2055 Hwy 87 · Bolivar Peninsula, TX 77650

$196,000

3 bd · 1.0 ba · 1,382 sqft · SingleFamily public records · 25 Days on market

Built 1996 0.63 ac lot $142/sqft · 51% 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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• 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

Welcome home to 2055 Hwy 87, a fantastic home perched high on the hill in the heart of Crystal Beach! This vacation home was completely updated 3 years ago and sits on an elevated 0.63 acre lot. The home offers tile floors throughout, an in-house utility room with washer and dryer included. The family room adjoins the kitchen and dining area and creates a welcoming space for your family and guests. This kitchen is going to be an easy and natural space to gather. The home has updated tile flooring, an elegant brick fireplace and large dining room and new AC in 2025. Your primary bedroom is a large space to create your own private retreat, with adjoining private primary bath. The second bedro

Key facts

• Backyard patio
• Brick fireplace
• Bay view home

Tags

• BAY VIEW HOME
• ELEVATED LOT
• IN-HOUSE UTILITY ROOM
• BRICK FIREPLACE
• BACKYARD PATIO
• BACKYARD DECK

Property features AI

Finance

• Other: Has view

Exterior

• Security: Smoke detectors
• Utilities: Public water; Public sewer and septic tank available
• Home design: Residential property; Faces south
• Construction: Built in 1996; Brick and wood siding construction; Composition roof; Slab foundation
• Exterior features: Subdivision setting; Views; Waterfront property; Bay front waterfront

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Free-standing range; Disposal; Microwave; Oven; Refrigerator
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Granite counters; Jetted tub; Pantry; Tub with shower; Ceiling fans; Low emissivity windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $196k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $196k).
• Recommended offer: $193k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.2% 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.
• 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: 774 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 8y ago; this cycle's ask has dropped $34k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,060 (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. 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?
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: 1.46% ✓
• Cap rate: 12.21%
• Cash-on-cash: 21.12%
• DSCR: 1.94
• GRM: 5.7

CMA / ARV

• ARV (median comp): $402,476
• List price: $196,000
• Delta: -35.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1984 Matt Dr	0.35mi	3/2.0	1,333 (-4%)	4mo	$287,500	$216	70
1990 Calypso	0.25mi	3/2.5	1,333 (-4%)	10mo	$415,000	$311	68
975 Alberdie Dr	0.26mi	2/2.0 (-1)	1,313 (-5%)	10mo	$319,000	$243	63
938 Eastview	0.27mi	3/2.0	1,548 (+12%)	2mo	$675,000	$436	62
1781 S Croaker Ln W	0.67mi	3/2.0	1,380 (-0%)	4mo	$420,000	$304	61
1981 Matt Dr	0.33mi	3/2.0	1,280 (-7%)	10mo	$419,900	$328	60
1989 Matt Dr	0.31mi	3/2.0	1,200 (-13%)	4mo	$249,000	$208	56
2281 E Lobster	0.58mi	3/2.0	1,332 (-4%)	12mo	$450,000	$338	53
2209 Shrimp	0.67mi	3/2.0	1,408 (+2%)	12mo	$424,900	$302	52
888 Bowers Ln	0.58mi	3/2.0	1,462 (+6%)	9mo	$469,000	$321	52
2029 Idyle Vw	0.51mi	3/2.0	1,540 (+11%)	3mo	$419,000	$272	51
1855 Pompano Ln	0.61mi	3/3.0	1,457 (+5%)	10mo	$495,000	$340	46

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: -6.1%
• Equity multiple: 0.77×
• Total profit: $-12,421
• Equity at exit: $29,224

10-year hold

• IRR: 3.8%
• Equity multiple: 1.28×
• Total profit: $15,257
• Equity at exit: $16,946

Cash invested: $54,880 (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: 5.7×

Monthly cashflow live

• Estimated rent: $2,870 medium
• Mortgage (P&I): −$1,028
• Tax from tax record: −$192 /mo · $2,305/yr
• Insurance: −$82
• Flood insurance flood zone: −$669 /mo · $8,028/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$603
• Net cashflow: $297

Break-even live

Break-even rent $2,494

Max offer price $196,000

Occupancy floor 85%

Sensitivity live

Price	-10% $408	-5% $352	+0% $297	+5% $242	+10% $186
Rent	-10% $70	-5% $184	+0% $297	+5% $410	+10% $524
Rate	-1.0pp $396	-0.5pp $347	base $297	+0.5pp $246	+1.0pp $195

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: $49,000
• Closing costs: $5,880
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
943 Gulf Shores Dr Unit 1223244P Port Bolivar, TX	3.0	3.0	1517	$3,037	$2.00	0d	1	0.33mi
1973 Avenue H Unit 1223251P Crystal Beach, TX	3.0	2.0	1571	$3,001	$1.91	0d	1	0.37mi
948 Kahla Dr Unit 1223246P Crystal Beach, TX	2.0	2.0	1227	$2,496	$2.03	8d	1	0.43mi

Listing history 50 events

1. 2026-06-21
   days on market $196,000 Active 25 DOM
2. 2026-06-18
   days on market $196,000 Active 22 DOM
3. 2026-06-17
   days on market $196,000 Active 21 DOM
4. 2026-06-16
   days on market $196,000 Active 20 DOM
5. 2026-06-15
   days on market $196,000 Active 19 DOM
6. 2026-06-13
   pricedays on market $196,000 Active 17 DOM
7. 2026-06-09
   days on market $229,999 Active 13 DOM
8. 2026-06-08
   days on market $229,999 Active 12 DOM
9. 2026-06-07
   days on market $229,999 Active 11 DOM
10. 2026-06-04
    days on market $229,999 Active 8 DOM
11. 2026-06-03
    days on market $229,999 Active 7 DOM
12. 2026-06-02
    days on market $229,999 Active 6 DOM
13. 2026-06-01
    days on market $229,999 Active 5 DOM
14. 2026-05-31
    days on market $229,999 Active 4 DOM
15. 2026-03-19
    historical
16. 2026-03-19
    listed $260,000 Active 985-char remark
17. 2025-09-25
    listed $305,000 Active
18. 2024-06-26
    historical
19. 2024-01-26
    listed $350,000 Active
20. 2024-01-26
    historical
21. 2023-12-07
    listed $375,000 Active
22. 2023-11-28
    historical
23. 2023-11-03
    price $390,000
24. 2023-11-03
    listed $390 Active
25. 2023-10-31
    historical
26. 2023-09-01
    price $395,000
27. 2023-08-14
    listed $405,000 Active
28. 2023-07-17
    historical
29. 2023-07-15
    price $405,000
30. 2023-07-05
    price $420,000
31. 2023-06-22
    price $435,000
32. 2023-04-24
    price $444,999
33. 2023-03-17
    price $445,000
34. 2023-01-28
    status Active
35. 2023-01-27
    historical
36. 2023-01-27
    listed $460,000 Active
37. 2022-04-26
    soldstatus Sold
38. 2022-03-30
    status Pending
39. 2022-03-22
    status Option Pending
40. 2022-03-14
    price $335,000
41. 2022-02-24
    price $2,720
42. 2022-01-17
    listed $349,900 Active
43. 2020-04-24
    historical
44. 2020-04-06
    listed $249,900 Active
45. 2019-08-01
    status Option Pending
46. 2019-08-01
    historical
47. 2019-04-10
    listed $224,999 Active
48. 2018-06-30
    status Pending
49. 2018-06-29
    status Active
50. 2018-06-29
    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: $2,305 · $192/mo
• Projected year-2 tax: $3,587 · $299/mo
• Expected delta: +$1,282/yr (+$107/mo · 55.6%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone VE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,445
• − Mortgage interest: −$10,979
• − Property taxes: −$2,305
• − Insurance: −$9,008
• − Repairs & maintenance: −$2,756
• − Management: −$2,756
• − Depreciation: −$5,702
• Taxable income: $940
• Est. tax owed @ 24.0%: −$226
• After-tax cash flow: $3,339/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

+161.3% since first listed

41 events — show timeline

• 2026-06-12 Price Changed $196,000 HARMLS
• 2026-05-27 Listing Removed — HARMLS
• 2026-05-27 Listed $229,999 HARMLS
• 2026-03-19 Listing Removed — HARMLS
• 2026-03-19 Listed $260,000 HARMLS
• 2025-09-25 Listed $305,000 HARMLS
• 2024-06-26 Listing Removed — HARMLS
• 2024-01-26 Listing Removed — HARMLS
• 2024-01-26 Listed $350,000 HARMLS
• 2023-12-07 Listed $375,000 HARMLS
• 2023-11-28 Listing Removed — HARMLS
• 2023-11-03 Price Changed $390,000 HARMLS
• 2023-11-03 Listed $390 HARMLS
• 2023-10-31 Listing Removed — HARMLS
• 2023-09-01 Price Changed $395,000 HARMLS
• 2023-08-14 Listed $405,000 HARMLS
• 2023-07-17 Listing Removed — HARMLS
• 2023-07-15 Price Changed $405,000 HARMLS
• 2023-07-05 Price Changed $420,000 HARMLS
• 2023-06-22 Price Changed $435,000 HARMLS
• 2023-04-24 Price Changed $444,999 HARMLS
• 2023-03-17 Price Changed $445,000 HARMLS
• 2023-01-28 Relisted — HARMLS
• 2023-01-27 Listed $460,000 HARMLS
• 2023-01-27 Listing Removed — HARMLS
• 2022-04-26 Sold (MLS) — HARMLS
• 2022-03-30 Pending — HARMLS
• 2022-03-22 Pending — HARMLS
• 2022-03-14 Price Changed $335,000 HARMLS
• 2022-02-24 Price Changed $2,720 RENT.
• 2022-01-17 Listed $349,900 HARMLS
• 2020-04-24 Listing Removed — HARMLS
• 2020-04-06 Listed $249,900 HARMLS
• 2019-08-01 Pending — HARMLS
• 2019-08-01 Listing Removed — HARMLS
• 2019-04-10 Listed $224,999 HARMLS
• 2018-06-30 Pending — HARMLS
• 2018-06-29 Relisted — HARMLS
• 2018-06-29 Sold (MLS) — HARMLS
• 2018-04-15 Listing Removed — HARMLS
• 2018-04-11 Listed $75,000 HARMLS