3711 Ball · Galveston, TX 77550

$100,000

4 bd · 3.0 ba · 1,669 sqft · SingleFamily public records · 25 Days on market

Built 2011 5,157 sqft lot

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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 +3.8/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Prime investment and coastal living in Galveston! Located just 1.1 miles from the beach in the sought-after Galveston Townsite community, this property offers a rare two-home setup on one lot. The main home features 4 bedrooms, 3 bathrooms, gorgeous LVP flooring, and a gas cooktop, while a separate 2-bedroom home sits behind it—perfect for vacation rentals, long-term rentals, or live-in-one/rent-the-other flexibility. Enjoy being minutes from The Strand, UTMB, shopping, dining, and entertainment, with the beach and Seawall just around the corner. A unique opportunity to own a versatile property in the heart of Galveston’s vibrant coastal lifestyle.

Key facts

• Two-home setup
• Minutes from dining
• 5,157 sq ft lot

Tags

• TWO-HOME SETUP
• GALVESTON TOWNSITE COMMUNITY
• MINUTES FROM THE STRAND
• MINUTES FROM SHOPPING
• MINUTES FROM DINING
• MINUTES FROM ENTERTAINMENT

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $690 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.7% 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 soft (-1.1%/yr); 622 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% of comp listings sitting > 30 days — soft ceiling on asking rent; 3,258 units permitted in Galveston County in 2024 (0 in 5+ unit buildings).
• At $2,289/mo this rent would consume 61% of the median local household income ($45k/yr) (locally 2193% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 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 + 0.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($98k) 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,500 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.29% ✓
• Cap rate: 19.70%
• Cash-on-cash: 47.87%
• DSCR: 3.13
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $390,546
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1102 36th St	0.23mi	3/3.5 (-1)	1,859 (+11%)	1mo	$580,000	$312	63
4320 Ball St	0.45mi	3/2.0 (-1)	1,703 (+2%)	10mo	$140,000	$82	58
3535 Avenue M	0.34mi	4/2.0	1,420 (-15%)	0mo	$355,000	$250	55
3533 Avenue M	0.34mi	4/2.0	1,420 (-15%)	5mo	$359,500	$253	51
4318 Avenue K	0.48mi	3/2.0 (-1)	1,528 (-8%)	5mo	$199,000	$130	50
3128 Avenue L	0.47mi	5/3.5 (+1)	1,864 (+12%)	4mo	$599,900	$322	49
3428 Avenue M 1/2 Unit 1/2	0.40mi	3/1.0 (-1)	1,538 (-8%)	9mo	$155,000	$101	48
4509 N Live Oak Cir	0.58mi	4/2.0	1,472 (-12%)	3mo	$335,000	$228	47
3724 Avenue P 1/2	0.73mi	3/2.0 (-1)	1,718 (+3%)	8mo	$475,000	$276	45
4701 Alamo Dr	0.74mi	3/2.0 (-1)	1,530 (-8%)	1mo	$349,000	$228	42
3728 Avenue O	0.55mi	3/2.0 (-1)	1,819 (+9%)	11mo	$399,000	$219	41
3202 Avenue N 1/2	0.61mi	3/2.0 (-1)	1,815 (+9%)	9mo	$425,000	$234	40

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 19.7%
• Equity multiple: 1.76×
• Total profit: $21,359
• Equity at exit: $14,910

10-year hold

• IRR: 25.2%
• Equity multiple: 2.80×
• Total profit: $50,506
• Equity at exit: $8,646

Cash invested: $28,000 (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 77550

• Home prices YoY: -32.9%
• Rents YoY: -1.1%
• Active inventory: 622
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $2,289 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $690

Break-even live

Break-even rent $1,415

Max offer price $100,000

Occupancy floor 65%

Sensitivity live

Price	-10% $760	-5% $725	+0% $690	+5% $656	+10% $621
Rent	-10% $510	-5% $600	+0% $690	+5% $781	+10% $871
Rate	-1.0pp $741	-0.5pp $716	base $690	+0.5pp $665	+1.0pp $638

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3808 Avenue L Unit L Galveston, TX	3.0	2.0	1800	$2,250	$1.25	44d	1	0.22mi
3523 Avenue L Unit L Galveston, TX	3.0	2.0	1500	$2,250	$1.50	44d	1	0.27mi
4025 Avenue M Unit M Galveston, TX	3.0	3.0	1628	$2,490	$1.53	44d	1	0.38mi
3002 Avenue K Galveston, TX	4.0	2.5	1500	$3,175	$2.12	44d	1	0.54mi
2915 Avenue H Galveston, TX	2.0–3.0	1.5–3.0	1118	$2,100	$1.88	2d	15	0.56mi
2427 35th St Galveston, TX	3.0	2.5	1540	$2,500	$1.62	44d	1	1.04mi
1801 Rosenberg St Unit HOUSE Galveston, TX	3.0	3.5	1288	$2,700	$2.10	44d	1	1.07mi
4818 Avenue R 1/2 Galveston, TX	1.0–3.0	1.0–2.0	1264	$1,875	$1.48	2d	2	1.24mi
4420 Avenue T Galveston, TX	3.0	2.0	1260	$2,100	$1.67	44d	1	1.26mi
1927 Avenue M 1/2 Galveston, TX	3.0	1.0	1085	$1,699	$1.57	12d	3	1.32mi
1807 N AVE Unit 2 Galveston, TX	3.0	1.0	1248	$1,450	$1.16	22d	1	1.45mi

Listing history 2 events

1. 2025-10-04
   status Pending
2. 2025-09-08
   listed $100,000 Active

ⓘ 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 ≥107°F today · 27 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,464
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$5,618
• − Repairs & maintenance: −$2,197
• − Management: −$2,197
• − Depreciation: −$2,909
• Taxable income: $7,441
• Est. tax owed @ 24.0%: −$1,786
• After-tax cash flow: $6,499/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 — 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): 23,489
• Household income: $45,047
• Rent vs Own: 60.0% rent · 40.0% own
• Severe rent burden: 2193.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 46% Hispanic / Latino 30% Two or more races 19% Black 19% Asian 3%
• Hispanic origin (detail): Mexican 21% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Italian 2% Romanian 1%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 75% English-only · Spanish 18% Other Asian/Pacific 2% Russian/Polish/Slavic 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: ▼ -158.96%
• Current HPI: 324.2159
• Rent YoY: ▼ -1.12%
• 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

2 events — show timeline

• 2025-10-04 Pending — HARMLS
• 2025-09-08 Listed $100,000 HARMLS

Property tax history

+17.2%/yr

Latest (2025): $5,926 · +14.5% YoY. Source: county tax records.