Yuma Plan · Santa Fe, TX 77510

$335,990

4 bd · 3.0 ba · 2,567 sqft · SingleFamily · 540 Days on market

Excellent condition ↓ 4% since listing

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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 +6.9/30.0
• Condition / age +4.8/5.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The enthralling Yuma floor plan offers unparalleled space for the value, leaving nothing out. Downstairs, you are met with a private guest bedroom with a walk-in closet off the foyer. Across the hall is a full secondary bathroom and a walk-in utility room. Across the gallery is entry to your large walk-in pantry, a secluded study room, and entry to your two-car garage. For those who need more space to store holiday decorations, tools, or another vehicle, the Yuma gives you the option of swapping your two-car standard garage into a two-and-a-half or three-car garage. Your open-concept kitchen and combined dining and family rooms are the main highlight of this desirable layout. Add an extra flair to your massive family room by including a stylish fireplace. In your kitchen, you are greeted with ample counterspace, industry-leading appliances, granite countertops, and an island. If you love spending time outdoors, you will appreciate having the option of including a covered patio for you to relax on. Your dream master suite is made a reality with vaulted ceilings, cultured marble countertops with dual vanities, a roomy bathtub, a separate walk-in shower and an enlarged walk-in closet. Give your master bathroom an upgrade by switching out your bathtub and single shower into a large super shower instead! Wander upstairs to be welcomed by the spacious and bright gameroom that is perfect for the game nights with family and friends, as well as two additional large bedrooms with. ..

Key facts

• Secluded study room
• Walk-in closet
• Walk-in utility room

Tags

• PRIVATE GUEST BEDROOM
• WALK-IN CLOSET
• FULL SECONDARY BATHROOM
• WALK-IN UTILITY ROOM
• LARGE WALK-IN PANTRY
• SECLUDED STUDY ROOM

🏗️ New construction. The $335,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $357,165.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $336k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-545 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (17.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (27.6% below list).
• Recommended offer: $243k (27.6% below list) — sets the bar for 1% rule.
• Cap rate 4.5% vs local median 3.2% 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.
• 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: 397 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 3,258 units permitted in Galveston County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($96k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 540 days — a 12% lower offer ($296k) is reasonable based on typical stale-listing flexibility.

Recommended offer $243,392 (27.6% 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 540 days. Have you received any prior offers? Is the seller open to a 28% 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: 0.68% ✗
• Cap rate: 4.46%
• Cash-on-cash: -6.55%
• DSCR: 0.71
• GRM: 12.2

CMA / ARV

• ARV (median comp): $357,165
• List price: $335,990
• Delta: -5.93%
• 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
12130 Wooden Mill Ln	0.12mi	4/3.0	2,575 (+0%)	2mo	$394,606	$153	92
12114 Wooden Mill Ln	0.09mi	4/3.0	2,575 (+0%)	5mo	$387,931	$151	91
3847 Mulberry Farms Dr	0.20mi	4/3.0	2,683 (+4%)	7mo	$382,990	$143	77
12106 Hollow Marsh Dr	0.14mi	4/3.5	2,697 (+5%)	8mo	$437,473	$162	77
3807 Garden Hill Ln	0.10mi	4/3.0	2,366 (-8%)	9mo	$363,990	$154	75
3908 Avenue J	0.19mi	4/3.5	2,784 (+8%)	2mo	$659,900	$237	73
3819 Garden Hill Ln	0.13mi	4/3.0	2,264 (-12%)	4mo	$367,331	$162	71
12018 Wooden Mill Ln	0.06mi	5/3.5 (+1)	2,809 (+9%)	5mo	$429,616	$153	70
12031 Crooked Creek Ln	0.06mi	3/2.0 (-1)	2,264 (-12%)	4mo	$356,281	$157	66
3851 Garden Hill Ln	0.20mi	3/2.0 (-1)	2,264 (-12%)	1mo	$360,516	$159	61
12118 Wooden Mill Ln	0.10mi	3/2.0 (-1)	2,264 (-12%)	9mo	$366,460	$162	59
3020 Avenue L	0.71mi	4/2.0	2,442 (-5%)	4mo	$799,000	$327	52

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: -27.6%
• Equity multiple: 0.07×
• Total profit: $-92,581
• Equity at exit: $53,254

10-year hold

• IRR: -25.9%
• Equity multiple: -0.25×
• Total profit: $-125,205
• Equity at exit: $30,881

Cash invested: $100,006 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 32 active · 10 under contract
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $369,376 ($159/sqft)
• Median days on market: 69 d
• This list price: 12% of active listings are priced below it
• ARV vs active asking: -12.3% vs 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: 397
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,434 medium
• Mortgage (P&I): −$1,873
• Tax est. 1.5%: −$446 /mo · $5,357/yr
• Insurance: −$149
• HOA: −$0
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $-545

Break-even live

Break-even rent $3,124

Max offer price $278,233

Occupancy floor —

Sensitivity live

Price	-10% $-299	-5% $-422	+0% $-545	+5% $-669	+10% $-792
Rent	-10% $-738	-5% $-642	+0% $-545	+5% $-449	+10% $-353
Rate	-1.0pp $-366	-0.5pp $-455	base $-545	+0.5pp $-638	+1.0pp $-732

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: $89,291
• Closing costs: $10,715
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2128 Port Jackson Dr La Marque, TX	3.0	2.0	1754	$2,200	$1.25	88d	1	1.02mi
13342 Pecan Trails Dr Santa Fe, TX	4.0	3.0	2150	$2,700	$1.26	139d	1	1.42mi

Listing history 50 events

1. 2026-09-23
   days on market $335,990 Active 540 DOM
2. 2026-09-22
   days on market $335,990 Active 539 DOM
3. 2026-09-21
   days on market $335,990 Active 538 DOM
4. 2026-09-20
   days on market $335,990 Active 537 DOM
5. 2026-09-19
   days on market $335,990 Active 536 DOM
6. 2026-09-18
   days on market $335,990 Active 535 DOM
7. 2026-09-16
   days on market $335,990 Active 533 DOM
8. 2026-09-15
   days on market $335,990 Active 532 DOM
9. 2026-09-14
   days on market $335,990 Active 531 DOM
10. 2026-09-13
    days on market $335,990 Active 530 DOM
11. 2026-09-12
    days on market $335,990 Active 529 DOM
12. 2026-09-11
    days on market $335,990 Active 528 DOM
13. 2026-09-05
    days on market $335,990 Active 522 DOM
14. 2026-09-04
    days on market $335,990 Active 521 DOM
15. 2026-09-02
    days on market $335,990 Active 519 DOM
16. 2026-08-31
    days on market $335,990 Active 517 DOM
17. 2026-08-30
    days on market $335,990 Active 516 DOM
18. 2026-08-29
    days on market $335,990 Active 515 DOM
19. 2026-08-28
    days on market $335,990 Active 514 DOM
20. 2026-08-27
    days on market $335,990 Active 513 DOM
21. 2026-08-25
    days on market $335,990 Active 511 DOM
22. 2026-08-24
    days on market $335,990 Active 510 DOM
23. 2026-08-23
    days on market $335,990 Active 509 DOM
24. 2026-08-22
    days on market $335,990 Active 508 DOM
25. 2026-08-21
    days on market $335,990 Active 507 DOM
26. 2026-08-20
    days on market $335,990 Active 506 DOM
27. 2026-08-19
    days on market $335,990 Active 505 DOM
28. 2026-08-18
    days on market $335,990 Active 504 DOM
29. 2026-08-17
    days on market $335,990 Active 503 DOM
30. 2026-08-16
    days on market $335,990 Active 502 DOM
31. 2026-08-15
    days on market $335,990 Active 501 DOM
32. 2026-08-14
    days on market $335,990 Active 500 DOM
33. 2026-08-13
    days on market $335,990 Active 499 DOM
34. 2026-08-12
    days on market $335,990 Active 498 DOM
35. 2026-08-11
    days on market $335,990 Active 497 DOM
36. 2026-08-10
    days on market $335,990 Active 496 DOM
37. 2026-08-09
    days on market $335,990 Active 495 DOM
38. 2026-08-08
    days on market $335,990 Active 494 DOM
39. 2026-08-06
    days on market $335,990 Active 492 DOM
40. 2026-08-05
    days on market $335,990 Active 491 DOM
41. 2026-08-04
    days on market $335,990 Active 490 DOM
42. 2026-08-03
    days on market $335,990 Active 489 DOM
43. 2026-07-31
    days on market $335,990 Active 486 DOM
44. 2026-07-30
    days on market $335,990 Active 484 DOM
45. 2026-07-28
    days on market $335,990 Active 483 DOM
46. 2026-07-26
    days on market $335,990 Active 481 DOM
47. 2026-07-24
    days on market $335,990 Active 479 DOM
48. 2026-07-23
    days on market $335,990 Active 478 DOM
49. 2026-07-22
    days on market $335,990 Active 477 DOM
50. 2026-07-21
    days on market $335,990 Active 476 DOM

ⓘ 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: $29,207
• − Mortgage interest: −$20,007
• − Property taxes: −$5,357
• − Insurance: −$1,786
• − Repairs & maintenance: −$2,337
• − Management: −$2,337
• − Depreciation: −$10,390
• Taxable loss: −$13,006
• Est. tax savings @ 24.0%: +$3,122
• After-tax cash flow: $-3,424/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 · 5 photos

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs needed. It offers a great value with potential for minor updates to enhance curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in entryway — Fresh flooring improves first impression and adds value ↑

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

Price history

-3.7% since first listed

3 events — show timeline

• 2025-06-18 Price Changed $335,990 Zillow
• 2025-06-04 Price Changed $339,990 Zillow
• 2025-04-01 Listed $348,990 Zillow