11813 13th St · Santa Fe, TX 77510

$115,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 7 Days on market

Built 1980 10,393 sqft lot

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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 +7.5/15.0
• 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

THREE BEDROOM HOME, TWO FULL BATHS, NESTLED ON TWO SHADY CITY LOTS. FULLY FENCED BACK YARD. FLOORS HAVE BEEN REFURBISHED AND SOME UPDATES MADE. VERY CLEAN AND NEAT. BATHROOMS HAVE BOTH BEEN REMODELED. SPLIT FLOOR PLAN. LARGE OPEN LIVING/DINING AND KITCHEN COMBINATIONS. NICE FIRST HOME WITH POSSIBLY ROOM TO BUILD IN THE FRONT FOR FUTURE POTENTIAL.

Key facts

• 0.24 acre lot
• Built 1980
• Listed 7 days

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1980; Single-level entry (first-floor living)
• Construction: Wood siding construction; Composition roof; Pillar/post/pier foundation
• Exterior features: Lot approx. 0.24 acres; Lot features: Other

Interior

• Bedrooms: Two bedrooms located on the first floor (including one primary bedroom)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: No fireplaces; Total of 2 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $5k ($63k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $115k).
• Cap rate 61.2% 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: William F Barnett El (math 59% / reading 46%, grade C-, #720 of 4,322 statewide, top 17%, 646 students, 59% 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 53% FRL vs 35% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $795 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 14y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major 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 $115,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 6.71% ✓
• Cap rate: 61.19%
• Cash-on-cash: 196.05%
• DSCR: 9.72
• GRM: 1.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 10.83×
• Total profit: $316,565
• Equity at exit: $17,147

10-year hold

• IRR: —
• Equity multiple: 22.98×
• Total profit: $707,668
• Equity at exit: $9,943

Cash invested: $32,200 (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: 1.2×

Monthly cashflow live

• Estimated rent: $7,712 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$180 /mo · $2,165/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,619
• Net cashflow: $5,261

Break-even live

Break-even rent $1,052

Max offer price $115,000

Occupancy floor 27%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11844 13th St Santa Fe, TX	3.0	2.0	1472	$1,750	$1.19	21d	1	0.07mi
4120 Avenue O #10 Santa Fe, TX	3.0	2.0	1280	$74,621	$58.30	43d	1	1.17mi

Listing history 19 events

1. 2026-06-18
   days on market $115,000 Active 7 DOM
2. 2026-06-17
   remarks 644-char remark
3. 2026-06-17
   pricestatus $115,000 Active 6 DOM
4. 2026-06-01
   status $130,000 Pending 6 DOM
5. 2026-05-31
   days on market $130,000 Active 6 DOM
6. 2026-05-25
   listed $130,000 Active
7. 2019-10-08
   soldstatus Sold 348-char remark

   Show marketing remark (348 chars)

   THREE BEDROOM HOME, TWO FULL BATHS, NESTLED ON TWO SHADY CITY LOTS. FULLY FENCED BACK YARD. FLOORS HAVE BEEN REFURBISHED AND SOME UPDATES MADE. VERY CLEAN AND NEAT. BATHROOMS HAVE BOTH BEEN REMODELED. SPLIT FLOOR PLAN. LARGE OPEN LIVING/DINING AND KITCHEN COMBINATIONS. NICE FIRST HOME WITH POSSIBLY ROOM TO BUILD IN THE FRONT FOR FUTURE POTENTIAL.

8. 2019-10-08
   soldstatus

   Show marketing remark (348 chars)

   THREE BEDROOM HOME, TWO FULL BATHS, NESTLED ON TWO SHADY CITY LOTS. FULLY FENCED BACK YARD. FLOORS HAVE BEEN REFURBISHED AND SOME UPDATES MADE. VERY CLEAN AND NEAT. BATHROOMS HAVE BOTH BEEN REMODELED. SPLIT FLOOR PLAN. LARGE OPEN LIVING/DINING AND KITCHEN COMBINATIONS. NICE FIRST HOME WITH POSSIBLY ROOM TO BUILD IN THE FRONT FOR FUTURE POTENTIAL.

9. 2019-10-01
   status Option Pending 348-char remark

   Show marketing remark (348 chars)

   THREE BEDROOM HOME, TWO FULL BATHS, NESTLED ON TWO SHADY CITY LOTS. FULLY FENCED BACK YARD. FLOORS HAVE BEEN REFURBISHED AND SOME UPDATES MADE. VERY CLEAN AND NEAT. BATHROOMS HAVE BOTH BEEN REMODELED. SPLIT FLOOR PLAN. LARGE OPEN LIVING/DINING AND KITCHEN COMBINATIONS. NICE FIRST HOME WITH POSSIBLY ROOM TO BUILD IN THE FRONT FOR FUTURE POTENTIAL.

10. 2019-08-10
    listed $105,000 Active 348-char remark

    Show marketing remark (348 chars)

    THREE BEDROOM HOME, TWO FULL BATHS, NESTLED ON TWO SHADY CITY LOTS. FULLY FENCED BACK YARD. FLOORS HAVE BEEN REFURBISHED AND SOME UPDATES MADE. VERY CLEAN AND NEAT. BATHROOMS HAVE BOTH BEEN REMODELED. SPLIT FLOOR PLAN. LARGE OPEN LIVING/DINING AND KITCHEN COMBINATIONS. NICE FIRST HOME WITH POSSIBLY ROOM TO BUILD IN THE FRONT FOR FUTURE POTENTIAL.

11. 2012-10-25
    soldstatus
12. 2012-10-22
    soldstatus 258-char remark

    Show marketing remark (258 chars)

    This home is a three bedroom, two bath doublewide with some updates. Sits on 3 city lots. This land has large mature trees. You can see in the little decks on the front and back on the online photos. Lots of potential for investment or even new construction.

13. 2012-10-06
    historical 258-char remark

    Show marketing remark (258 chars)

    This home is a three bedroom, two bath doublewide with some updates. Sits on 3 city lots. This land has large mature trees. You can see in the little decks on the front and back on the online photos. Lots of potential for investment or even new construction.

14. 2012-07-17
    listed $79,900 258-char remark

    Show marketing remark (258 chars)

    This home is a three bedroom, two bath doublewide with some updates. Sits on 3 city lots. This land has large mature trees. You can see in the little decks on the front and back on the online photos. Lots of potential for investment or even new construction.

15. 2012-07-17
    listed $79,900

    Show marketing remark (258 chars)

    This home is a three bedroom, two bath doublewide with some updates. Sits on 3 city lots. This land has large mature trees. You can see in the little decks on the front and back on the online photos. Lots of potential for investment or even new construction.

16. 2012-07-17
    historical

    Show marketing remark (258 chars)

    This home is a three bedroom, two bath doublewide with some updates. Sits on 3 city lots. This land has large mature trees. You can see in the little decks on the front and back on the online photos. Lots of potential for investment or even new construction.

17. 2012-07-17
    historical

    Show marketing remark (258 chars)

    This home is a three bedroom, two bath doublewide with some updates. Sits on 3 city lots. This land has large mature trees. You can see in the little decks on the front and back on the online photos. Lots of potential for investment or even new construction.

18. 2012-05-07
    listed $103,000
19. 1993-10-05
    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: $2,165 · $180/mo
• Projected year-2 tax: $2,165 · $180/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 6/10 Major FEMA zone X (shaded) · 74% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $92,540
• − Mortgage interest: −$6,442
• − Property taxes: −$2,165
• − Insurance: −$575
• − Repairs & maintenance: −$7,403
• − Management: −$7,403
• − Depreciation: −$3,345
• Taxable income: $65,206
• Est. tax owed @ 24.0%: −$15,649
• After-tax cash flow: $47,480/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

+26.2% since first listed

14 events — show timeline

• 2026-05-25 Listed $130,000 HARMLS
• 2019-10-08 Sold (Public Records) — Public Records
• 2019-10-08 Sold (MLS) — HARMLS
• 2019-10-01 Pending — HARMLS
• 2019-08-10 Listed $105,000 HARMLS
• 2012-10-25 Sold (Public Records) — Public Records
• 2012-10-22 Sold (MLS) — HARMLS
• 2012-10-06 Listing Removed — HARMLS
• 2012-07-17 Listing Removed — HARMLS
• 2012-07-17 Listing Removed — HARMLS
• 2012-07-17 Listed $79,900 HARMLS
• 2012-07-17 Listed $79,900 HARMLS
• 2012-05-07 Listed $103,000 HARMLS
• 1993-10-05 Sold (Public Records) — Public Records

Property tax history

+7.0%/yr

Latest (2025): $2,165 · -5.3% YoY. Source: county tax records.