19 Dana Dr Unit C · Galveston, TX 77554

$32,500

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

Built 1982 Good condition $33/sqft · at area comps Est $34k · at est. $299/mo HOA · 19% of rent

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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 +9.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +4.2/5.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +3.0/10.0
• 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 $32k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $32k).
• Recommended offer: $31k (6.0% below list) — sets the bar for market timing.
• Cap rate 32.6% 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 $225 of loan paydown is wiped out by about $975 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 $9k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($31k) is reasonable based on typical stale-listing flexibility.

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 $30,550 (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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 4.81% ✓
• Cap rate: 32.58%
• Cash-on-cash: 93.89%
• DSCR: 5.18
• GRM: 1.7

CMA / ARV

• ARV (median comp): $34,020
• List price: $32,500
• Delta: -4.47%
• 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: 43.8%
• Equity multiple: 3.14×
• Total profit: $19,473
• Equity at exit: $4,846

10-year hold

• IRR: 53.5%
• Equity multiple: 8.61×
• Total profit: $69,258
• Equity at exit: $2,810

Cash invested: $9,100 (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: 1.7×

Monthly cashflow live

• Estimated rent: $1,564 medium
• Mortgage (P&I): −$170
• Tax est. 1.5%: −$41 /mo · $488/yr
• Insurance: −$14
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$299
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $285

Break-even live

Break-even rent $1,203

Max offer price $32,500

Occupancy floor 77%

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: $8,125
• Closing costs: $975
• Reserves months: —
• Total cash needed: —

HOA detail

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

Listing history 15 events

1. 2026-06-18
   days on market $32,500 Active 66 DOM
2. 2026-06-17
   days on market $32,500 Active 65 DOM
3. 2026-06-16
   days on market $32,500 Active 64 DOM
4. 2026-06-15
   days on market $32,500 Active 63 DOM
5. 2026-06-13
   days on market $32,500 Active 61 DOM
6. 2026-06-09
   days on market $32,500 Active 57 DOM
7. 2026-06-08
   days on market $32,500 Active 56 DOM
8. 2026-06-07
   days on market $32,500 Active 55 DOM
9. 2026-06-04
   days on market $32,500 Active 52 DOM
10. 2026-06-03
    days on market $32,500 Active 51 DOM
11. 2026-06-02
    days on market $32,500 Active 50 DOM
12. 2026-06-02
    price $32,500 Active 49 DOM
13. 2026-06-01
    days on market $35,000 Active 49 DOM
14. 2026-05-31
    days on market $35,000 Active 48 DOM
15. 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.

ⓘ 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: −$1,821
• − Property taxes: −$488
• − Insurance: −$5,281
• − Repairs & maintenance: −$1,501
• − Management: −$1,501
• − HOA: −$3,588
• − Depreciation: −$945
• Taxable income: $3,643
• Est. tax owed @ 24.0%: −$874
• After-tax cash flow: $2,551/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

Good 80/100 Cosmetic rehab

This waterfront townhome in Pirates Cove at Lake Como is in good condition with minimal repairs needed. It offers a great location and access to water activities, making it an attractive investment.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace blinds with energy-efficient windows — Improves energy efficiency and aesthetics
• Both Update flooring in living areas — Modernizes the space and increases value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace blinds with energy-efficient windows — Improves energy efficiency and aesthetics ↑
• Both Update flooring in living areas — Modernizes the space and increases value ↑

ⓘ 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

1 event — show timeline

• 2026-04-13 Listed $35,000 HARMLS