3708 E Avenue S E · Santa Fe, TX 77510

$315,000

3 bd · 2.5 ba · 1,500 sqft · SingleFamily public records · 102 Days on market

Built 2025 0.30 ac lot $210/sqft · at area comps Est $309k · at est. ↓ 3% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +6.6/15.0
• 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

Located in the peaceful and growing community of Santa Fe, this charming one-story single-family home offers the perfect blend of space, privacy, and convenience. The property sits on an expansive lot featuring a huge front yard that creates great curb appeal and plenty of room for landscaping, extra parking, or outdoor enjoyment. Inside, the functional single-story layout offers comfortable living spaces filled with natural light, ideal for both everyday living and entertaining. One of the standout features is the enormous backyard, providing endless possibilities for a pool, outdoor kitchen, garden, workshop, or entertainment area. Conveniently located just 3 minutes from Texas State Highway 6 and approximately 10 minutes from Interstate 45, offering quick access to shopping, dining, and commuting routes while still enjoying the quiet charm of Santa Fe living.

Key facts

• Expansive lot
• Huge front yard
• Enormous backyard

Tags

• EXPANSIVE LOT
• HUGE FRONT YARD
• ENORMOUS BACKYARD
• QUICK ACCESS TO SHOPPING
• QUICK ACCESS TO DINING

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $8k ($90k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $315k).
• Recommended offer: $287k (9.0% below list) — sets the bar for market timing.
• Cap rate 34.9% 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; 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 $88k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($287k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts 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 $286,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 3.86% ✓
• Cap rate: 34.93%
• Cash-on-cash: 102.27%
• DSCR: 5.55
• GRM: 2.2

CMA / ARV

• ARV (median comp): $309,040
• List price: $315,000
• Delta: 1.93%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3700 Avenue S St W	0.01mi	3/2.0	1,406 (-6%)	5mo	$315,000	$224	83
13306 Winston Dr	0.20mi	3/2.0	1,624 (+8%)	3mo	$399,900	$246	72
13331 Pecan Trails Dr	0.08mi	3/2.0	1,689 (+13%)	3mo	$314,999	$187	70
4132 Avenue Q 1/2	0.58mi	3/2.0	1,500 (0%)	1mo	$359,999	$240	70
4002 Avenue Q 1/2	0.39mi	3/2.0	1,528 (+2%)	14mo	$319,000	$209	65
13118 Preston Dr	0.58mi	3/2.0	1,426 (-5%)	10mo	$275,000	$193	55
13903 3rd St	0.71mi	3/2.0	1,585 (+6%)	14mo	$359,000	$226	44
13907 3rd St	0.72mi	3/2.0	1,585 (+6%)	14mo	$355,000	$224	43
13242 9th St	0.69mi	2/2.0 (-1)	1,313 (-12%)	5mo	$220,000	$168	36
13241 8th St	0.66mi	4/1.5 (+1)	1,318 (-12%)	8mo	$110,000	$83	33

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: 5.85×
• Total profit: $427,864
• Equity at exit: $46,968

10-year hold

• IRR: —
• Equity multiple: 12.22×
• Total profit: $989,628
• 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: 2.2×

Monthly cashflow live

• Estimated rent: $12,175 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$318 /mo · $3,813/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,557
• Net cashflow: $7,517

Break-even live

Break-even rent $2,659

Max offer price $315,000

Occupancy floor 33%

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 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13342 Pecan Trails Dr Santa Fe, TX	4.0	3.0	2150	$2,700	$1.26	43d	1	0.10mi
4120 Avenue O #10 Santa Fe, TX	3.0	2.0	1280	$74,621	$58.30	43d	1	0.81mi

Listing history 29 events

1. 2026-06-18
   days on market $315,000 Active 102 DOM
2. 2026-06-17
   days on market $315,000 Active 101 DOM
3. 2026-06-16
   days on market $315,000 Active 100 DOM
4. 2026-06-15
   days on market $315,000 Active 99 DOM
5. 2026-06-13
   days on market $315,000 Active 97 DOM
6. 2026-06-09
   days on market $315,000 Active 93 DOM
7. 2026-06-08
   days on market $315,000 Active 92 DOM
8. 2026-06-07
   days on market $315,000 Active 91 DOM
9. 2026-06-04
   days on market $315,000 Active 88 DOM
10. 2026-06-03
    days on market $315,000 Active 87 DOM
11. 2026-06-02
    days on market $315,000 Active 86 DOM
12. 2026-06-01
    days on market $315,000 Active 85 DOM
13. 2026-05-31
    days on market $315,000 Active 84 DOM
14. 2026-03-09
    listed $315,000 Active 874-char remark

    Show marketing remark (874 chars)

    Located in the peaceful and growing community of Santa Fe, this charming one-story single-family home offers the perfect blend of space, privacy, and convenience. The property sits on an expansive lot featuring a huge front yard that creates great curb appeal and plenty of room for landscaping, extra parking, or outdoor enjoyment. Inside, the functional single-story layout offers comfortable living spaces filled with natural light, ideal for both everyday living and entertaining. One of the standout features is the enormous backyard, providing endless possibilities for a pool, outdoor kitchen, garden, workshop, or entertainment area. Conveniently located just 3 minutes from Texas State Highway 6 and approximately 10 minutes from Interstate 45, offering quick access to shopping, dining, and commuting routes while still enjoying the quiet charm of Santa Fe living.

15. 2026-02-04
    historical
16. 2025-10-30
    historical $2,100
17. 2025-10-09
    listed $2,100
18. 2025-10-04
    listed $315,000 Active
19. 2025-09-25
    historical $1,900
20. 2025-09-23
    historical
21. 2025-08-21
    listed $1,900
22. 2025-08-14
    price $314,900
23. 2025-07-02
    price $319,900
24. 2025-05-25
    listed $329,900 Active
25. 2025-05-24
    historical
26. 2025-05-20
    price $329,900
27. 2025-05-02
    listed $326,000 Active
28. 2023-09-26
    soldstatus
29. 2023-09-08
    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: $3,813 · $318/mo
• Projected year-2 tax: $5,764 · $480/mo
• Expected delta: +$1,952/yr (+$163/mo · 51.2%)

ⓘ 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 3/10 Moderate
• 🌡 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: $146,097
• − Mortgage interest: −$17,645
• − Property taxes: −$3,813
• − Insurance: −$1,575
• − Repairs & maintenance: −$11,688
• − Management: −$11,688
• − Depreciation: −$9,164
• Taxable income: $90,525
• Est. tax owed @ 24.0%: −$21,726
• After-tax cash flow: $68,480/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

-3.4% since first listed

16 events — show timeline

• 2026-03-09 Listed $315,000 HARMLS
• 2026-02-04 Listing Removed — HARMLS
• 2025-10-30 Rental Removed $2,100 HARMLS
• 2025-10-09 Listed for Rent $2,100 HARMLS
• 2025-10-04 Listed $315,000 HARMLS
• 2025-09-25 Rental Removed $1,900 HARMLS
• 2025-09-23 Listing Removed — HARMLS
• 2025-08-21 Listed for Rent $1,900 HARMLS
• 2025-08-14 Price Changed $314,900 HARMLS
• 2025-07-02 Price Changed $319,900 HARMLS
• 2025-05-25 Listed $329,900 HARMLS
• 2025-05-24 Listing Removed — HARMLS
• 2025-05-20 Price Changed $329,900 HARMLS
• 2025-05-02 Listed $326,000 HARMLS
• 2023-09-26 Sold (Public Records) — Public Records
• 2023-09-08 Sold (Public Records) — Public Records

Property tax history

+34.5%/yr

Latest (2025): $3,813 · +259.8% YoY. Source: county tax records.