4028 Sealy St · Galveston, TX 77550

$109,000

3 bd · 2.0 ba · 1,640 sqft · SingleFamily public records · 42 Days on market

Built 1955 3,611 sqft lot $66/sqft · 50% below area

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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
• 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

Listing remarks

Investor dream. The home has lots of potential.

Key facts

• 3,611 sq ft lot
• Built 1955
• Listed 42 days

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story (all primary rooms listed on the first floor); Built in 1955
• Construction: Wood siding exterior; Block foundation; Composition roof
• Exterior features: Corner lot

Interior

• Bedrooms: Primary bedroom on the first floor; Two additional bedrooms on the first floor
• Bathrooms: 2 full bathrooms
• Interior features: 3 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $77 ($928/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Recommended offer: $106k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.8% 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; 19 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% of comp listings sitting > 30 days — soft ceiling on asking rent; 3,258 units permitted in Galveston County in 2024 (0 in 5+ unit buildings).
• At $1,966/mo this rent would consume 52% 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 $754 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 42 days — a 3% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.8% of price; flood insurance adds $427/mo; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,730 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.80% ✓
• Cap rate: 11.84%
• Cash-on-cash: 19.81%
• DSCR: 1.88
• GRM: 4.6

CMA / ARV

• ARV (median comp): $219,374
• List price: $109,000
• Delta: -50.31%
• 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
4318 Avenue K	0.25mi	3/2.0	1,528 (-7%)	5mo	$199,000	$130	73
4701 Alamo Dr	0.50mi	3/2.0	1,530 (-7%)	1mo	$349,000	$228	65
4017 Avenue L	0.23mi	3/2.0	1,404 (-14%)	2mo	$285,000	$203	64
3905 Avenue L	0.27mi	3/1.5	1,408 (-14%)	2mo	$215,000	$153	60
4509 N Live Oak Cir	0.33mi	4/2.0 (+1)	1,472 (-10%)	3mo	$335,000	$228	60
1102 36th St	0.40mi	3/3.5	1,859 (+13%)	1mo	$580,000	$312	52
3535 Avenue M	0.45mi	4/2.0 (+1)	1,420 (-13%)	0mo	$355,000	$250	52
3533 Avenue M	0.45mi	4/2.0 (+1)	1,420 (-13%)	5mo	$359,500	$253	48
4701 Avenue N 1/2	0.66mi	3/2.5	1,832 (+12%)	6mo	$299,000	$163	43
4901 Wharton Dr	0.67mi	3/1.0	1,424 (-13%)	0mo	$252,000	$177	43
4626 Avenue O 1/2	0.71mi	2/2.0 (-1)	1,830 (+12%)	1mo	$135,000	$74	42
3609 Avenue O	0.63mi	3/2.0	1,394 (-15%)	6mo	$325,000	$233	41

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.6%
• Equity multiple: 0.41×
• Total profit: $-18,023
• Equity at exit: $16,252

10-year hold

• IRR: -29.4%
• Equity multiple: 0.03×
• Total profit: $-29,688
• Equity at exit: $9,424

Cash invested: $30,520 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,966 high
• Mortgage (P&I): −$572
• Tax from tax record: −$432 /mo · $5,184/yr
• Insurance: −$45
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $77

Break-even live

Break-even rent $1,868

Max offer price $109,000

Occupancy floor 91%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3808 Avenue L Unit L Galveston, TX	3.0	2.0	1800	$2,250	$1.25	43d	1	0.28mi
4025 Avenue M Unit M Galveston, TX	3.0	3.0	1628	$2,490	$1.53	43d	1	0.30mi
3523 Avenue L Unit L Galveston, TX	3.0	2.0	1500	$2,250	$1.50	43d	1	0.44mi
4406 Avenue N Galveston, TX	2.0	2.0	1197	$1,230	$1.03	3d	1	0.45mi
4309 Ursuline Ave Unit 1flr Galveston, TX	2.0	1.0	1600	$1,500	$0.94	43d	1	0.46mi
3002 Avenue K Galveston, TX	4.0	2.5	1500	$3,175	$2.12	43d	1	0.79mi
2915 Avenue H Galveston, TX	2.0–3.0	1.5–3.0	1118	$2,100	$1.88	1d	15	0.81mi
3602 Avenue Q 1/2 Galveston, TX	2.0	1.0	1416	$2,500	$1.77	43d	1	0.90mi
5006 Bernardo De Galvez Ave Unit RL14 Galveston, TX	2.0	1.0	1080	$1,350	$1.25	43d	1	0.94mi
2221 35th St Galveston, TX	2.0	1.0	1080	$1,300	$1.20	15d	1	0.98mi
2221 35th St Unit UP Galveston, TX	2.0	1.0	1080	$1,300	$1.20	18d	1	0.98mi
4824 Avenue R Galveston, TX	2.0	2.0	1250	$1,300	$1.04	43d	1	1.06mi
2814 Avenue O 1/2 Galveston, TX	2.0	1.0	1105	$1,400	$1.27	43d	1	1.07mi
4818 Avenue R 1/2 Galveston, TX	1.0–3.0	1.0–2.0	1264	$1,875	$1.48	1d	2	1.10mi
3828 S Avenue 1/2 Galveston, TX	2.0	1.0	1770	$1,600	$0.90	20d	1	1.11mi
2427 35th St Galveston, TX	3.0	2.5	1540	$2,500	$1.62	43d	1	1.11mi
2001 29th St Galveston, TX	2.0	1.0	1109	$1,400	$1.26	43d	1	1.12mi
4420 Avenue T Galveston, TX	3.0	2.0	1260	$2,100	$1.67	43d	1	1.18mi
1801 Rosenberg St Unit HOUSE Galveston, TX	3.0	3.5	1288	$2,700	$2.10	43d	1	1.29mi

Listing history 15 events

1. 2026-06-18
   days on market $109,000 Active 42 DOM
2. 2026-06-17
   days on market $109,000 Active 41 DOM
3. 2026-06-16
   days on market $109,000 Active 40 DOM
4. 2026-06-15
   days on market $109,000 Active 39 DOM
5. 2026-06-13
   days on market $109,000 Active 37 DOM
6. 2026-06-09
   days on market $109,000 Active 33 DOM
7. 2026-06-08
   days on market $109,000 Active 32 DOM
8. 2026-06-07
   days on market $109,000 Active 31 DOM
9. 2026-06-04
   days on market $109,000 Active 28 DOM
10. 2026-06-03
    days on market $109,000 Active 27 DOM
11. 2026-06-02
    days on market $109,000 Active 26 DOM
12. 2026-06-01
    days on market $109,000 Active 25 DOM
13. 2026-05-31
    days on market $109,000 Active 24 DOM
14. 2026-05-07
    listed $109,000 Active 47-char remark
15. 2001-03-01
    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: $5,184 · $432/mo
• Projected year-2 tax: $5,184 · $432/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 AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,588
• − Mortgage interest: −$6,106
• − Property taxes: −$5,184
• − Insurance: −$5,664
• − Repairs & maintenance: −$1,887
• − Management: −$1,887
• − Depreciation: −$3,171
• Taxable loss: −$310
• Est. tax savings @ 24.0%: +$74
• After-tax cash flow: $1,003/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

2 events — show timeline

• 2026-05-07 Listed $109,000 HARMLS
• 2001-03-01 Sold (Public Records) — Public Records

Property tax history

+18.2%/yr

Latest (2025): $5,184 · +251.5% YoY. Source: county tax records.