19 Dana Dr Unit G · Galveston, TX 77554

$35,000

2 bd · 1.0 ba · 971 sqft · Townhouse · 66 Days on market

Built 1982 Fair condition $36/sqft · at area comps Est $34k · at est. $299/mo HOA · 19% of rent ↓ 17% 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 +6.1/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +4.2/5.0
• Livability +3.8/5.0
• Schools +3.0/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Gorgeous waterfront townhome in Pirates Cove at Lake Como, a premier master-planned community. This 2-bedroom, 1-bath property with a 2-car garage offers 1/8 fractional ownership (deeded timeshare), providing six weeks of use each year—your own piece of paradise every eight weeks. Enjoy breathtaking sunrises and sunsets, along with access to a private fishing pier and endless summer activities including boating, kayaking, and paddleboarding. The monthly maintenance fee covers Wi-Fi, water, electricity, insurance, and housekeeping for truly effortless ownership. Conveniently located within walking distance to the popular Waterman’s Restaurant, just minutes from west-end beaches, shopping, and a short drive to the Seawall. Ideal as a relaxing coastal retreat or easy getaway from the city.

Key facts

• Private fishing pier
• Waterfront townhome
• $299 HOA

Tags

• WATERFRONT TOWNHOME
• PRIVATE FISHING PIER
• SHORT DRIVE TO SEAWALL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $35k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $35k).
• Recommended offer: $33k (6.0% below list) — sets the bar for market timing.
• Cap rate 30.1% vs local median 0.1% in Galveston — 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 76/100 on livability (#108 in TX, #3,559 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities D+, employment D, crime F.
• Galveston ISD (town): math 33% / reading 39% proficiency, ranked #514 of 826 in TX (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+6.7%/yr); 1239 active listings in the ZIP; solid renter incomes; 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 $242 of loan paydown is wiped out by about $1k 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 + 6.7% rent growth), your $10k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $32,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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?
9. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
10. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
11. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
12. 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.
13. 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.
14. 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: 4.47% ✓
• Cap rate: 30.11%
• Cash-on-cash: 85.07%
• DSCR: 4.78
• GRM: 1.9

CMA / ARV

• ARV (median comp): $33,974
• List price: $35,000
• Delta: 3.02%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11H Dana Dr	0.03mi	2/1.0	971 (0%)	23mo	$30,000	$31	80

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 · 6.73% rent growth · sell at horizon

5-year hold

• IRR: 38.2%
• Equity multiple: 2.83×
• Total profit: $17,967
• Equity at exit: $5,219

10-year hold

• IRR: 48.6%
• Equity multiple: 7.79×
• Total profit: $66,530
• Equity at exit: $3,026

Cash invested: $9,800 (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 77554

• Rents YoY: 6.7%
• Active inventory: 1239
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,564 medium
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$299
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $268

Break-even live

Break-even rent $1,225

Max offer price $35,000

Occupancy floor 78%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $299 · $3,588/yr
• Likely covers: waterelectricinternet

Listing history 19 events

1. 2026-06-18
   days on market $35,000 Active 66 DOM
2. 2026-06-17
   days on market $35,000 Active 65 DOM
3. 2026-06-16
   days on market $35,000 Active 64 DOM
4. 2026-06-15
   days on market $35,000 Active 63 DOM
5. 2026-06-13
   days on market $35,000 Active 61 DOM
6. 2026-06-09
   days on market $35,000 Active 57 DOM
7. 2026-06-08
   days on market $35,000 Active 56 DOM
8. 2026-06-07
   days on market $35,000 Active 55 DOM
9. 2026-06-04
   days on market $35,000 Active 52 DOM
10. 2026-06-03
    days on market $35,000 Active 51 DOM
11. 2026-06-02
    days on market $35,000 Active 50 DOM
12. 2026-06-02
    price $35,000 Active 49 DOM
13. 2026-06-01
    days on market $37,500 Active 49 DOM
14. 2026-05-31
    days on market $37,500 Active 48 DOM
15. 2026-04-19
    price $37,500 812-char remark

    Show marketing remark (812 chars)

    Gorgeous waterfront townhome in Pirates Cove at Lake Como, a premier master-planned community. This 2-bedroom, 1-bath property with a 2-car garage offers 1/8 fractional ownership (deeded timeshare), providing six weeks of use each year—your own piece of paradise every eight weeks. Enjoy breathtaking sunrises and sunsets, along with access to a private fishing pier and endless summer activities including boating, kayaking, and paddleboarding. The monthly maintenance fee covers Wi-Fi, water, electricity, insurance, and housekeeping for truly effortless ownership. Conveniently located within walking distance to the popular Waterman’s Restaurant, just minutes from west-end beaches, shopping, and a short drive to the Seawall. Ideal as a relaxing coastal retreat or easy getaway from the city.

16. 2026-04-13
    listed $35,000 Active 812-char remark

    Show marketing remark (812 chars)

    Gorgeous waterfront townhome in Pirates Cove at Lake Como, a premier master-planned community. This 2-bedroom, 1-bath property with a 2-car garage offers 1/8 fractional ownership (deeded timeshare), providing six weeks of use each year—your own piece of paradise every eight weeks. Enjoy breathtaking sunrises and sunsets, along with access to a private fishing pier and endless summer activities including boating, kayaking, and paddleboarding. The monthly maintenance fee covers Wi-Fi, water, electricity, insurance, and housekeeping for truly effortless ownership. Conveniently located within walking distance to the popular Waterman’s Restaurant, just minutes from west-end beaches, shopping, and a short drive to the Seawall. Ideal as a relaxing coastal retreat or easy getaway from the city.

17. 2022-08-25
    soldstatus Sold 971-char remark

    Show marketing remark (971 chars)

    It's here this lovely Fractional Townhome 1/8 share deeded Ownership. Occupy one week every eight weeks. Relax on the island in style at Lake Como, a waterfront property. It is fully furnished with all the amenities of a home. Just bring your bags and enjoy your week of fun on the West End. The maintenance fee is $276. includes all utilities, electric, insurance, cable, water trash, housekeeping repairs, and maintenance. A master-planned community consists of a SOCIAL MEMBERSHIP IN GALVESTON COUNTY CLUB SOCIAL. Dues are only $97.00 monthly for Pirates Coves Townhome owners (billed separately). Membership includes golf, an Olympic size private pool, and tennis courts. Enjoy casual and fine dining. Other benefits from the backyard are fishing off the pier, crabbing, and boating with a dock—walking distance from the famous Waterman's Seafood Restaurant. The beachside is only 1.2 miles away. This property offers the best of both worlds, the bay and beach!

18. 2022-08-13
    status Pending 971-char remark

    Show marketing remark (971 chars)

    It's here this lovely Fractional Townhome 1/8 share deeded Ownership. Occupy one week every eight weeks. Relax on the island in style at Lake Como, a waterfront property. It is fully furnished with all the amenities of a home. Just bring your bags and enjoy your week of fun on the West End. The maintenance fee is $276. includes all utilities, electric, insurance, cable, water trash, housekeeping repairs, and maintenance. A master-planned community consists of a SOCIAL MEMBERSHIP IN GALVESTON COUNTY CLUB SOCIAL. Dues are only $97.00 monthly for Pirates Coves Townhome owners (billed separately). Membership includes golf, an Olympic size private pool, and tennis courts. Enjoy casual and fine dining. Other benefits from the backyard are fishing off the pier, crabbing, and boating with a dock—walking distance from the famous Waterman's Seafood Restaurant. The beachside is only 1.2 miles away. This property offers the best of both worlds, the bay and beach!

19. 2022-08-05
    listed $45,000 Active 971-char remark

    Show marketing remark (971 chars)

    It's here this lovely Fractional Townhome 1/8 share deeded Ownership. Occupy one week every eight weeks. Relax on the island in style at Lake Como, a waterfront property. It is fully furnished with all the amenities of a home. Just bring your bags and enjoy your week of fun on the West End. The maintenance fee is $276. includes all utilities, electric, insurance, cable, water trash, housekeeping repairs, and maintenance. A master-planned community consists of a SOCIAL MEMBERSHIP IN GALVESTON COUNTY CLUB SOCIAL. Dues are only $97.00 monthly for Pirates Coves Townhome owners (billed separately). Membership includes golf, an Olympic size private pool, and tennis courts. Enjoy casual and fine dining. Other benefits from the backyard are fishing off the pier, crabbing, and boating with a dock—walking distance from the famous Waterman's Seafood Restaurant. The beachside is only 1.2 miles away. This property offers the best of both worlds, the bay and beach!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 28 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,768
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$5,294
• − Repairs & maintenance: −$1,501
• − Management: −$1,501
• − HOA: −$3,588
• − Depreciation: −$1,018
• Taxable income: $3,380
• Est. tax owed @ 24.0%: −$811
• After-tax cash flow: $2,407/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 · 12 photos

Fair 45/100 Moderate rehab

This waterfront townhome requires moderate repairs and maintenance to improve its condition and value. Painting, new flooring, and updated kitchen and bathroom fixtures would significantly enhance its appeal.

Repairs flagged

• Moderate Kitchen cabinets — Worn appearance
• Moderate Kitchen countertops — Worn appearance
• Minor Bathroom shower curtain — Visible wear
• Minor Bathroom fixtures — Visible wear
• Moderate Living room carpet — Worn appearance
• Minor Paint — Chipped in some areas

Value-add opportunities

• Both Painting and touch-up — Enhances curb appeal and interior aesthetics
• Both New flooring in living areas — Improves comfort and appearance
• Both New kitchen cabinets and countertops — Modernizes the space and increases value
• Both New bathroom fixtures and shower curtain — Enhances functionality and appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Moderate	$3,000–15,000
Kitchen countertops · Worn appearance	Moderate	$3,000–15,000
Bathroom shower curtain · Visible wear	Minor	$500–3,000
Bathroom fixtures · Visible wear	Minor	$500–3,000
Living room carpet · Worn appearance	Moderate	$3,000–15,000
Paint · Chipped in some areas	Minor	$500–3,000
Total estimated repair cost · 6 items		$10,500–54,000

Value-add ROI direction

• Both Painting and touch-up — Enhances curb appeal and interior aesthetics ↑
• Both New flooring in living areas — Improves comfort and appearance ↑
• Both New kitchen cabinets and countertops — Modernizes the space and increases value ↑
• Both New bathroom fixtures and shower curtain — Enhances functionality and appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Galveston ISD
• NCES district ID: 4820280
• Math proficiency: 33% ▼ -14.00%
• Reading proficiency: 39% ▼ -4.00%
• Median HH income: $40,162
• Composite: 30.22/100
• National rank: #6299
• State rank: #514 of 826 in TX

Livability — Galveston

• Score: 76/100
• State rank: #108
• US rank: #3559

Category grades

Amenities D+ Commute A+ Cost of living A+ Crime F Employment D Housing A+ Health & safety A- User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Galveston, TX
• County: Galveston County · 357,330 people
• City population: 55,599
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 10,414
• Household income: $86,490
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 423.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 14% Two or more races 9% Asian 3% Black 3%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 4% Lithuanian 4% Slovak 3%
• Foreign-born: 8% · Canada
• Languages at home: 85% English-only · Spanish 8% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -145.04%
• Current HPI: 241.704
• Rent YoY: ▲ 6.73%
• Metro: Houston-The Woodlands-Sugar Land, TX
• 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

-16.7% since first listed

5 events — show timeline

• 2026-04-19 Price Changed $37,500 HARMLS
• 2026-04-13 Listed $35,000 HARMLS
• 2022-08-25 Sold (MLS) — HARMLS
• 2022-08-13 Pending — HARMLS
• 2022-08-05 Listed $45,000 HARMLS