%)	3mo	$240,000	$148	73
13306 Winston Dr	0.52mi	3/2.0	1,624 (+2%)	3mo	$399,900	$246	68
12626 Langford St	0.41mi	3/2.0	1,536 (-4%)	7mo	$250,000	$163	67
4028 Avenue O	0.38mi	4/2.0 (+1)	1,476 (-8%)	0mo	$225,000	$152	63
12725 W 6th St	0.31mi	3/2.0	1,798 (+13%)	1mo	$340,000	$189	61
4406 B Bar Dr	0.55mi	3/2.5	1,435 (-10%)	1mo	$250,000	$174	57
12423 A Bar Dr	0.56mi	3/2.0	1,443 (-10%)	1mo	$269,000	$186	55
13331 Pecan Trails Dr	0.66mi	3/2.0	1,689 (+6%)	3mo	$314,999	$187	55
3704 Avenue S E	0.68mi	3/2.5	1,750 (+10%)	2mo	$335,000	$191	51
13303 Kaylee Ln	0.52mi	2/2.0 (-1)	1,421 (-11%)	6mo	$299,900	$211	45
3700 Avenue S St W	0.68mi	3/2.0	1,406 (-12%)	5mo	$315,000	$224	42

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: 28.19×
• Total profit: $2,093,489
• Equity at exit: $41,003

10-year hold

• IRR: —
• Equity multiple: 60.47×
• Total profit: $4,578,965
• Equity at exit: $23,777

Cash invested: $77,000 (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: 0.5×

Monthly cashflow live

• Estimated rent: $45,620 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$503 /mo · $6,041/yr
• Insurance: −$115
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$9,580
• Net cashflow: $33,553

Break-even live

Break-even rent $3,148

Max offer price $275,000

Occupancy floor 21%

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: $68,750
• Closing costs: $8,250
• 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	43d	1	0.31mi
13342 Pecan Trails Dr Santa Fe, TX	4.0	3.0	2150	$2,700	$1.26	43d	1	0.69mi
11844 13th St Santa Fe, TX	3.0	2.0	1472	$1,750	$1.19	22d	1	1.37mi

Listing history 22 events

1. 2026-06-18
   days on market $275,000 Active 61 DOM
2. 2026-06-17
   days on market $275,000 Active 60 DOM
3. 2026-06-16
   days on market $275,000 Active 59 DOM
4. 2026-06-15
   days on market $275,000 Active 58 DOM
5. 2026-06-13
   days on market $275,000 Active 56 DOM
6. 2026-06-09
   days on market $275,000 Active 52 DOM
7. 2026-06-08
   days on market $275,000 Active 51 DOM
8. 2026-06-07
   days on market $275,000 Active 50 DOM
9. 2026-06-04
   days on market $275,000 Active 47 DOM
10. 2026-06-03
    days on market $275,000 Active 46 DOM
11. 2026-06-02
    days on market $275,000 Active 45 DOM
12. 2026-06-02
    price $275,000 Active 44 DOM
13. 2026-06-01
    days on market $285,000 Active 44 DOM
14. 2026-05-31
    days on market $285,000 Active 43 DOM
15. 2026-05-18
    price $285,000 383-char remark

    Show marketing remark (383 chars)

    Charming Santa Fe home on a spacious lot in a quiet, established neighborhood. Features include new flooring, fresh interior paint, and a remodeled bathroom. Functional layout with plenty of natural light and comfortable living spaces. Large yard offers room to relax, play, or expand. Enjoy peaceful country-style living with convenient access to schools, shopping, and major roads.

16. 2026-04-17
    listed $299,000 Active 383-char remark

    Show marketing remark (383 chars)

    Charming Santa Fe home on a spacious lot in a quiet, established neighborhood. Features include new flooring, fresh interior paint, and a remodeled bathroom. Functional layout with plenty of natural light and comfortable living spaces. Large yard offers room to relax, play, or expand. Enjoy peaceful country-style living with convenient access to schools, shopping, and major roads.

17. 2016-10-12
    soldstatus Sold 298-char remark

    Show marketing remark (298 chars)

    Like new 2015 Construction 3/2.5/2 (LGI Builder) Large lot at the end of cul-de-sac, Freshly Painted inside, Large bedrooms, large kitchen w/ granite countertops, Well planned squarefootage, No HOA! Low Taxes! Bring your picky buyers as this listing will not last, bring your highest & best!!

18. 2016-10-12
    soldstatus

    Show marketing remark (298 chars)

    Like new 2015 Construction 3/2.5/2 (LGI Builder) Large lot at the end of cul-de-sac, Freshly Painted inside, Large bedrooms, large kitchen w/ granite countertops, Well planned squarefootage, No HOA! Low Taxes! Bring your picky buyers as this listing will not last, bring your highest & best!!

19. 2016-10-06
    status Pending, Continue to Show 298-char remark

    Show marketing remark (298 chars)

    Like new 2015 Construction 3/2.5/2 (LGI Builder) Large lot at the end of cul-de-sac, Freshly Painted inside, Large bedrooms, large kitchen w/ granite countertops, Well planned squarefootage, No HOA! Low Taxes! Bring your picky buyers as this listing will not last, bring your highest & best!!

20. 2016-09-09
    status Pending 298-char remark

    Show marketing remark (298 chars)

    Like new 2015 Construction 3/2.5/2 (LGI Builder) Large lot at the end of cul-de-sac, Freshly Painted inside, Large bedrooms, large kitchen w/ granite countertops, Well planned squarefootage, No HOA! Low Taxes! Bring your picky buyers as this listing will not last, bring your highest & best!!

21. 2016-09-01
    status Option Pending 298-char remark

    Show marketing remark (298 chars)

    Like new 2015 Construction 3/2.5/2 (LGI Builder) Large lot at the end of cul-de-sac, Freshly Painted inside, Large bedrooms, large kitchen w/ granite countertops, Well planned squarefootage, No HOA! Low Taxes! Bring your picky buyers as this listing will not last, bring your highest & best!!

22. 2016-08-06
    listed $187,000 Active 298-char remark

    Show marketing remark (298 chars)

    Like new 2015 Construction 3/2.5/2 (LGI Builder) Large lot at the end of cul-de-sac, Freshly Painted inside, Large bedrooms, large kitchen w/ granite countertops, Well planned squarefootage, No HOA! Low Taxes! Bring your picky buyers as this listing will not last, bring your highest & best!!

ⓘ 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: $6,041 · $503/mo
• Projected year-2 tax: $6,041 · $503/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 ≥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: $547,437
• − Mortgage interest: −$15,404
• − Property taxes: −$6,041
• − Insurance: −$6,494
• − Repairs & maintenance: −$43,795
• − Management: −$43,795
• − Depreciation: −$8,000
• Taxable income: $423,908
• Est. tax owed @ 24.0%: −$101,738
• After-tax cash flow: $300,897/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

+52.4% since first listed

8 events — show timeline

• 2026-05-18 Price Changed $285,000 HARMLS
• 2026-04-17 Listed $299,000 HARMLS
• 2016-10-12 Sold (Public Records) — Public Records
• 2016-10-12 Sold (MLS) — HARMLS
• 2016-10-06 Pending — HARMLS
• 2016-09-09 Pending — HARMLS
• 2016-09-01 Pending — HARMLS
• 2016-08-06 Listed $187,000 HARMLS

Property tax history

+22.3%/yr

Latest (2025): $6,041 · +7.0% YoY. Source: county tax records.