1019 Brighton Jones Blvd · Bolivar Peninsula, TX 77617

$399,900

3 bd · 2.5 ba · 1,664 sqft · SingleFamily public records · 105 Days on market

Built 2011 0.31 ac lot $240/sqft · 40% below area Est $662k · 40% 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 +18.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +5.1/10.0
• Schools +5.1/10.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Indulge in coastal living at its finest with this newly remodeled beach house set on THREE spacious lots. This fully furnished home comfortably sleeps 12. Ascend to the mezzanine level, boasting a sunset viewing deck with a convenient bar area, while the upper decks offer sweeping ocean and bay vistas. Modern comforts abound, including a lift and durable metal roof, while composite decking ensures low-maintenance outdoor enjoyment. Inside, find an open floor plan anchored by a wood-burning fireplace. The kitchen boasts new appliances, quartz countertops and custom cabinetry. The main bedroom suite offers panoramic views, a spacious walk-in closet and a remodeled bath with custom cabinets and quartz counters. Two additional bedrooms with built-in bookcases, window seats and walk-in closets provide amble space for the guests. For fishing enthusiasts, enjoy easy access to the newly redone Lauderdale boat ramp. Downstairs has a garage, large patio, shower and concrete drive and sidewalk .

Key facts

• Durable metal roof
• Ocean and bay vistas
• Open floor plan

Tags

• NEWLY REMODELED BEACH HOUSE
• SUNSET VIEWING DECK
• OCEAN AND BAY VISTAS
• DURABLE METAL ROOF
• COMPOSITE DECKING
• OPEN FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $-272 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $352k (12.0% below list).
• Meets the 1% rule at list price ($4k rent vs $400k).
• Recommended offer: $352k (12.0% below list) — sets the bar for cash-flow.
• Cap rate 7.5% vs local median 2.1% in Bolivar Peninsula — 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 65/100 on livability (#719 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, amenities F, commute F.
• High Island ISD (rural): math 65% / reading 50% proficiency, ranked #177 of 1,141 in TX (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 227 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); 3,258 units permitted in Galveston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($3k loan paydown + $12k appreciation (3.0% local appreciation)).
• Galveston County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($364k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 14y 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 $669/mo.
• Climate carrying-cost: in FEMA flood zone VE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $351,786 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 1.01% ✓
• Cap rate: 7.48%
• Cash-on-cash: 4.25%
• DSCR: 1.19
• GRM: 8.2

CMA / ARV

• ARV (median comp): $661,998
• List price: $399,900
• Delta: -39.59%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1018 Victoria Ln	0.03mi	3/3.5	1,505 (-10%)	9mo	$484,999	$322	71
1026 Victoria Ln	0.02mi	3/3.5	1,792 (+8%)	13mo	$489,999	$273	71
1682 Hamilton Ave	0.63mi	3/2.0	1,512 (-9%)	2mo	$699,900	$463	52

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: 4.9%
• Equity multiple: 1.28×
• Total profit: $31,323
• Equity at exit: $179,812

10-year hold

• IRR: 8.0%
• Equity multiple: 2.22×
• Total profit: $136,564
• Equity at exit: $277,112

Cash invested: $111,972 (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 77617

• Active inventory: 227
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $4,050 high
• Mortgage (P&I): −$2,097
• Tax from tax record: −$539 /mo · $6,473/yr
• Insurance: −$167
• Flood insurance flood zone: −$669 /mo · $8,028/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$851
• Net cashflow: $-272

Break-even live

Break-even rent $4,395

Max offer price $351,786

Occupancy floor —

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1062 Cedar Ln Unit 1466498P Port Bolivar, TX	4.0	2.0	1130	$3,936	$3.48	1d	1	0.89mi
998 Dolly St Unit 1223259P Port Bolivar, TX	3.0	2.0	1313	$2,663	$2.03	5d	1	1.10mi
994 Dolly St Unit 1223247P Port Bolivar, TX	4.0	2.0	1291	$3,914	$3.03	20d	1	1.11mi
986 Dolly St Unit 1281079P Crystal Beach, TX	3.0	2.0	1646	$4,893	$2.97	7d	1	1.11mi
975 Dolly St Unit 1364178P Gilchrist, TX	3.0	2.0	1593	$4,556	$2.86	12d	1	1.13mi

Listing history 50 events

1. 2026-06-18
   days on market $399,900 Active 105 DOM
2. 2026-06-17
   days on market $399,900 Active 104 DOM
3. 2026-06-16
   days on market $399,900 Active 103 DOM
4. 2026-06-15
   days on market $399,900 Active 102 DOM
5. 2026-06-13
   days on market $399,900 Active 100 DOM
6. 2026-06-12
   days on market $399,900 Active 99 DOM
7. 2026-06-10
   days on market $399,900 Active 96 DOM
8. 2026-06-08
   days on market $399,900 Active 95 DOM
9. 2026-06-08
   days on market $399,900 Active 94 DOM
10. 2026-06-07
    days on market $399,900 Active 93 DOM
11. 2026-06-03
    days on market $399,900 Active 90 DOM
12. 2026-06-02
    days on market $399,900 Active 89 DOM
13. 2026-06-01
    days on market $399,900 Active 88 DOM
14. 2026-05-31
    days on market $399,900 Active 87 DOM
15. 2026-03-05
    listed $399,900 Active 999-char remark

    Show marketing remark (999 chars)

    Indulge in coastal living at its finest with this newly remodeled beach house set on THREE spacious lots. This fully furnished home comfortably sleeps 12. Ascend to the mezzanine level, boasting a sunset viewing deck with a convenient bar area, while the upper decks offer sweeping ocean and bay vistas. Modern comforts abound, including a lift and durable metal roof, while composite decking ensures low-maintenance outdoor enjoyment. Inside, find an open floor plan anchored by a wood-burning fireplace. The kitchen boasts new appliances, quartz countertops and custom cabinetry. The main bedroom suite offers panoramic views, a spacious walk-in closet and a remodeled bath with custom cabinets and quartz counters. Two additional bedrooms with built-in bookcases, window seats and walk-in closets provide amble space for the guests. For fishing enthusiasts, enjoy easy access to the newly redone Lauderdale boat ramp. Downstairs has a garage, large patio, shower and concrete drive and sidewalk .

16. 2026-03-04
    status Active 999-char remark

    Show marketing remark (999 chars)

    Indulge in coastal living at its finest with this newly remodeled beach house set on three spacious lots. This fully furnished home comfortably sleeps 12. Ascend to the mezzanine level, boasting a sunset viewing deck with a convenient bar area, while the upper decks offer sweeping ocean and bay vistas. Modern comforts abound, including a lift and durable metal roof, while composite decking ensures low-maintenance outdoor enjoyment. Inside, find an open floor plan anchored by a wood-burning fireplace. The kitchen boasts new appliances, quartz countertops and custom cabinetry. The main bedroom suite offers panoramic views, a spacious walk-in closet and a remodeled bath with custom cabinets and quartz counters. Two additional bedrooms with built-in bookcases, window seats and walk-in closets provide amble space for the guests. For fishing enthusiasts, enjoy easy access to the newly redone Lauderdale boat ramp. Downstairs has a garage, large patio, shower and concrete drive and sidewalk .

17. 2026-02-27
    historical
18. 2026-02-13
    price $399,900
19. 2026-02-12
    price $399,900
20. 2025-10-09
    listed $449,900 Active
21. 2025-10-07
    status Active
22. 2025-09-18
    historical
23. 2025-03-20
    price $449,900
24. 2025-03-20
    price $449,900
25. 2024-12-30
    price $499,900
26. 2024-12-30
    price $499,900
27. 2024-09-26
    listed $599,900 Active
28. 2024-09-25
    listed $599,900 Active
29. 2024-09-23
    listed $399,900 Active 999-char remark

    Show marketing remark (999 chars)

    Indulge in coastal living at its finest with this newly remodeled beach house set on three spacious lots. This fully furnished home comfortably sleeps 12. Ascend to the mezzanine level, boasting a sunset viewing deck with a convenient bar area, while the upper decks offer sweeping ocean and bay vistas. Modern comforts abound, including a lift and durable metal roof, while composite decking ensures low-maintenance outdoor enjoyment. Inside, find an open floor plan anchored by a wood-burning fireplace. The kitchen boasts new appliances, quartz countertops and custom cabinetry. The main bedroom suite offers panoramic views, a spacious walk-in closet and a remodeled bath with custom cabinets and quartz counters. Two additional bedrooms with built-in bookcases, window seats and walk-in closets provide amble space for the guests. For fishing enthusiasts, enjoy easy access to the newly redone Lauderdale boat ramp. Downstairs has a garage, large patio, shower and concrete drive and sidewalk .

30. 2024-08-09
    historical
31. 2024-03-01
    listed $649,900 Active
32. 2024-02-20
    listed $649,900 Active
33. 2021-02-14
    status Pending
34. 2021-02-12
    soldstatus Sold
35. 2021-02-12
    soldstatus
36. 2021-02-03
    status Option Pending
37. 2021-02-02
    listed $319,900
38. 2021-01-28
    price $319,000
39. 2021-01-28
    price $319,000
40. 2020-11-25
    price $334,900
41. 2020-11-25
    price $334,900
42. 2020-03-03
    price $319,000
43. 2020-03-02
    price $319,000
44. 2020-01-23
    price $279,000
45. 2020-01-22
    price $279,000
46. 2019-12-19
    price $289,000
47. 2019-12-19
    price $289,000
48. 2019-07-24
    price $299,000
49. 2019-07-24
    price $299,000
50. 2019-03-25
    listed $289,000 Active

ⓘ 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: $6,473 · $539/mo
• Projected year-2 tax: $7,318 · $610/mo
• Expected delta: +$845/yr (+$70/mo · 13.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone VE · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $48,605
• − Mortgage interest: −$22,401
• − Property taxes: −$6,473
• − Insurance: −$10,028
• − Repairs & maintenance: −$3,888
• − Management: −$3,888
• − Depreciation: −$11,633
• Taxable loss: −$9,707
• Est. tax savings @ 24.0%: +$2,330
• After-tax cash flow: $-939/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: High Island ISD
• NCES district ID: 4823160
• Math proficiency: 65% ▲ 30.00%
• Reading proficiency: 50% ▲ 15.00%
• Median HH income: $49,447
• Composite: 50.69/100
• National rank: #3933
• State rank: #177 of 1141 in TX

Livability — Bolivar Peninsula

• Score: 65/100
• State rank: #719
• US rank: #13437

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: Bolivar Peninsula, TX
• City population: 2,957
• Population (ZIP): 38

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 (100%)
• Race & ethnicity: White 100%
• Common ancestry: Lithuanian 18% Serbian 18%
• Languages at home: 84% English-only · Spanish 16%

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: —
• Current HPI: —
• 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

+25.4% since first listed

58 events — show timeline

• 2026-03-05 Listed $399,900 HARMLS
• 2026-03-04 Relisted — Deep East Texas MLS
• 2026-02-27 Listing Removed — HARMLS
• 2026-02-13 Price Changed $399,900 Deep East Texas MLS
• 2026-02-12 Price Changed $399,900 HARMLS
• 2025-10-09 Listed $449,900 HARMLS
• 2025-10-07 Relisted — Deep East Texas MLS
• 2025-09-18 Listing Removed — HARMLS
• 2025-03-20 Price Changed $449,900 HARMLS
• 2025-03-20 Price Changed $449,900 Deep East Texas MLS
• 2024-12-30 Price Changed $499,900 HARMLS
• 2024-12-30 Price Changed $499,900 Deep East Texas MLS
• 2024-09-26 Listed $599,900 HARMLS
• 2024-09-25 Listed $599,900 Deep East Texas MLS
• 2024-09-23 Listed $399,900 Deep East Texas MLS
• 2024-08-09 Listing Removed — HARMLS
• 2024-03-01 Listed $649,900 HARMLS
• 2024-02-20 Listed $649,900 Deep East Texas MLS
• 2021-02-14 Pending — HARMLS
• 2021-02-12 Sold (MLS) — BBOR
• 2021-02-12 Sold (MLS) — HARMLS
• 2021-02-03 Pending — HARMLS
• 2021-02-02 Listed $319,900 BBOR
• 2021-01-28 Price Changed $319,000 Galveston MLS
• 2021-01-28 Price Changed $319,000 HARMLS
• 2020-11-25 Price Changed $334,900 Galveston MLS
• 2020-11-25 Price Changed $334,900 HARMLS
• 2020-03-03 Price Changed $319,000 Galveston MLS
• 2020-03-02 Price Changed $319,000 HARMLS
• 2020-01-23 Price Changed $279,000 Galveston MLS
• 2020-01-22 Price Changed $279,000 HARMLS
• 2019-12-19 Price Changed $289,000 Galveston MLS
• 2019-12-19 Price Changed $289,000 HARMLS
• 2019-07-24 Price Changed $299,000 Galveston MLS
• 2019-07-24 Price Changed $299,000 HARMLS
• 2019-03-25 Listed $289,000 HARMLS
• 2019-03-24 Listing Removed — HARMLS
• 2018-08-31 Price Changed $289,000 Galveston MLS
• 2018-08-30 Price Changed $289,000 HARMLS
• 2017-08-16 Price Changed $298,000 Galveston MLS
• 2017-08-15 Price Changed $298,000 HARMLS
• 2017-06-11 Price Changed $327,000 Galveston MLS
• 2017-06-10 Price Changed $327,000 HARMLS
• 2017-03-10 Price Changed $399,000 Galveston MLS
• 2017-03-10 Price Changed $399,000 HARMLS
• 2016-12-27 Listed $499,000 HARMLS
• 2016-10-06 Sold (MLS) — BBOR
• 2016-10-06 Sold (MLS) — HARMLS
• 2016-09-29 Listed $298,000 BBOR
• 2016-09-10 Pending — HARMLS
• 2016-08-24 Pending — HARMLS
• 2016-01-10 Price Changed $298,000 Galveston MLS
• 2016-01-09 Price Changed $298,000 HARMLS
• 2015-06-26 Listed $309,000 HARMLS
• 2015-03-14 Listing Removed — HARMLS
• 2014-06-26 Listed $309,000 HARMLS
• 2014-06-25 Listing Removed — HARMLS
• 2012-01-25 Listed $319,000 HARMLS

Property tax history

+4.7%/yr

Latest (2025): $6,473 · -0.5% YoY. Source: county tax records.