11 Dana Dr Unit H · Galveston, TX 77554

$32,500

2 bd · 1.0 ba · 971 sqft · Townhouse · 14 Days on market

Built 1992 Good condition Est $30k · 8% over $299/mo HOA · 19% 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).

• Cash flow +15.0/30.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +4.2/5.0
• ARV discount +3.9/15.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Schools +3.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Experience waterfront living in Pirates Cove at Lake Como, one of Galveston’s premier master-planned communities. This beautifully maintained 2-bedroom, 1-bath townhome includes a 2 car garage and offers 1/8 fractional ownership (deeded timeshare), providing six weeks of use annually—enjoy your own coastal getaway every eight weeks. Take in stunning sunrise and sunset views from this waterfront retreat and enjoy direct access to a private fishing pier, boating, kayaking, and other outdoor activities. Ownership is truly hassle free, with the monthly maintenance fee covering, water, electricity, insurance, and housekeeping. Located within walking distance of Waterman’s Resta

Key facts

• Private fishing pier
• Waterfront living
• Coastal getaway

Tags

• WATERFRONT LIVING
• PRIVATE FISHING PIER
• COASTAL GETAWAY

Property features AI

Finance

• HOA & community: Pirates Cove Townhomes association; Monthly association fee of $299; Association covers common areas, cable TV, electricity, insurance, structure maintenance, recreation facilities, sewer, trash, utilities, and water

Exterior

• Parking: Garage
• Utilities: Public water; Public sewer
• Home design: Residential property; 2 stories; Faces east
• Construction: Built in 1992; Cement siding; Composition roof; Slab foundation
• Exterior features: Bay front waterfront; Has view

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Disposal; Microwave; Oven; Refrigerator
• Bedrooms: Bedroom on second level (10 x 10); Bedroom on second level (17 x 11)
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Ceiling fan(s); Electric dryer hookup
• Laundry & utility: Washer; Dryer; Electric dryer hookup; Utility room on second level (in hall)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $32k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $43 ($516/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $32k).
• Cap rate 32.6% 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 (+6.7%/yr); 1239 active listings in the ZIP; solid renter incomes; 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 $225 of loan paydown is wiped out by about $975 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 + 6.7% rent growth), your $9k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $32,500

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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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 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: 4.81% ✓
• Cap rate: 32.58%
• Cash-on-cash: 93.89%
• DSCR: 5.18
• GRM: 1.7

CMA / ARV

• ARV (on-the-fly): $30,101
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11H Dana Dr	0.00mi	2/1.0	971 (0%)	23mo	$30,000	$31	81

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 · 6.73% rent growth · sell at horizon

5-year hold

• IRR: 9.9%
• Equity multiple: 1.46×
• Total profit: $4,179
• Equity at exit: $4,846

10-year hold

• IRR: 27.6%
• Equity multiple: 5.03×
• Total profit: $36,662
• Equity at exit: $2,810

Cash invested: $9,100 (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 77554

• Rents YoY: 6.7%
• Active inventory: 1239
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,564 medium
• Mortgage (P&I): −$170
• Tax est. 1.5%: −$41 /mo · $488/yr
• Insurance: −$14
• Flood insurance flood zone: −$669 /mo · $8,028/yr
• HOA: −$299
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $43

Break-even live

Break-even rent $1,510

Max offer price $32,500

Occupancy floor 92%

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: $8,125
• Closing costs: $975
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $299 · $3,588/yr
• Likely covers: waterelectric

Listing history 9 events

1. 2026-06-18
   days on market $32,500 Active 14 DOM
2. 2026-06-17
   days on market $32,500 Active 13 DOM
3. 2026-06-16
   days on market $32,500 Active 12 DOM
4. 2026-06-15
   days on market $32,500 Active 11 DOM
5. 2026-06-13
   days on market $32,500 Active 9 DOM
6. 2026-06-09
   days on market $32,500 Active 5 DOM
7. 2026-06-08
   days on market $32,500 Active 4 DOM
8. 2026-06-07
   remarks 681-char remark
9. 2026-06-07
   listed $32,500 Active 3 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 10/10 Extreme FEMA zone VE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,768
• − Mortgage interest: −$1,821
• − Property taxes: −$488
• − Insurance: −$8,190
• − Repairs & maintenance: −$1,501
• − Management: −$1,501
• − HOA: −$3,588
• − Depreciation: −$945
• Taxable income: $733
• Est. tax owed @ 24.0%: −$176
• After-tax cash flow: $340/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

Good 75/100 Cosmetic rehab

This well-maintained 2-bedroom, 1-bath townhome in Pirates Cove at Lake Como offers a good investment opportunity with minimal repairs and updates needed.

Value-add opportunities

• Both Paint the exterior siding — Painting the exterior siding can enhance the curb appeal and increase the home's value.
• Both Replace the carpet in the living area — Replacing the carpet can improve the living area's appearance and increase the home's value.
• Rental Clean the HVAC filter — A clean HVAC system can improve air quality and reduce energy costs, making the home more attractive to renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Painting the exterior siding can enhance the curb appeal and increase the home's value. ↑
• Both Replace the carpet in the living area — Replacing the carpet can improve the living area's appearance and increase the home's value. ↑
• Rental Clean the HVAC filter — A clean HVAC system can improve air quality and reduce energy costs, making the home more attractive to renters. ↑

ⓘ 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): 10,414
• Household income: $86,490
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 423.0

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: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 14% Two or more races 9% Asian 3% Black 3%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 4% Lithuanian 4% Slovak 3%
• Foreign-born: 8% · Canada
• Languages at home: 85% English-only · Spanish 8% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -145.04%
• Current HPI: 241.704
• Rent YoY: ▲ 6.73%
• 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

1 event — show timeline

• 2026-06-04 Listed $32,500 HARMLS