5220 Seawall Blvd · Galveston, TX 77551

$49,000

1 bd · 1.0 ba · 8,113 sqft · Townhouse · 105 Days on market

Built 1980 Excellent condition ↓ 50% since listing

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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
• Condition / age +4.8/5.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Schools +3.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Awesome Gulffront Resort, Picturesque views of amazing gulf & beachfront views , highly rated signal door wifi. Restaurants & pool with swim up bar for your convenience as well. Resort centrally located on the Seawall across from the beach. Condo is recently remodeled 1 bedroom & 1 full bathroom. 1/8 share ownership for sale, deed & all. Meaning you will gain access 1 week every 6-7 weeks rotation. Unit well maintained & spectacular

Key facts

• Recently remodeled
• Centrally located
• Gulffront resort

Tags

• GULFFRONT RESORT
• BEACHFRONT VIEWS
• SIGNAL DOOR WIFI
• POOL WITH SWIM UP BAR
• CENTRALLY LOCATED
• RECENTLY REMODELED

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $49k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $540 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Recommended offer: $45k (9.0% below list) — sets the bar for market timing.
• Cap rate 21.1% 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 (+4.3%/yr); 380 active listings in the ZIP; 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 $339 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 + 4.3% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($45k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y 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 $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $44,590 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.44% ✓
• Cap rate: 21.14%
• Cash-on-cash: 53.03%
• DSCR: 3.36
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.28% rent growth · sell at horizon

5-year hold

• IRR: 46.2%
• Equity multiple: 3.05×
• Total profit: $28,063
• Equity at exit: $7,306

10-year hold

• IRR: 52.6%
• Equity multiple: 6.50×
• Total profit: $75,522
• Equity at exit: $4,237

Cash invested: $13,720 (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 77551

• Home prices YoY: -23.3%
• Rents YoY: 4.3%
• Active inventory: 380
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,196 medium
• Mortgage (P&I): −$257
• Tax est. 1.5%: −$61 /mo · $735/yr
• Insurance: −$20
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $540

Break-even live

Break-even rent $513

Max offer price $49,000

Occupancy floor 50%

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $49,000 Active 105 DOM
2. 2026-06-17
   days on market $49,000 Active 104 DOM
3. 2026-06-16
   days on market $49,000 Active 103 DOM
4. 2026-06-15
   days on market $49,000 Active 102 DOM
5. 2026-06-13
   days on market $49,000 Active 100 DOM
6. 2026-06-09
   days on market $49,000 Active 96 DOM
7. 2026-06-08
   days on market $49,000 Active 95 DOM
8. 2026-06-07
   days on market $49,000 Active 94 DOM
9. 2026-06-04
   days on market $49,000 Active 91 DOM
10. 2026-06-03
    days on market $49,000 Active 90 DOM
11. 2026-06-01
    days on market $49,000 Active 88 DOM
12. 2026-05-31
    days on market $49,000 Active 87 DOM
13. 2026-03-05
    listed $49,000 Active 469-char remark

    Show marketing remark (469 chars)

    Awesome Gulffront Resort, Picturesque views of amazing gulf & beachfront views , highly rated signal door wifi. Restaurants & pool with swim up bar for your convenience as well. Resort centrally located on the Seawall across from the beach. Condo is recently remodeled 1 bedroom & 1 full bathroom. 1/8 share ownership for sale, deed & all. Meaning you will gain access 1 week every 6-7 weeks rotation. Unit well maintained & spectacular

14. 2021-11-02
    historical 478-char remark

    Show marketing remark (478 chars)

    Experience oceanfront living at its finest! This is one of very few units with FULL OWNERSHIP located on the 12th floor and offers spectacular, panoramic views of the Gulf of Mexico. Use it as a vacation rental investment or a private second home. The San Luis Resort is a 4-Diamond Resort w/ 3-Restaurants, Piano Bar, Full Service Spa, Rooftop Deck w/ Grilling Access, State of Art Fitness Center, Resort Pool and Hot-Tub, Room Service, and much more. Schedule your tour today.

15. 2021-11-02
    listed $340,000 Active 478-char remark

    Show marketing remark (478 chars)

    Experience oceanfront living at its finest! This is one of very few units with FULL OWNERSHIP located on the 12th floor and offers spectacular, panoramic views of the Gulf of Mexico. Use it as a vacation rental investment or a private second home. The San Luis Resort is a 4-Diamond Resort w/ 3-Restaurants, Piano Bar, Full Service Spa, Rooftop Deck w/ Grilling Access, State of Art Fitness Center, Resort Pool and Hot-Tub, Room Service, and much more. Schedule your tour today.

16. 2020-07-20
    soldstatus
17. 2020-07-07
    listed $34,900
18. 2006-08-30
    historical
19. 2006-08-14
    listed $97,500

ⓘ 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 8/10 Severe FEMA zone X (shaded) · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 24 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: $14,354
• − Mortgage interest: −$2,745
• − Property taxes: −$735
• − Insurance: −$1,042
• − Repairs & maintenance: −$1,148
• − Management: −$1,148
• − Depreciation: −$1,425
• Taxable income: $6,109
• Est. tax owed @ 24.0%: −$1,466
• After-tax cash flow: $5,012/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 · 13 photos

Excellent 95/100 None rehab

This Gulffront Resort unit is in excellent condition with recent renovations and a prime location. It offers spectacular views and is well-maintained, making it an ideal investment property.

Value-add opportunities

• Both Upgrade to smart home automation — Enhances convenience and energy efficiency
• Both Add smart thermostat — Improves energy efficiency and comfort
• Both Install smart locks — Enhances security and convenience

Renovation cost estimate screening

Value-add ROI direction

• Both Upgrade to smart home automation — Enhances convenience and energy efficiency ↑
• Both Add smart thermostat — Improves energy efficiency and comfort ↑
• Both Install smart locks — Enhances security and convenience ↑

ⓘ 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): 21,696
• Household income: $58,344
• Rent vs Own: 51.8% rent · 48.2% own
• Severe rent burden: 1626.0

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 0.64)
• Race & ethnicity: White 47% Hispanic / Latino 35% Two or more races 19% Black 14% Asian 2%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Lithuanian 2% Italian 1% Slovak 1%
• Foreign-born: 17% · Canada, Jamaica
• Languages at home: 69% English-only · Spanish 25% Other Indo-European 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: ▼ -82.84%
• Current HPI: 273.0717
• Rent YoY: ▲ 4.28%
• 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

-49.7% since first listed

7 events — show timeline

• 2026-03-05 Listed $49,000 ForSaleByOwner.com
• 2021-11-02 Delisted — Galveston MLS
• 2021-11-02 Listed $340,000 Galveston MLS
• 2020-07-20 Sold (MLS) — BBOR
• 2020-07-07 Listed $34,900 BBOR
• 2006-08-30 Listing Removed — HARMLS
• 2006-08-14 Listed $97,500 HARMLS