4218 Avenue S · Galveston, TX 77550

$315,000

9 bd · 3.0 ba · 1,680 sqft · MultiFamily public records · 167 Days on market

Built 1963 5,140 sqft lot $188/sqft · 5% below area Est $332k · 5% 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 +25.9/30.0
• ARV discount +9.8/15.0
• DSCR +8.7/10.0
• 1% rule +7.1/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

TRIPLEX, GREAT INVESTMENT PROPERTY, GREAT LOCATION, WALKING DISTANCE TO BEACH , LOTS OF POTENTIAL AND INCOME PRODUCING OR LIVE ON PROPERTY AND RENT THE OTHER 2. ZONED COMMERCIAL, SITS ON A OVERSIZED LOT AND COULD BE ADDED ONTO OR MAYBE A FOOD TRUCK ON YOUR OWN LOT TO RUN YOUR BUSINESS. (Buyer should verify with the City) UNIT 1, 3 BEDROOM 1 BATH, UNIT 2, 1 BEDROOM 1 BATH, UNIT 3 IS A EFFICIENCY PLUS A GARAGE. SEND ME AN OFFER AND START YOUR MULTIPLE OPTION INVESTMENT BUSINESS TODAY!!!!.

Key facts

• Income producing
• Oversized lot
• Zoned commercial

Tags

• WALKING DISTANCE TO BEACH
• ZONED COMMERCIAL
• OVERSIZED LOT
• INCOME PRODUCING

What this means for you Summary

Snapshot

• This is a 1×3bd/1.0ba + 2×1bd/1.0ba units multifamily listed at $315k.

Deal economics

• At list price, monthly cash flow is $712 ($9k/yr) — positive. Per door: $237/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $315k).
• Recommended offer: $277k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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; 3,258 units permitted in Galveston County in 2024 (0 in 5+ unit buildings).
• At $3,802/mo this rent would consume 101% 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 $2k of loan paydown is wiped out by about $9k 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 167 days — a 12% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago; this cycle's ask has dropped $25k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $277,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 167 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.21% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.60%
• DSCR: 1.47
• GRM: 6.9

CMA / ARV

• ARV (median comp): $331,894
• List price: $315,000
• Delta: -5.09%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.81×
• Total profit: $-16,690
• Equity at exit: $46,968

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $1,343
• Equity at exit: $27,235

Cash invested: $88,200 (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: 15.7×

Monthly cashflow live

• Estimated rent: $3,802 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$442 /mo · $5,300/yr
• Insurance: −$131
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$798
• Net cashflow: $712

Break-even live

Break-even rent $2,900

Max offer price $315,000

Occupancy floor 76%

Sensitivity live

Price	-10% $891	-5% $801	+0% $712	+5% $623	+10% $534
Rent	-10% $412	-5% $562	+0% $712	+5% $862	+10% $1,013
Rate	-1.0pp $871	-0.5pp $792	base $712	+0.5pp $631	+1.0pp $548

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	3	1	$1,667
▸ 2× units	1	1	$2,134
Total (3 units)			$3,802

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $315,000 Active 167 DOM
2. 2026-06-17
   days on market $315,000 Active 166 DOM
3. 2026-06-16
   days on market $315,000 Active 165 DOM
4. 2026-06-15
   days on market $315,000 Active 164 DOM
5. 2026-06-13
   days on market $315,000 Active 162 DOM
6. 2026-06-09
   days on market $315,000 Active 158 DOM
7. 2026-06-08
   days on market $315,000 Active 157 DOM
8. 2026-06-07
   days on market $315,000 Active 156 DOM
9. 2026-06-04
   days on market $315,000 Active 153 DOM
10. 2026-06-03
    days on market $315,000 Active 152 DOM
11. 2026-06-02
    days on market $315,000 Active 151 DOM
12. 2026-06-01
    days on market $315,000 Active 150 DOM
13. 2026-05-31
    days on market $315,000 Active 149 DOM
14. 2026-04-23
    price $315,000 501-char remark

    Show marketing remark (501 chars)

    TRIPLEX, GREAT INVESTMENT PROPERTY, GREAT LOCATION, WALKING DISTANCE TO BEACH , LOTS OF POTENTIAL AND INCOME PRODUCING OR LIVE ON PROPERTY AND RENT THE OTHER 2. ZONED COMMERCIAL, SITS ON A OVERSIZED LOT AND COULD BE ADDED ONTO OR MAYBE A FOOD TRUCK ON YOUR OWN LOT TO RUN YOUR BUSINESS. (Buyer should verify with the City) UNIT 1, 3 BEDROOM 1 BATH, UNIT 2, 1 BEDROOM 1 BATH, UNIT 3 IS A EFFICIENCY PLUS A GARAGE. SEND ME AN OFFER AND START YOUR MULTIPLE OPTION INVESTMENT BUSINESS TODAY!!!!.

15. 2026-01-02
    listed $340,000 Active 501-char remark

    Show marketing remark (501 chars)

    TRIPLEX, GREAT INVESTMENT PROPERTY, GREAT LOCATION, WALKING DISTANCE TO BEACH , LOTS OF POTENTIAL AND INCOME PRODUCING OR LIVE ON PROPERTY AND RENT THE OTHER 2. ZONED COMMERCIAL, SITS ON A OVERSIZED LOT AND COULD BE ADDED ONTO OR MAYBE A FOOD TRUCK ON YOUR OWN LOT TO RUN YOUR BUSINESS. (Buyer should verify with the City) UNIT 1, 3 BEDROOM 1 BATH, UNIT 2, 1 BEDROOM 1 BATH, UNIT 3 IS A EFFICIENCY PLUS A GARAGE. SEND ME AN OFFER AND START YOUR MULTIPLE OPTION INVESTMENT BUSINESS TODAY!!!!.

16. 2013-07-30
    soldstatus
17. 2010-01-10
    historical
18. 2009-07-09
    listed $150,000
19. 1987-03-31
    soldstatus

ⓘ 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: $5,300 · $442/mo
• Projected year-2 tax: $5,764 · $480/mo
• Expected delta: +$465/yr (+$39/mo · 8.8%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 97% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $45,624
• − Mortgage interest: −$17,645
• − Property taxes: −$5,300
• − Insurance: −$2,372
• − Repairs & maintenance: −$3,650
• − Management: −$3,650
• − Depreciation: −$9,164
• Taxable income: $3,843
• Est. tax owed @ 24.0%: −$922
• After-tax cash flow: $7,625/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

+110.0% since first listed

6 events — show timeline

• 2026-04-23 Price Changed $315,000 HARMLS
• 2026-01-02 Listed $340,000 HARMLS
• 2013-07-30 Sold (Public Records) — Public Records
• 2010-01-10 Listing Removed — HARMLS
• 2009-07-09 Listed $150,000 HARMLS
• 1987-03-31 Sold (Public Records) — Public Records

Property tax history

+8.8%/yr

Latest (2025): $5,300 · +19.2% YoY. Source: county tax records.