2706 Alamonte Dr · Sealy, TX 77474

$264,990

4 bd · 2.0 ba · 1,476 sqft · SingleFamily · 45 Days on market

Built 2026 Poor condition $64/mo HOA · 3% 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 +13.9/30.0
• ARV discount +7.5/15.0
• 1% rule +4.2/10.0
• DSCR +4.2/10.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The property is located at 2706 Alamonte Drive SEALY TX 77474 priced at 264990, the square foot and stories are 1476, 1.The number of bath is 2, halfbath is 0 there are 4 bedrooms and 2 garages. For more details please, call or email.

Key facts

• 2 garage spots
• Community pool
• Built 2026

Property features AI

Finance

• HOA & community: Association: Inframark; Annual association fee of $770; Association includes clubhouse and common areas; Community pool

Exterior

• Parking: Attached garage with 2 spaces
• Security: Prewired; Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Residential property; Under construction (new construction); Full ownership; Slab foundation; Composition roof
• Construction: Built in 2026; Brick and vinyl siding construction; Slab foundation
• Exterior features: Covered patio; Deck; Patio; Fence (back yard); Private yard

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Garbage disposal; Microwave; ENERGY STAR qualified appliances
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Breakfast bar; Entrance foyer; Kitchen island; Kitchen/family room combo; Pantry; Quartz counters; Programmable thermostat; Low emissivity windows; Tankless water heater
• Laundry & utility: Washer hookup; Electric dryer hookup

🏗️ New construction. The $264,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $260,612.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $265k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $31 ($372/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (9.4% below list).
• Recommended offer: $240k (9.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 2.6% in Sealy — 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 70/100 on livability (#342 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F.
• Sealy ISD (rural): math 39% / reading 39% proficiency, ranked #405 of 826 in TX (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Selman El (math 31% / reading 36%, grade F, #2,174 of 4,322 statewide, top 51%, 639 students, 71% FRL); Sealy J H (math 38% / reading 38%, grade F, #717 of 1,662 statewide, top 44%, 664 students, 63% FRL); Sealy H S (math 42% / reading 44%, grade F, #713 of 1,632 statewide, top 44%, 903 students, 61% FRL).
• Market conditions: 312 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 410 units permitted in Austin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Austin County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $240,000 (9.4% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 0.92% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.51%
• DSCR: 1.02
• GRM: 9.0

CMA / ARV

• ARV (median comp): $260,612
• List price: $264,990
• Delta: 1.68%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2226 Laurel Bloom Ln	0.06mi	3/2.0 (-1)	1,595 (+8%)	23mo	$259,990	$163	60
2018 Woodlark Way	0.12mi	3/2.0 (-1)	1,595 (+8%)	21mo	$266,990	$167	59
2233 Laurel Bloom Ln	0.10mi	3/2.0 (-1)	1,595 (+8%)	23mo	$266,990	$167	57
2023 Woodlark Way	0.12mi	4/2.0	1,680 (+14%)	17mo	$264,990	$158	57
2005 Woodlark Way	0.19mi	3/2.0 (-1)	1,595 (+8%)	19mo	$253,990	$159	57
2017 Woodlark Way	0.14mi	4/2.0	1,680 (+14%)	18mo	$264,990	$158	55
2033 Woodlark Way	0.11mi	4/2.0	1,680 (+14%)	20mo	$267,990	$160	55
2011 Woodlark Way	0.16mi	4/2.0	1,680 (+14%)	19mo	$262,990	$157	54
301 Morning Dove Trl	0.73mi	3/2.0 (-1)	1,634 (+11%)	9mo	$319,000	$195	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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-40,182
• Equity at exit: $38,858

10-year hold

• IRR: -6.9%
• Equity multiple: 0.56×
• Total profit: $-32,143
• Equity at exit: $22,533

Cash invested: $72,971 (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 77474

• Active inventory: 312
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,400 medium
• Mortgage (P&I): −$1,367
• Tax est. 1.5%: −$326 /mo · $3,909/yr
• Insurance: −$109
• HOA: −$64
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $31

Break-even live

Break-even rent $2,361

Max offer price $260,612

Occupancy floor 94%

Sensitivity live

Price	-10% $211	-5% $121	+0% $31	+5% $-59	+10% $-149
Rent	-10% $-159	-5% $-64	+0% $31	+5% $126	+10% $221
Rate	-1.0pp $162	-0.5pp $97	base $31	+0.5pp $-37	+1.0pp $-105

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: $65,153
• Closing costs: $7,818
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 Morning Dove Trl Sealy, TX	4.0	2.0	1845	$2,400	$1.30	0d	1	0.59mi

HOA detail

• Monthly dues: $64 · $768/yr

Listing history 17 events

1. 2026-06-21
   days on market $264,990 Active 45 DOM
2. 2026-06-18
   days on market $264,990 Active 42 DOM
3. 2026-06-17
   days on market $264,990 Active 41 DOM
4. 2026-06-16
   days on market $264,990 Active 40 DOM
5. 2026-06-15
   days on market $264,990 Active 39 DOM
6. 2026-06-13
   days on market $264,990 Active 37 DOM
7. 2026-06-09
   days on market $264,990 Active 33 DOM
8. 2026-06-08
   days on market $264,990 Active 32 DOM
9. 2026-06-07
   days on market $264,990 Active 31 DOM
10. 2026-06-04
    days on market $264,990 Active 28 DOM
11. 2026-06-03
    days on market $264,990 Active 27 DOM
12. 2026-06-02
    days on market $264,990 Active 26 DOM
13. 2026-06-01
    days on market $264,990 Active 25 DOM
14. 2026-05-31
    days on market $264,990 Active 24 DOM
15. 2026-05-17
    price $266,990 234-char remark

    Show marketing remark (234 chars)

    The property is located at 2706 Alamonte Drive SEALY TX 77474 priced at 264990, the square foot and stories are 1476, 1.The number of bath is 2, halfbath is 0 there are 4 bedrooms and 2 garages. For more details please, call or email.

16. 2026-05-09
    listed $264,990 Active 234-char remark

    Show marketing remark (234 chars)

    The property is located at 2706 Alamonte Drive SEALY TX 77474 priced at 264990, the square foot and stories are 1476, 1.The number of bath is 2, halfbath is 0 there are 4 bedrooms and 2 garages. For more details please, call or email.

17. 2026-05-07
    listed $264,990 Active 825-char remark

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,800
• − Mortgage interest: −$14,598
• − Property taxes: −$3,909
• − Insurance: −$1,303
• − Repairs & maintenance: −$2,304
• − Management: −$2,304
• − HOA: −$768
• − Depreciation: −$7,581
• Taxable loss: −$3,968
• Est. tax savings @ 24.0%: +$952
• After-tax cash flow: $1,324/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 · 1 photo

Poor 20/100 Extensive rehab

This home requires extensive repairs and updates to its exterior, interior, and flooring, significantly impacting its current value. Immediate action is needed to address these issues before it can be considered for resale or rental.

Repairs flagged

• Major exterior siding — Peeling and damaged
• Major roof — Visible damage
• Major flooring — Poor condition
• Major interior walls/paint — Visible wear and tear

Value-add opportunities

• Resale exterior siding repair — Aesthetic improvement and increased curb appeal
• Resale roof replacement — Structural integrity and improved appearance
• Resale flooring replacement — Improved functionality and appearance
• Resale paint interior walls — Fresh paint enhances the home's appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Peeling and damaged	Major	$15,000–50,000
roof · Visible damage	Major	$15,000–50,000
flooring · Poor condition	Major	$15,000–50,000
interior walls/paint · Visible wear and tear	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale exterior siding repair — Aesthetic improvement and increased curb appeal ↑
• Resale roof replacement — Structural integrity and improved appearance ↑
• Resale flooring replacement — Improved functionality and appearance ↑
• Resale paint interior walls — Fresh paint enhances the home's appeal ↑

ⓘ 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: Sealy ISD
• NCES district ID: 4839630
• Math proficiency: 39% ▼ -6.00%
• Reading proficiency: 39% ▼ -2.00%
• Median HH income: $57,842
• Composite: 34.42/100
• National rank: #5200
• State rank: #405 of 826 in TX

Livability — Sealy

• Score: 70/100
• State rank: #342
• US rank: #7463

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sealy, TX
• Population (ZIP): 14,846

Population outlook (Austin County) Hauer SSP2

• Today (2025): 32,206 people
• By 2030: 33,459 · +3.9%
• By 2040: 35,809 · +11.2%
• By 2050: 37,933 · +17.8%
• By 2075: 44,179 · +37.2%
• By 2100: 47,870 · +48.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 56% Hispanic / Latino 32% Black 9% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Romanian 2% Lithuanian 1% Serbian 1%
• Foreign-born: 12% · Canada
• Languages at home: 73% English-only · Spanish 24% Russian/Polish/Slavic 1% Other Indo-European 1%

Political lean MEDSL · Austin

• 2024 margin: Solid R (+62.7) · D 18.3% · R 81.0%
• 2008→2024 swing: -11.8pp toward R · 2008: -50.9pp · 2024: -62.7pp
• All cycles: 2024: R+62.7 2020: R+58.4 2016: R+59.7 2012: R+60.3 2008: R+50.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -130.57%
• Current HPI: 195.9491
• 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

+0.0% since first listed

6 events — show timeline

• 2026-05-22 Price Changed $264,990 Zillow
• 2026-05-21 Price Changed $264,990 HARMLS
• 2026-05-20 Price Changed $266,990 HARMLS
• 2026-05-17 Price Changed $266,990 Zillow
• 2026-05-09 Listed $264,990 Zillow
• 2026-05-07 Listed $264,990 HARMLS