13007 28th St · Santa Fe, TX 77510

$175,000

3 bd · 1.5 ba · 1,352 sqft · SingleFamily public records · 34 Days on market

Built 1948 1.00 ac lot Est $280k · 37% 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 +16.5/30.0
• ARV discount +15.0/15.0
• 1% rule +5.6/10.0
• DSCR +5.1/10.0
• 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

Don't miss out on this 3 bedroom 1.5 bath home on 1 acre. Property is fenced and ready for your horse or other pets with plenty of room for a garden. The property also features a storage building on slab. Hurry, Schedule your showing today!

Key facts

• 1 acre lot
• Garage
• Built 1948

Property features AI

Finance

• Financial info: Lease considered: No

Exterior

• Parking: Detached garage (1 car)
• Utilities: Well water; Septic tank sewer
• Home design: Residential property; Built in 1948; Single-story (first-floor living areas)
• Construction: Vinyl siding; Composition roof; Pillar/post/pier foundation
• Exterior features: Cleared lot; Asphalt road access

Interior

• Bedrooms: Three bedrooms on the first floor (9x16; 11x13; 11x14)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Five rooms total; Dining room; Living room (13x20)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $37 ($438/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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.
• 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: 236 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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 34 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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: property tax is 2.6% of price; flood insurance adds $66/mo; built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; 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 $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.06% ✓
• Cap rate: 7.00%
• Cash-on-cash: 2.52%
• DSCR: 1.11
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $279,864
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5923 Avenue P	0.37mi	2/1.5 (-1)	1,330 (-2%)	10mo	$275,000	$207	66
5520 Henley St	0.73mi	3/2.0	1,269 (-6%)	1mo	$310,000	$244	53
7041 Avenue R	0.69mi	3/2.0	1,444 (+7%)	10mo	$280,000	$194	46
5545 Avenue T	0.73mi	2/2.0 (-1)	1,375 (+2%)	20mo	$269,900	$196	40

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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-25,865
• Equity at exit: $26,093

10-year hold

• IRR: -5.9%
• Equity multiple: 0.62×
• Total profit: $-18,853
• Equity at exit: $15,131

Cash invested: $49,000 (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: 236
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,861 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$377 /mo · $4,523/yr
• Insurance: −$73
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $37

Break-even live

Break-even rent $1,815

Max offer price $175,000

Occupancy floor 93%

Sensitivity live

Price	-10% $136	-5% $86	+0% $37	+5% $-13	+10% $-63
Rent	-10% $-111	-5% $-37	+0% $37	+5% $110	+10% $184
Rate	-1.0pp $125	-0.5pp $81	base $37	+0.5pp $-9	+1.0pp $-55

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $175,000 Active 34 DOM
2. 2026-06-18
   days on market $175,000 Active 31 DOM
3. 2026-06-17
   days on market $175,000 Active 30 DOM
4. 2026-06-16
   days on market $175,000 Active 29 DOM
5. 2026-06-15
   days on market $175,000 Active 28 DOM
6. 2026-06-13
   days on market $175,000 Active 26 DOM
7. 2026-06-09
   days on market $175,000 Active 22 DOM
8. 2026-06-08
   days on market $175,000 Active 21 DOM
9. 2026-06-07
   days on market $175,000 Active 20 DOM
10. 2026-06-04
    days on market $175,000 Active 17 DOM
11. 2026-06-03
    days on market $175,000 Active 16 DOM
12. 2026-06-02
    days on market $175,000 Active 15 DOM
13. 2026-06-01
    days on market $175,000 Active 14 DOM
14. 2026-05-31
    days on market $175,000 Active 13 DOM
15. 2026-05-14
    listed $175,000 Active
16. 2012-04-06
    soldstatus 240-char remark

    Show marketing remark (240 chars)

    Don't miss out on this 3 bedroom 1.5 bath home on 1 acre. Property is fenced and ready for your horse or other pets with plenty of room for a garden. The property also features a storage building on slab. Hurry, Schedule your showing today!

17. 2012-03-20
    historical 240-char remark

    Show marketing remark (240 chars)

    Don't miss out on this 3 bedroom 1.5 bath home on 1 acre. Property is fenced and ready for your horse or other pets with plenty of room for a garden. The property also features a storage building on slab. Hurry, Schedule your showing today!

18. 2012-02-15
    listed $49,900 240-char remark

    Show marketing remark (240 chars)

    Don't miss out on this 3 bedroom 1.5 bath home on 1 acre. Property is fenced and ready for your horse or other pets with plenty of room for a garden. The property also features a storage building on slab. Hurry, Schedule your showing today!

19. 2012-01-17
    historical
20. 2011-08-30
    listed $110,000
21. 2007-08-21
    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: $4,523 · $377/mo
• Projected year-2 tax: $4,523 · $377/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $22,338
• − Mortgage interest: −$9,803
• − Property taxes: −$4,523
• − Insurance: −$1,672
• − Repairs & maintenance: −$1,787
• − Management: −$1,787
• − Depreciation: −$5,091
• Taxable loss: −$2,326
• Est. tax savings @ 24.0%: +$558
• After-tax cash flow: $996/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

• 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

+59.1% since first listed

7 events — show timeline

• 2026-05-14 Listed $175,000 HARMLS
• 2012-04-06 Sold (MLS) — HARMLS
• 2012-03-20 Listing Removed — HARMLS
• 2012-02-15 Listed $49,900 HARMLS
• 2012-01-17 Listing Removed — HARMLS
• 2011-08-30 Listed $110,000 HARMLS
• 2007-08-21 Sold (Public Records) — Public Records

Property tax history

+7.6%/yr

Latest (2025): $4,523 · -8.5% YoY. Source: county tax records.