13326 Mandy Ln · Santa Fe, TX 77510

$269,950

3 bd · 2.0 ba · 1,521 sqft · SingleFamily public records · 160 Days on market

Built 2004 8,050 sqft lot $177/sqft · at area comps Est $271k · at est. ↓ 4% since listing

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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 +7.7/15.0
• 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

Welcome to this stunning custom-built 3-bedroom, 2-bath home situated on a spacious corner lot in the heart of Santa Fe. Thoughtfully designed and beautifully upgraded, this home features ceramic tile throughout the main living areas and bathrooms, with sleek laminate flooring in all bedrooms. The open, oversized kitchen and dining area is perfect for entertaining and showcases custom cabinetry with built-in features and upgraded lighting throughout. The generous primary suite includes a large, spa-like bathroom for ultimate comfort. Step outside to enjoy a covered patio and convenient double-gate access with a rear drive, ideal for boat or RV parking. The property has public water and sewer, has never flooded, and sustained no damage during the winter storm. This move-in-ready home combines quality, space, and peace of mind—an absolute must-see.

Key facts

• Custom cabinetry
• Laminate flooring
• Oversized kitchen

Tags

• CUSTOM BUILT
• CORNER LOT
• CERAMIC TILE
• LAMINATE FLOORING
• OVERSIZED KITCHEN
• CUSTOM CABINETRY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $33k ($401k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($45k rent vs $270k).
• Recommended offer: $238k (12.0% below list) — sets the bar for market timing.
• Cap rate 154.8% 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 $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 $76k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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

• 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 $237,556 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 16.60% ✓
• Cap rate: 154.76%
• Cash-on-cash: 530.23%
• DSCR: 24.59
• GRM: 0.5

CMA / ARV

• ARV (median comp): $270,925
• List price: $269,950
• Delta: -0.36%
• 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
13314 Kaylee Ln	0.07mi	3/2.0	1,610 (+6%)	7mo	$279,900	$174	81
4132 Avenue Q 1/2	0.37mi	3/2.0	1,500 (-1%)	1mo	$359,999	$240	80
13315 Mandy Ln	0.05mi	3/2.0	1,542 (+1%)	20mo	$290,000	$188	79
13310 Kaylee Ln	0.08mi	3/2.0	1,415 (-7%)	9mo	$289,900	$205	77
13303 Kaylee Ln	0.12mi	2/2.0 (-1)	1,421 (-7%)	6mo	$299,900	$211	73
4002 Avenue Q 1/2	0.60mi	3/2.0	1,528 (+0%)	14mo	$319,000	$209	59
13118 Preston Dr	0.50mi	3/2.0	1,426 (-6%)	10mo	$275,000	$193	58
13242 9th St	0.28mi	2/2.0 (-1)	1,313 (-14%)	5mo	$220,000	$168	55
13402 Bob White Dr	0.52mi	3/2.0	1,465 (-4%)	19mo	$395,000	$270	54
13306 Winston Dr	0.72mi	3/2.0	1,624 (+7%)	3mo	$399,900	$246	53
13241 8th St	0.31mi	4/1.5 (+1)	1,318 (-13%)	8mo	$110,000	$83	49
13903 3rd St	0.69mi	3/2.0	1,585 (+4%)	14mo	$359,000	$226	49

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: 28.57×
• Total profit: $2,084,193
• Equity at exit: $40,250

10-year hold

• IRR: —
• Equity multiple: 61.29×
• Total profit: $4,557,064
• Equity at exit: $23,340

Cash invested: $75,586 (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: $44,824 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$484 /mo · $5,810/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$9,413
• Net cashflow: $33,399

Break-even live

Break-even rent $2,547

Max offer price $269,950

Occupancy floor 20%

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: $67,488
• Closing costs: $8,098
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.76mi
13342 Pecan Trails Dr Santa Fe, TX	4.0	3.0	2150	$2,700	$1.26	43d	1	0.90mi

Listing history 25 events

1. 2026-06-18
   days on market $269,950 Active 160 DOM
2. 2026-06-17
   days on market $269,950 Active 159 DOM
3. 2026-06-16
   days on market $269,950 Active 158 DOM
4. 2026-06-15
   days on market $269,950 Active 157 DOM
5. 2026-06-13
   days on market $269,950 Active 155 DOM
6. 2026-06-09
   days on market $269,950 Active 151 DOM
7. 2026-06-08
   days on market $269,950 Active 150 DOM
8. 2026-06-07
   days on market $269,950 Active 149 DOM
9. 2026-06-04
   days on market $269,950 Active 146 DOM
10. 2026-06-03
    days on market $269,950 Active 145 DOM
11. 2026-06-02
    days on market $269,950 Active 144 DOM
12. 2026-06-01
    days on market $269,950 Active 143 DOM
13. 2026-05-31
    days on market $269,950 Active 142 DOM
14. 2026-03-09
    price $269,950 864-char remark

    Show marketing remark (864 chars)

    Welcome to this stunning custom-built 3-bedroom, 2-bath home situated on a spacious corner lot in the heart of Santa Fe. Thoughtfully designed and beautifully upgraded, this home features ceramic tile throughout the main living areas and bathrooms, with sleek laminate flooring in all bedrooms. The open, oversized kitchen and dining area is perfect for entertaining and showcases custom cabinetry with built-in features and upgraded lighting throughout. The generous primary suite includes a large, spa-like bathroom for ultimate comfort. Step outside to enjoy a covered patio and convenient double-gate access with a rear drive, ideal for boat or RV parking. The property has public water and sewer, has never flooded, and sustained no damage during the winter storm. This move-in-ready home combines quality, space, and peace of mind—an absolute must-see.

15. 2026-03-09
    price $269,999 864-char remark

    Show marketing remark (864 chars)

    Welcome to this stunning custom-built 3-bedroom, 2-bath home situated on a spacious corner lot in the heart of Santa Fe. Thoughtfully designed and beautifully upgraded, this home features ceramic tile throughout the main living areas and bathrooms, with sleek laminate flooring in all bedrooms. The open, oversized kitchen and dining area is perfect for entertaining and showcases custom cabinetry with built-in features and upgraded lighting throughout. The generous primary suite includes a large, spa-like bathroom for ultimate comfort. Step outside to enjoy a covered patio and convenient double-gate access with a rear drive, ideal for boat or RV parking. The property has public water and sewer, has never flooded, and sustained no damage during the winter storm. This move-in-ready home combines quality, space, and peace of mind—an absolute must-see.

16. 2026-02-12
    price $275,000 864-char remark

    Show marketing remark (864 chars)

    Welcome to this stunning custom-built 3-bedroom, 2-bath home situated on a spacious corner lot in the heart of Santa Fe. Thoughtfully designed and beautifully upgraded, this home features ceramic tile throughout the main living areas and bathrooms, with sleek laminate flooring in all bedrooms. The open, oversized kitchen and dining area is perfect for entertaining and showcases custom cabinetry with built-in features and upgraded lighting throughout. The generous primary suite includes a large, spa-like bathroom for ultimate comfort. Step outside to enjoy a covered patio and convenient double-gate access with a rear drive, ideal for boat or RV parking. The property has public water and sewer, has never flooded, and sustained no damage during the winter storm. This move-in-ready home combines quality, space, and peace of mind—an absolute must-see.

17. 2026-01-10
    listed $280,000 Active 864-char remark

    Show marketing remark (864 chars)

    Welcome to this stunning custom-built 3-bedroom, 2-bath home situated on a spacious corner lot in the heart of Santa Fe. Thoughtfully designed and beautifully upgraded, this home features ceramic tile throughout the main living areas and bathrooms, with sleek laminate flooring in all bedrooms. The open, oversized kitchen and dining area is perfect for entertaining and showcases custom cabinetry with built-in features and upgraded lighting throughout. The generous primary suite includes a large, spa-like bathroom for ultimate comfort. Step outside to enjoy a covered patio and convenient double-gate access with a rear drive, ideal for boat or RV parking. The property has public water and sewer, has never flooded, and sustained no damage during the winter storm. This move-in-ready home combines quality, space, and peace of mind—an absolute must-see.

18. 2021-06-21
    soldstatus
19. 2021-06-18
    soldstatus Sold 711-char remark

    Show marketing remark (711 chars)

    Beautiful three bedroom, two bath custom home on large corner lot located in the heart of Santa Fe. The home has high ceilings, it's light and bright, has in-wall surround sound speakers, ceramic tile in kitchen living and bathrooms, upgraded lighting, custom cabinets with built ins, new laminate flooring in bedrooms (no carpet in entire house), large kitchen/dining, large master bath, entire a/c and heating until replaced in 2019, new 25 year roof in 2014, covered patio, big backyard, deck, hot tub, double gate with back driveway for boat/RV parking, new doors throughout, fresh paint, original owners, never flooded, no damage from winter storm, home has public water and sewer. This home is a must see!

20. 2021-05-29
    status Pending, Continue to Show 711-char remark

    Show marketing remark (711 chars)

    Beautiful three bedroom, two bath custom home on large corner lot located in the heart of Santa Fe. The home has high ceilings, it's light and bright, has in-wall surround sound speakers, ceramic tile in kitchen living and bathrooms, upgraded lighting, custom cabinets with built ins, new laminate flooring in bedrooms (no carpet in entire house), large kitchen/dining, large master bath, entire a/c and heating until replaced in 2019, new 25 year roof in 2014, covered patio, big backyard, deck, hot tub, double gate with back driveway for boat/RV parking, new doors throughout, fresh paint, original owners, never flooded, no damage from winter storm, home has public water and sewer. This home is a must see!

21. 2021-05-19
    status Option Pending 711-char remark

    Show marketing remark (711 chars)

    Beautiful three bedroom, two bath custom home on large corner lot located in the heart of Santa Fe. The home has high ceilings, it's light and bright, has in-wall surround sound speakers, ceramic tile in kitchen living and bathrooms, upgraded lighting, custom cabinets with built ins, new laminate flooring in bedrooms (no carpet in entire house), large kitchen/dining, large master bath, entire a/c and heating until replaced in 2019, new 25 year roof in 2014, covered patio, big backyard, deck, hot tub, double gate with back driveway for boat/RV parking, new doors throughout, fresh paint, original owners, never flooded, no damage from winter storm, home has public water and sewer. This home is a must see!

22. 2021-05-12
    price $249,500 711-char remark

    Show marketing remark (711 chars)

    Beautiful three bedroom, two bath custom home on large corner lot located in the heart of Santa Fe. The home has high ceilings, it's light and bright, has in-wall surround sound speakers, ceramic tile in kitchen living and bathrooms, upgraded lighting, custom cabinets with built ins, new laminate flooring in bedrooms (no carpet in entire house), large kitchen/dining, large master bath, entire a/c and heating until replaced in 2019, new 25 year roof in 2014, covered patio, big backyard, deck, hot tub, double gate with back driveway for boat/RV parking, new doors throughout, fresh paint, original owners, never flooded, no damage from winter storm, home has public water and sewer. This home is a must see!

23. 2021-04-30
    price $259,000 711-char remark

    Show marketing remark (711 chars)

    Beautiful three bedroom, two bath custom home on large corner lot located in the heart of Santa Fe. The home has high ceilings, it's light and bright, has in-wall surround sound speakers, ceramic tile in kitchen living and bathrooms, upgraded lighting, custom cabinets with built ins, new laminate flooring in bedrooms (no carpet in entire house), large kitchen/dining, large master bath, entire a/c and heating until replaced in 2019, new 25 year roof in 2014, covered patio, big backyard, deck, hot tub, double gate with back driveway for boat/RV parking, new doors throughout, fresh paint, original owners, never flooded, no damage from winter storm, home has public water and sewer. This home is a must see!

24. 2021-04-14
    price $265,000 711-char remark

    Show marketing remark (711 chars)

    Beautiful three bedroom, two bath custom home on large corner lot located in the heart of Santa Fe. The home has high ceilings, it's light and bright, has in-wall surround sound speakers, ceramic tile in kitchen living and bathrooms, upgraded lighting, custom cabinets with built ins, new laminate flooring in bedrooms (no carpet in entire house), large kitchen/dining, large master bath, entire a/c and heating until replaced in 2019, new 25 year roof in 2014, covered patio, big backyard, deck, hot tub, double gate with back driveway for boat/RV parking, new doors throughout, fresh paint, original owners, never flooded, no damage from winter storm, home has public water and sewer. This home is a must see!

25. 2021-04-02
    listed $279,900 Active 711-char remark

    Show marketing remark (711 chars)

    Beautiful three bedroom, two bath custom home on large corner lot located in the heart of Santa Fe. The home has high ceilings, it's light and bright, has in-wall surround sound speakers, ceramic tile in kitchen living and bathrooms, upgraded lighting, custom cabinets with built ins, new laminate flooring in bedrooms (no carpet in entire house), large kitchen/dining, large master bath, entire a/c and heating until replaced in 2019, new 25 year roof in 2014, covered patio, big backyard, deck, hot tub, double gate with back driveway for boat/RV parking, new doors throughout, fresh paint, original owners, never flooded, no damage from winter storm, home has public water and sewer. This home is a must see!

ⓘ 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: $5,810 · $484/mo
• Projected year-2 tax: $5,810 · $484/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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $537,886
• − Mortgage interest: −$15,121
• − Property taxes: −$5,810
• − Insurance: −$1,350
• − Repairs & maintenance: −$43,031
• − Management: −$43,031
• − Depreciation: −$7,853
• Taxable income: $421,690
• Est. tax owed @ 24.0%: −$101,206
• After-tax cash flow: $299,577/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

-3.6% since first listed

12 events — show timeline

• 2026-03-09 Price Changed $269,950 RGVMLS
• 2026-03-09 Price Changed $269,999 RGVMLS
• 2026-02-12 Price Changed $275,000 RGVMLS
• 2026-01-10 Listed $280,000 RGVMLS
• 2021-06-21 Sold (Public Records) — Public Records
• 2021-06-18 Sold (MLS) — HARMLS
• 2021-05-29 Pending — HARMLS
• 2021-05-19 Pending — HARMLS
• 2021-05-12 Price Changed $249,500 HARMLS
• 2021-04-30 Price Changed $259,000 HARMLS
• 2021-04-14 Price Changed $265,000 HARMLS
• 2021-04-02 Listed $279,900 HARMLS

Property tax history

+4.9%/yr

Latest (2025): $5,810 · +5.2% YoY. Source: county tax records.