989 Alberdie Dr · Bolivar Peninsula, TX 77650

$274,900

4 bd · 1.0 ba · 2,428 sqft · SingleFamily public records · 11 Days on market

Built 1965 0.41 ac lot $113/sqft · 59% below area

---

Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Appreciation +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Come view this beautiful 4 bedroom 3 and a 1/2 bath!! Plenty of space for friends, or it can continue to be a top-dollar rental. This home offers plenty of outdoor living space and is minutes from the beach. Updated kitchen, bathrooms, exterior paint, and floors throughout the house are just a few of the many updates! After an enjoyable day at the beach, you can relax on your deck, watching the sunset! Take the ferry and enjoy all the Gulf Coast has to offer! Your dream home is waiting on YOU!

Key facts

• Updated floors
• Updated bathrooms
• Deck

Tags

• OUTDOOR LIVING SPACE
• UPDATED KITCHEN
• UPDATED BATHROOMS
• UPDATED EXTERIOR PAINT
• UPDATED FLOORS
• DECK

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Septic tank sewer
• Home design: Residential property; Single-level entry (first-floor primary and bedrooms)
• Construction: Built in 1965; Cement siding; Composition roof; Pillar/post/pier foundation
• Exterior features: Cleared lot

Interior

• Kitchen: Kitchen open to family room; Breakfast bar
• Bedrooms: Primary bedroom on first floor (16 x 15); Bedroom on first floor (14 x 11); Bedroom on first floor (12 x 12); Bedroom on first floor (12 x 11)
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast bar; Jetted tub; Kitchen/family room combo; Separate shower; Ceiling fans

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $275k).
• Cap rate 13.9% 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: amenities F, commute F, health & safety 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.
• Zoned schools: Oppe El (math 67% / reading 60%, grade B, #291 of 4,322 statewide, top 7%, 610 students, 63% FRL); Central Middle (math 18% / reading 21%, grade F, #1,445 of 1,662 statewide, top 88%, 879 students, 80% FRL); Ball H S (math 17% / reading 44%, grade F, #1,085 of 1,632 statewide, top 67%, 1,934 students, 73% FRL) — zoned schools at 72% FRL track the district average.
• Market conditions: 774 active listings in the ZIP; 1 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 $77k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 10y 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $274,900

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.77% ✓
• Cap rate: 13.94%
• Cash-on-cash: 27.32%
• DSCR: 2.22
• GRM: 4.7

CMA / ARV

• ARV (median comp): $670,394
• List price: $274,900
• Delta: -55.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
834 Kahla Dr	0.61mi	4/3.5	2,550 (+5%)	3mo	$799,000	$313	50
2336 Martinique	0.73mi	4/3.0	2,390 (-2%)	11mo	$664,990	$278	46
2320 Trinidad Dr	0.69mi	4/4.0	2,348 (-3%)	10mo	$1,250,000	$532	42
887 Gregory	0.31mi	4/2.0	2,112 (-13%)	23mo	$589,811	$279	41
lot 34 Martinique	0.74mi	4/3.0	2,390 (-2%)	21mo	$649,000	$272	38
1219 N Crystal Beach Rd	0.70mi	4/2.0	2,064 (-15%)	8mo	$709,000	$344	32

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: 13.1%
• Equity multiple: 1.52×
• Total profit: $40,335
• Equity at exit: $40,988

10-year hold

• IRR: 22.1%
• Equity multiple: 2.89×
• Total profit: $145,670
• Equity at exit: $23,768

Cash invested: $76,972 (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 77650

• Home prices YoY: -1.9%
• Active inventory: 774
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $4,860 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$531 /mo · $6,373/yr
• Insurance: −$115
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,021
• Net cashflow: $1,326

Break-even live

Break-even rent $3,182

Max offer price $274,900

Occupancy floor 68%

Sensitivity live

Price	-10% $1,481	-5% $1,403	+0% $1,326	+5% $1,248	+10% $1,170
Rent	-10% $942	-5% $1,134	+0% $1,326	+5% $1,518	+10% $1,710
Rate	-1.0pp $1,464	-0.5pp $1,396	base $1,326	+0.5pp $1,254	+1.0pp $1,182

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
951 Gulf Shores Dr Unit 1223252P Crystal Beach, TX	3.0–6.0	2.0–5.0	2362	$4,860	$2.06	0d	2	0.34mi

Listing history 50 events

1. 2026-06-21
   days on market $274,900 Active 11 DOM
2. 2026-06-18
   days on market $274,900 Active 8 DOM
3. 2026-06-17
   days on market $274,900 Active 7 DOM
4. 2026-06-16
   days on market $274,900 Active 6 DOM
5. 2026-06-15
   days on market $274,900 Active 5 DOM
6. 2026-06-13
   pricedays on marketlisting id $274,900 Active 3 DOM
7. 2026-06-04
   days on market $299,900 Active 177 DOM
8. 2026-06-03
   days on market $299,900 Active 176 DOM
9. 2026-06-02
   days on market $299,900 Active 175 DOM
10. 2026-06-01
    days on market $299,900 Active 174 DOM
11. 2026-05-31
    days on market $299,900 Active 173 DOM
12. 2026-04-22
    price $299,900 500-char remark
13. 2026-03-20
    price $324,900 500-char remark
14. 2026-02-18
    price $349,900 500-char remark
15. 2026-01-14
    price $374,900 500-char remark
16. 2025-12-09
    listed $399,900 Active 500-char remark
17. 2025-04-18
    historical
18. 2025-04-01
    price $474,900
19. 2025-03-12
    price $499,900
20. 2025-02-04
    price $514,900
21. 2025-01-27
    listed $524,900 Active
22. 2025-01-13
    historical
23. 2024-12-13
    price $524,900
24. 2024-10-31
    price $544,900
25. 2024-09-18
    price $559,900
26. 2024-07-26
    price $579,900
27. 2024-07-01
    price $584,900
28. 2024-06-13
    listed $599,900 Active
29. 2024-05-11
    historical
30. 2023-12-30
    listed $698,999 Active
31. 2023-12-05
    historical
32. 2023-09-04
    price $699,999
33. 2023-08-22
    status Active
34. 2023-08-21
    price $710,000
35. 2023-08-21
    historical
36. 2023-08-16
    price $715,000
37. 2023-08-08
    status Active
38. 2023-08-07
    historical
39. 2023-06-22
    listed $795,000 Active
40. 2022-01-18
    soldstatus
41. 2022-01-14
    soldstatus Sold
42. 2021-12-21
    status Pending, Continue to Show
43. 2021-11-30
    status Pending
44. 2021-11-19
    status Option Pending
45. 2021-11-11
    listed $325,000 Active
46. 2020-07-17
    historical
47. 2020-06-23
    listed $260,000 Active
48. 2019-10-29
    historical
49. 2019-06-12
    listed $325,000 Active
50. 2017-08-07
    soldstatus Sold

ⓘ 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: $6,373 · $531/mo
• Projected year-2 tax: $6,373 · $531/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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $58,320
• − Mortgage interest: −$15,399
• − Property taxes: −$6,373
• − Insurance: −$6,493
• − Repairs & maintenance: −$4,666
• − Management: −$4,666
• − Depreciation: −$7,997
• Taxable income: $12,727
• Est. tax owed @ 24.0%: −$3,054
• After-tax cash flow: $12,853/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: 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 — 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): 2,362

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 21% Two or more races 10% Black 8%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Lithuanian 6% Romanian 3% Iranian 3%
• Foreign-born: 13% · Canada
• Languages at home: 85% English-only · Spanish 14% German/W. Germanic 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: ▼ -4.52%
• Current HPI: 231.5074
• 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

+48.6% since first listed

44 events — show timeline

• 2026-06-10 Listed $274,900 HARMLS
• 2026-06-05 Listing Removed — HARMLS
• 2026-04-22 Price Changed $299,900 HARMLS
• 2026-03-20 Price Changed $324,900 HARMLS
• 2026-02-18 Price Changed $349,900 HARMLS
• 2026-01-14 Price Changed $374,900 HARMLS
• 2025-12-09 Listed $399,900 HARMLS
• 2025-04-18 Listing Removed — HARMLS
• 2025-04-01 Price Changed $474,900 HARMLS
• 2025-03-12 Price Changed $499,900 HARMLS
• 2025-02-04 Price Changed $514,900 HARMLS
• 2025-01-27 Listed $524,900 HARMLS
• 2025-01-13 Listing Removed — HARMLS
• 2024-12-13 Price Changed $524,900 HARMLS
• 2024-10-31 Price Changed $544,900 HARMLS
• 2024-09-18 Price Changed $559,900 HARMLS
• 2024-07-26 Price Changed $579,900 HARMLS
• 2024-07-01 Price Changed $584,900 HARMLS
• 2024-06-13 Listed $599,900 HARMLS
• 2024-05-11 Listing Removed — HARMLS
• 2023-12-30 Listed $698,999 HARMLS
• 2023-12-05 Listing Removed — HARMLS
• 2023-09-04 Price Changed $699,999 HARMLS
• 2023-08-22 Relisted — HARMLS
• 2023-08-21 Price Changed $710,000 HARMLS
• 2023-08-21 Listing Removed — HARMLS
• 2023-08-16 Price Changed $715,000 HARMLS
• 2023-08-08 Relisted — HARMLS
• 2023-08-07 Listing Removed — HARMLS
• 2023-06-22 Listed $795,000 HARMLS
• 2022-01-18 Sold (Public Records) — Public Records
• 2022-01-14 Sold (MLS) — HARMLS
• 2021-12-21 Pending — HARMLS
• 2021-11-30 Pending — HARMLS
• 2021-11-19 Pending — HARMLS
• 2021-11-11 Listed $325,000 HARMLS
• 2020-07-17 Listing Removed — HARMLS
• 2020-06-23 Listed $260,000 HARMLS
• 2019-10-29 Listing Removed — HARMLS
• 2019-06-12 Listed $325,000 HARMLS
• 2017-08-07 Sold (MLS) — HARMLS
• 2017-07-23 Pending — HARMLS
• 2017-07-12 Pending — HARMLS
• 2016-12-23 Listed $185,000 HARMLS

Property tax history

+32.2%/yr

Latest (2025): $6,373 · -13.0% YoY. Source: county tax records.