520 Annabelle Dr · Bolivar Peninsula, TX 77617

$150,000

5 bd · 5.5 ba · 2,118 sqft · SingleFamily public records · 35 Days on market

Built 2024 Good condition 4,356 sqft lot

---

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
• Schools +5.1/10.0
• Appreciation +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0

Listing remarks

This is a 1/8th interest in the residential property. Stay when you want, rent it out with a professional management company when you aren't there! Located at 520 Annabelle Drive in the Aria subdivision of Gilchrist, Texas, this home (often marketed under names like "Ocean Paradise") is a high-end beachfront retreat designed specifically for large groups and multi-generational families.

Key facts

• 4,356 sq ft lot
• 2 parking spots
• Built 2024

Property features AI

Finance

• Other: Details not provided
• Financial info: Lease not considered
• HOA & community: Part of the Cory Morehead Subdivision association

Exterior

• Parking: Attached carport; Detached carport; Two carport spaces
• Security: Details not provided
• Utilities: Public sewer
• Home design: Residential property; Built in 2024
• Construction: Wood siding construction
• Exterior features: Corner lot; Ravine on the lot; Metal roof

Interior

• Kitchen: Details not provided
• Bedrooms: Details not provided
• Flooring: Details not provided
• Bathrooms: Five full bathrooms and one half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Total of 5 rooms
• Laundry & utility: Details not provided

What this means for you Summary

Snapshot

• This is a 5-bed/5.5-bath single-family listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $949 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.2% 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.
• High Island ISD (rural): math 65% / reading 50% proficiency, ranked #177 of 1,141 in TX (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 227 active listings in the ZIP; 3,258 units permitted in Galveston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $4k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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: property tax is 3.7% of price; 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 $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.47% ✓
• Cap rate: 19.24%
• Cash-on-cash: 46.23%
• DSCR: 3.06
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $1,103,478
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
768 Bolivar Dunes Blvd	0.71mi	4/3.0 (-1)	2,300 (+9%)	1mo	$1,199,000	$521	36

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: 33.3%
• Equity multiple: 2.88×
• Total profit: $79,157
• Equity at exit: $67,446

10-year hold

• IRR: 33.7%
• Equity multiple: 5.71×
• Total profit: $197,968
• Equity at exit: $103,943

Cash invested: $42,000 (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 77617

• Active inventory: 227
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $3,708 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$462 /mo · $5,540/yr
• Insurance: −$62
• Flood insurance flood zone: −$669 /mo · $8,028/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$779
• Net cashflow: $949

Break-even live

Break-even rent $2,506

Max offer price $150,000

Occupancy floor 69%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $150,000 Active 35 DOM
2. 2026-06-17
   days on market $150,000 Active 34 DOM
3. 2026-06-16
   days on market $150,000 Active 33 DOM
4. 2026-06-15
   days on market $150,000 Active 32 DOM
5. 2026-06-13
   days on market $150,000 Active 30 DOM
6. 2026-06-12
   days on market $150,000 Active 29 DOM
7. 2026-06-10
   days on market $150,000 Active 26 DOM
8. 2026-06-08
   days on market $150,000 Active 25 DOM
9. 2026-06-08
   days on market $150,000 Active 24 DOM
10. 2026-06-07
    days on market $150,000 Active 23 DOM
11. 2026-06-03
    days on market $150,000 Active 20 DOM
12. 2026-06-02
    days on market $150,000 Active 19 DOM
13. 2026-06-01
    days on market $150,000 Active 18 DOM
14. 2026-05-31
    days on market $150,000 Active 17 DOM
15. 2026-05-14
    listed $150,000 Active
16. 2025-09-16
    historical
17. 2025-08-15
    status Active
18. 2025-08-15
    price $499,900
19. 2025-08-15
    listed $499,900 Active
20. 2025-07-31
    historical
21. 2025-05-27
    price $549,900
22. 2025-05-27
    price $549,900
23. 2025-05-12
    price $559,900
24. 2025-05-12
    price $559,900
25. 2025-05-05
    price $569,900
26. 2025-05-05
    price $569,900
27. 2025-04-29
    listed $579,900 Active
28. 2025-04-22
    listed $579,900 Active
29. 2024-04-16
    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: $5,540 · $462/mo
• Projected year-2 tax: $5,540 · $462/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,491
• − Mortgage interest: −$8,402
• − Property taxes: −$5,540
• − Insurance: −$8,778
• − Repairs & maintenance: −$3,559
• − Management: −$3,559
• − Depreciation: −$4,364
• Taxable income: $10,288
• Est. tax owed @ 24.0%: −$2,469
• After-tax cash flow: $8,921/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 · 12 photos

Good 80/100 None rehab

This well-maintained, high-end beachfront home is move-in ready and ideal for large groups and multi-generational families.

Value-add opportunities

• Both Landscaping improvements — Enhance curb appeal and attract more visitors
• Both Add smart home features — Improve convenience and attract tech-savvy buyers
• Both Install smart thermostat — Reduce energy costs and attract eco-conscious buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhance curb appeal and attract more visitors ↑
• Both Add smart home features — Improve convenience and attract tech-savvy buyers ↑
• Both Install smart thermostat — Reduce energy costs and attract eco-conscious buyers ↑

ⓘ 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: High Island ISD
• NCES district ID: 4823160
• Math proficiency: 65% ▲ 30.00%
• Reading proficiency: 50% ▲ 15.00%
• Median HH income: $49,447
• Composite: 50.69/100
• National rank: #3933
• State rank: #177 of 1141 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): 38

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 (100%)
• Race & ethnicity: White 100%
• Common ancestry: Lithuanian 18% Serbian 18%
• Languages at home: 84% English-only · Spanish 16%

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: —
• Current HPI: —
• 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

-74.1% since first listed

15 events — show timeline

• 2026-05-14 Listed $150,000 HARMLS
• 2025-09-16 Listing Removed — HARMLS
• 2025-08-15 Relisted — Deep East Texas MLS
• 2025-08-15 Price Changed $499,900 Deep East Texas MLS
• 2025-08-15 Listed $499,900 HARMLS
• 2025-07-31 Listing Removed — HARMLS
• 2025-05-27 Price Changed $549,900 HARMLS
• 2025-05-27 Price Changed $549,900 Deep East Texas MLS
• 2025-05-12 Price Changed $559,900 HARMLS
• 2025-05-12 Price Changed $559,900 Deep East Texas MLS
• 2025-05-05 Price Changed $569,900 HARMLS
• 2025-05-05 Price Changed $569,900 Deep East Texas MLS
• 2025-04-29 Listed $579,900 HARMLS
• 2025-04-22 Listed $579,900 Deep East Texas MLS
• 2024-04-16 Sold (Public Records) — Public Records

Property tax history

+50.7%/yr

Latest (2025): $5,540 · +56.2% YoY. Source: county tax records.