6102 Seawall Blvd #156 · Galveston, TX 77551

$115,000

1 bd · 1.0 ba · 462 sqft · Condo · 97 Days on market

Built 1985 Good condition $249/sqft · 37% below area Est $181k · 37% under $475/mo HOA · 47% of rent

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Schools +5.7/10.0
• 1% rule +3.8/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +3.6/5.0
• Cash flow +1.1/30.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Escape to your own slice of coastal paradise with this beautifull family-friendly condo just steps from the Gulf of Mexico. Located in the highly sought-after Casa Del Mar community. This fully furnished unit offers the perfect blend of comfort, convenience, and seaside charm. Inside, you'll find a thoughtfully designed layout featuring one spacious bedroom, a full bath, built-in-bunk beds ideal for kids or guests, and a sleeper sofa. The bright kitchen includes an electric stove, microwave, stainless steel refrigerator, and all essential fixtures, along with a cozy workspace. Whether you're look for personal getaway or an investment opporunity, this condo delivers.

Key facts

• Bright kitchen
• Fully furnished unit
• Electric stove

Tags

• CASA DEL MAR COMMUNITY
• FULLY FURNISHED UNIT
• BUILT-IN-BUNK BEDS
• BRIGHT KITCHEN
• ELECTRIC STOVE
• STAINLESS STEEL REFRIGERATOR

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $115k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-898 ($-11k/yr) — negative.
• Rent doesn't cover operating costs at any purchase price — skip.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $101k (12.1% below list).
• Recommended offer: $101k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 1.4% vs local median 0.2% 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.
• 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: Rents rising fast (+4.3%/yr); 446 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 $795 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.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 47% of rent.
• 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 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,084 (12.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. 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: 0.88% ✗
• Cap rate: 1.38%
• Cash-on-cash: -17.56%
• DSCR: 0.22
• GRM: 9.5

CMA / ARV

• ARV (median comp): $181,296
• List price: $115,000
• Delta: -36.57%
• 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
6102 Seawall Blvd #262	0.00mi	1/1.0	462 (0%)	0mo	$125,000	$271	100
6102 Seawall Blvd #208	0.00mi	1/1.0	462 (0%)	0mo	$149,900	$324	100
6102 Seawall Blvd #187	0.00mi	1/1.0	462 (0%)	2mo	$106,000	$229	99
6102 Seawall Blvd #133	0.00mi	1/1.0	462 (0%)	4mo	$105,000	$227	96
6102 Seawall Blvd #393	0.00mi	1/1.0	462 (0%)	5mo	$93,500	$202	96
6102 Seawall Blvd #105	0.00mi	1/1.0	490 (+6%)	4mo	$179,999	$367	86
6300 Seawall Blvd #9308	0.20mi	1/1.0	474 (+3%)	0mo	$137,900	$291	86
6300 Seawall Blvd #3320	0.20mi	1/1.0	474 (+3%)	0mo	$120,000	$253	86
6300 Seawall Blvd #3105	0.20mi	1/1.0	474 (+3%)	1mo	$130,000	$274	86
6300 Seawall Blvd #3308	0.20mi	1/1.0	474 (+3%)	3mo	$140,000	$295	84
6300 Seawall Blvd #3202	0.20mi	1/1.0	474 (+3%)	3mo	$139,000	$293	83
1910 48th St	1.35mi	1/1.0	576 (+25%)	1mo	$145,000	$252	39

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 · 4.28% rent growth · sell at horizon

5-year hold

• IRR: -92.6%
• Equity multiple: -1.30×
• Total profit: $-73,923
• Equity at exit: $17,147

10-year hold

• IRR: —
• Equity multiple: -3.04×
• Total profit: $-130,129
• Equity at exit: $9,943

Cash invested: $32,200 (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 →

Active competition Active MLS

• For sale now: 3 active
• Median asking: $129,000 ($279/sqft)
• Median days on market: 120 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +40.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77551

• Home prices YoY: -23.3%
• Rents YoY: 4.3%
• Active inventory: 446
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,011 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$475
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $-898

Break-even live

Break-even rent $2,147

Max offer price —

Occupancy floor —

Sensitivity live

Price	-10% $-818	-5% $-858	+0% $-898	+5% $-937	+10% $-977
Rent	-10% $-978	-5% $-938	+0% $-898	+5% $-858	+10% $-818
Rate	-1.0pp $-840	-0.5pp $-868	base $-898	+0.5pp $-928	+1.0pp $-958

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: $28,750
• Closing costs: $3,450
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Pets not allowedLease not considered
• HOA & community: Monthly association fee of $475Association includes cable TV, grounds maintenance, structure maintenance, sewer and waterCommunity guardCommunity pool

Exterior

• Parking: Covered carport with 2 spacesAdditional parking available
• Utilities: Public waterPublic sewer
• Home design: Residential propertySingle storyBuilt in 1985
• Construction: Unknown exterior construction materials
• Exterior features: Balcony

Interior

• Kitchen: DishwasherElectric ovenElectric rangeGarbage disposalMicrowaveRefrigerator
• Bedrooms: Primary bedroom on the first floor (approx. 11 x 9)
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: Breakfast barKitchen/family room comboTub with showerCeiling fan(s)Kitchen/dining comboProgrammable thermostat
• Laundry & utility: Shared/common area laundry

HOA detail $475/mo · $5,700/yr condo

• Likely covers: electric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $115,000 Active 97 DOM
2. 2026-08-06
   days on market $115,000 Active 95 DOM
3. 2026-08-05
   days on market $115,000 Active 94 DOM
4. 2026-08-04
   days on market $115,000 Active 93 DOM
5. 2026-08-03
   days on market $115,000 Active 92 DOM
6. 2026-07-31
   days on market $115,000 Active 89 DOM
7. 2026-07-30
   days on market $115,000 Active 87 DOM
8. 2026-07-28
   days on market $115,000 Active 86 DOM
9. 2026-07-26
   days on market $115,000 Active 84 DOM
10. 2026-07-24
    days on market $115,000 Active 82 DOM
11. 2026-07-23
    days on market $115,000 Active 81 DOM
12. 2026-07-22
    days on market $115,000 Active 80 DOM
13. 2026-07-21
    days on market $115,000 Active 79 DOM
14. 2026-07-20
    days on market $115,000 Active 78 DOM
15. 2026-07-18
    days on market $115,000 Active 76 DOM
16. 2026-07-18
    days on market $115,000 Active 75 DOM
17. 2026-07-16
    days on market $115,000 Active 74 DOM
18. 2026-07-15
    days on market $115,000 Active 73 DOM
19. 2026-07-14
    days on market $115,000 Active 72 DOM
20. 2026-07-13
    days on market $115,000 Active 71 DOM
21. 2026-07-13
    days on market $115,000 Active 70 DOM
22. 2026-07-11
    days on market $115,000 Active 69 DOM
23. 2026-07-10
    days on market $115,000 Active 68 DOM
24. 2026-07-09
    days on market $115,000 Active 67 DOM
25. 2026-07-07
    days on market $115,000 Active 65 DOM
26. 2026-07-06
    days on market $115,000 Active 64 DOM
27. 2026-07-06
    days on market $115,000 Active 63 DOM
28. 2026-07-05
    days on market $115,000 Active 62 DOM
29. 2026-07-03
    days on market $115,000 Active 61 DOM
30. 2026-07-02
    days on market $115,000 Active 60 DOM
31. 2026-07-01
    days on market $115,000 Active 59 DOM
32. 2026-06-30
    days on market $115,000 Active 58 DOM
33. 2026-06-29
    days on market $115,000 Active 57 DOM
34. 2026-06-28
    days on market $115,000 Active 56 DOM
35. 2026-06-27
    days on market $115,000 Active 55 DOM
36. 2026-06-26
    days on market $115,000 Active 54 DOM
37. 2026-06-24
    days on market $115,000 Active 52 DOM
38. 2026-06-22
    days on market $115,000 Active 50 DOM
39. 2026-06-21
    days on market $115,000 Active 49 DOM
40. 2026-06-18
    days on market $115,000 Active 46 DOM
41. 2026-06-17
    days on market $115,000 Active 45 DOM
42. 2026-06-16
    days on market $115,000 Active 44 DOM
43. 2026-06-15
    days on market $115,000 Active 43 DOM
44. 2026-06-13
    days on market $115,000 Active 41 DOM
45. 2026-06-09
    days on market $115,000 Active 37 DOM
46. 2026-06-08
    days on market $115,000 Active 36 DOM
47. 2026-06-07
    days on market $115,000 Active 35 DOM
48. 2026-06-04
    days on market $115,000 Active 32 DOM
49. 2026-06-03
    days on market $115,000 Active 31 DOM
50. 2026-06-02
    days on market $115,000 Active 30 DOM

ⓘ 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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥107°F today · 22 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: $12,130
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$5,694
• − Repairs & maintenance: −$970
• − Management: −$970
• − HOA: −$5,700
• − Depreciation: −$3,345
• Taxable loss: −$12,716
• Est. tax savings @ 24.0%: +$3,052
• After-tax cash flow: $-7,721/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 · 3 photos

Good 75/100 Cosmetic rehab Est. rehab $2,310–$6,930 screening

This fully furnished and well-maintained townhouse in Casa Del Mar offers a great coastal living experience with a good condition score and minimal repairs needed. Potential buyers and renters will appreciate the updated interior and the well-maintained exterior, making it a solid investment opportunity.

Value-add opportunities

• Both Paint the exterior and interior walls to enhance curb appeal and freshen the look. — Fresh paint can significantly improve the home's appearance and appeal to potential buyers or renters. ↑
• Both Replace any worn-out furniture or add some new decor to the living area. — Updating the living area can make the space more inviting and appealing to both buyers and renters. ↑
• Both Install a smart thermostat to improve energy efficiency and comfort. — A smart thermostat can save energy and provide better temperature control, which is attractive to both buyers and renters. ↑
• Both Add a smart lock system for enhanced security. — A smart lock system can provide peace of mind for both buyers and renters and can be a selling point in a competitive market. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 56/100

Zoned Schools

Elementary Morgan El Magnet School B TX #257/4,322 Nat'l #5,189/41,679 Middle Austin Middle A TX #35/1,662 Nat'l #537/14,009 High Ball H S F TX #1,085/1,632 Nat'l #10,882/17,239

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

B Composite livability gradescore 76/100

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 · 390,640 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: 14% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Pets not allowedLease not considered
• HOA & community: Monthly association fee of $475Association includes cable TV, grounds maintenance, structure maintenance, sewer and waterCommunity guardCommunity pool

Exterior

• Parking: Covered carport with 2 spacesAdditional parking available
• Utilities: Public waterPublic sewer
• Home design: Residential propertySingle storyBuilt in 1985
• Construction: Unknown exterior construction materials
• Exterior features: Balcony

Interior

• Kitchen: DishwasherElectric ovenElectric rangeGarbage disposalMicrowaveRefrigerator
• Bedrooms: Primary bedroom on the first floor (approx. 11 x 9)
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: Breakfast barKitchen/family room comboTub with showerCeiling fan(s)Kitchen/dining comboProgrammable thermostat
• Laundry & utility: Shared/common area laundry

Price history

1 event — show timeline

• 2026-05-03 Listed $115,000 HARMLS