2501 Gulf Fwy #274 · Dickinson, TX 77539

$50,000

1 bd · 1.0 ba · 639 sqft · Condo · 112 Days on market

Built 1980 Good condition $78/sqft · 29% below area Est $71k · 29% under $427/mo HOA · 36% of rent ↓ 30% since listing

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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 +27.9/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +9.9/10.0
• Condition / age +3.8/5.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

ATTENTION INVESTORS! Beautifully REMODELED 1 bedroom condo with washer/dryer hookups in the unit. Located inside a gated community in a very convenient location near exit 646. The kitchen has a peekaboo window to enjoy conversation with your guests. Spacious living/dining room has a wood burning fireplace. Walk in closet in master bedroom and brand new carpets throughout the unit. The property is locally managed and has easy access to I-45 to make an easy commute to Galveston or Downtown/Medical Center. One exit from the Outlet Mall, one exit from Walmart, Home Depot, H-E-B supermarket. This unit is currently tenant occupied at $950/month until 6/30/2027.

Key facts

• Gated community
• Easy access to i-45
• Washer dryer hookups

Tags

• GATED COMMUNITY
• WASHER DRYER HOOKUPS
• PEEKABOO WINDOW
• WOOD BURNING FIREPLACE
• WALK IN CLOSET
• EASY ACCESS TO I-45

🏷️ Possibly a rental listed for sale. The $50,000 price doesn't fit this home's estimated sale value (~$70,736) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $50k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-272 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $11k (78.7% below list).
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $11k (78.7% below list) — sets the bar for cash-flow.
• Cap rate 10.0% vs local median 2.4% in Dickinson — 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 67/100 on livability (#533 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: amenities F, commute F, health & safety F.
• Dickinson ISD (suburban): math 39% / reading 40% proficiency, ranked #366 of 826 in TX (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Bay Colony El (math 53% / reading 37%, grade D-, #1,133 of 4,322 statewide, top 27%, 653 students, 62% FRL); Dunbar Middle (math 25% / reading 20%, grade F, #1,341 of 1,662 statewide, top 82%, 654 students, 78% FRL); Dickinson H S (math 30% / reading 46%, grade F, #880 of 1,632 statewide, top 54%, 3,619 students, 64% FRL).
• Market conditions: Rents soft (-0.1%/yr); 844 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 3,258 units permitted in Galveston County in 2024 (0 in 5+ unit buildings).
• This rent is only 16% of the median local income ($89k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k 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 112 days — a 9% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $5k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 36% 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 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $10,648 (78.7% 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 112 days. Have you received any prior offers? Is the seller open to a 79% 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. 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?
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: 2.35% ✓
• Cap rate: 10.00%
• Cash-on-cash: 13.25%
• DSCR: 1.59
• GRM: 3.6

CMA / ARV

• ARV (median comp): $70,736
• List price: $50,000
• Delta: -29.31%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2501 Gulf Fwy Unit 8A	0.02mi	1/1.0	639 (0%)	1mo	$55,000	$86	98
2501 Gulf Fwy Unit 15A	0.02mi	1/1.0	639 (0%)	9mo	$60,000	$94	91
2501 Gulf Fwy Unit 16A	0.02mi	1/1.0	639 (0%)	9mo	$60,000	$94	91
2501 Gulf Fwy Unit 273B	0.02mi	1/1.0	639 (0%)	10mo	$45,000	$70	91
2501 Gulf Fwy Unit 277B	0.02mi	1/1.0	681 (+7%)	0mo	$59,900	$88	88

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: -90.1%
• Equity multiple: -1.02×
• Total profit: $-28,320
• Equity at exit: $7,455

10-year hold

• IRR: —
• Equity multiple: -3.15×
• Total profit: $-58,052
• Equity at exit: $4,323

Cash invested: $14,000 (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 77539

• Home prices YoY: -29.8%
• Rents YoY: -0.1%
• Active inventory: 844
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,174 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$427
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $-272

Break-even live

Break-even rent $1,518

Max offer price $10,648

Occupancy floor —

Sensitivity live

Price	-10% $-237	-5% $-255	+0% $-272	+5% $-289	+10% $-307
Rent	-10% $-365	-5% $-318	+0% $-272	+5% $-226	+10% $-179
Rate	-1.0pp $-247	-0.5pp $-259	base $-272	+0.5pp $-285	+1.0pp $-298

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: $12,500
• Closing costs: $1,500
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 Deats Rd Dickinson, TX	1.0–2.0	1.0–2.0	897	$799	$0.89	0d	9	0.51mi
3301 Hughes Ln Dickinson, TX	1.0–2.0	1.0–2.0	800	$999	$1.25	9d	4	0.57mi

Property features AI

Finance

• Other: Community poolPets allowed with restrictions
• HOA & community: Association managed by RISE Association ManagementGated communityMonthly association fee (includes common areas, structure maintenance, recreation facilities, sewer, trash, water)

Exterior

• Parking: Carport (1 space)Additional parkingAssigned parking
• Security: Smoke detector(s)
• Utilities: Public water
• Home design: Residential property2-story buildingFull ownershipSlab foundationComposition roofBuilt in 1980
• Construction: Brick construction
• Exterior features: BalconyFenced

Interior

• Kitchen: DishwasherElectric ovenFree-standing rangeDisposalRefrigeratorLaminate countertops
• Bedrooms: Primary bedroom on first floor (13 x 12)
• Flooring: CarpetTile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric)Central air (electric)
• Interior features: BalconyPantryTub with showerWindow treatmentsCeiling fan(s)Living/Dining room layoutFree-standing wood-burning fireplace
• Laundry & utility: Electric dryer hookupUtility room on first floor

HOA detail $427/mo · $5,124/yr condo

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

Listing history 50 events

1. 2026-08-08
   days on market $50,000 Active 112 DOM
2. 2026-08-06
   days on market $50,000 Active 110 DOM
3. 2026-08-05
   days on market $50,000 Active 109 DOM
4. 2026-08-04
   days on market $50,000 Active 108 DOM
5. 2026-08-03
   days on market $50,000 Active 107 DOM
6. 2026-07-31
   days on market $50,000 Active 104 DOM
7. 2026-07-30
   days on market $50,000 Active 103 DOM
8. 2026-07-30
   days on market $50,000 Active 102 DOM
9. 2026-07-28
   days on market $50,000 Active 101 DOM
10. 2026-07-26
    days on market $50,000 Active 99 DOM
11. 2026-07-24
    days on market $50,000 Active 97 DOM
12. 2026-07-23
    days on market $50,000 Active 96 DOM
13. 2026-07-22
    days on market $50,000 Active 95 DOM
14. 2026-07-21
    days on market $50,000 Active 94 DOM
15. 2026-07-20
    days on market $50,000 Active 93 DOM
16. 2026-07-18
    days on market $50,000 Active 91 DOM
17. 2026-07-18
    days on market $50,000 Active 90 DOM
18. 2026-07-16
    pricedays on market $50,000 Active 89 DOM
19. 2026-07-15
    days on market $55,000 Active 88 DOM
20. 2026-07-14
    days on market $55,000 Active 87 DOM
21. 2026-07-13
    days on market $55,000 Active 86 DOM
22. 2026-07-13
    days on market $55,000 Active 85 DOM
23. 2026-07-11
    days on market $55,000 Active 84 DOM
24. 2026-07-10
    days on market $55,000 Active 83 DOM
25. 2026-07-09
    days on market $55,000 Active 82 DOM
26. 2026-07-07
    days on market $55,000 Active 80 DOM
27. 2026-07-06
    days on market $55,000 Active 79 DOM
28. 2026-07-06
    days on market $55,000 Active 78 DOM
29. 2026-07-05
    days on market $55,000 Active 77 DOM
30. 2026-07-03
    days on market $55,000 Active 76 DOM
31. 2026-07-02
    days on market $55,000 Active 75 DOM
32. 2026-07-01
    days on market $55,000 Active 74 DOM
33. 2026-06-30
    days on market $55,000 Active 73 DOM
34. 2026-06-29
    days on market $55,000 Active 72 DOM
35. 2026-06-28
    days on market $55,000 Active 71 DOM
36. 2026-06-27
    days on market $55,000 Active 70 DOM
37. 2026-06-26
    days on market $55,000 Active 69 DOM
38. 2026-06-24
    days on market $55,000 Active 67 DOM
39. 2026-06-22
    days on market $55,000 Active 65 DOM
40. 2026-06-21
    days on market $55,000 Active 64 DOM
41. 2026-06-18
    days on market $55,000 Active 61 DOM
42. 2026-06-17
    days on market $55,000 Active 60 DOM
43. 2026-06-16
    days on market $55,000 Active 59 DOM
44. 2026-06-15
    days on market $55,000 Active 58 DOM
45. 2026-06-13
    days on market $55,000 Active 56 DOM
46. 2026-06-09
    days on market $55,000 Active 52 DOM
47. 2026-06-08
    days on market $55,000 Active 51 DOM
48. 2026-06-07
    days on market $55,000 Active 50 DOM
49. 2026-06-04
    days on market $55,000 Active 47 DOM
50. 2026-06-03
    days on market $55,000 Active 46 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 8/10 Severe FEMA zone AE · 96% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 26 d/yr by 30 yrs out
• 💨 Wind 9/10 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: $14,083
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$5,368
• − Repairs & maintenance: −$1,127
• − Management: −$1,127
• − HOA: −$5,124
• − Depreciation: −$1,455
• Taxable loss: −$3,668
• Est. tax savings @ 24.0%: +$880
• After-tax cash flow: $-2,383/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 Est. rehab $3,195–$9,585 screening

This remodeled 1-bedroom condo is in good condition with no major repairs needed. It's located in a gated community with easy access to major highways and amenities. Painting the exterior and replacing carpets would significantly increase its value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace carpets — Fresh carpeting improves comfort and value ↑

ⓘ 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.

F Composite school gradezoned avg 35/100

Zoned Schools

Elementary Bay Colony El D- TX #1,133/4,322 Nat'l #15,897/41,679 Middle Dunbar Middle F TX #1,341/1,662 Nat'l #11,105/14,009 High Dickinson H S F TX #880/1,632 Nat'l #8,877/17,239

Schools (NCES district)

• District: Dickinson ISD
• NCES district ID: 4817070
• Math proficiency: 39% ▼ -11.00%
• Reading proficiency: 40% ▼ -2.00%
• Median HH income: $61,318
• Composite: 35.16/100
• National rank: #5005
• State rank: #366 of 826 in TX

C Composite livability gradescore 67/100

Livability — Dickinson

• Score: 67/100
• State rank: #533
• US rank: #10431

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment A- Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dickinson, TX
• County: Galveston County · 390,640 people
• City population: 49,375
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 49,375
• Household income: $89,111
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 10% 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 37% Two or more races 19% Black 10% Asian 3%
• Hispanic origin (detail): Mexican 29% Puerto Rican 2%
• Common ancestry: Italian 3% Romanian 2% Lithuanian 1%
• Foreign-born: 13% · Canada, Vietnam
• Languages at home: 73% English-only · Spanish 24% Vietnamese 1% Other Indo-European 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: ▼ -109.46%
• Current HPI: 258.0104
• Rent YoY: ▼ -0.12%
• 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: Community poolPets allowed with restrictions
• HOA & community: Association managed by RISE Association ManagementGated communityMonthly association fee (includes common areas, structure maintenance, recreation facilities, sewer, trash, water)

Exterior

• Parking: Carport (1 space)Additional parkingAssigned parking
• Security: Smoke detector(s)
• Utilities: Public water
• Home design: Residential property2-story buildingFull ownershipSlab foundationComposition roofBuilt in 1980
• Construction: Brick construction
• Exterior features: BalconyFenced

Interior

• Kitchen: DishwasherElectric ovenFree-standing rangeDisposalRefrigeratorLaminate countertops
• Bedrooms: Primary bedroom on first floor (13 x 12)
• Flooring: CarpetTile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric)Central air (electric)
• Interior features: BalconyPantryTub with showerWindow treatmentsCeiling fan(s)Living/Dining room layoutFree-standing wood-burning fireplace
• Laundry & utility: Electric dryer hookupUtility room on first floor

Price history

-30.4% since first listed

13 events — show timeline

• 2026-04-18 Listed $55,000 HARMLS
• 2026-03-31 Listing Removed — HARMLS
• 2025-06-16 Price Changed $60,000 HARMLS
• 2025-03-13 Price Changed $65,000 HARMLS
• 2025-01-28 Relisted — HARMLS
• 2025-01-16 Listing Removed — HARMLS
• 2025-01-09 Listing Removed — HARMLS
• 2025-01-09 Listed $70,000 HARMLS
• 2024-04-11 Listed $75,000 HARMLS
• 2024-02-26 Listing Removed — HARMLS
• 2023-12-18 Listed $79,000 HARMLS
• 2023-07-01 Rental Removed — APPFOLIO
• 2023-06-28 Rental Removed — HARMLS