1131 W Front St · Sealy, TX 77474

$195,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 142 Days on market

Built 2005 0.35 ac lot $203/sqft · 8% below area Est $213k · 8% under

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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 +14.1/30.0
• ARV discount +11.2/15.0
• DSCR +4.3/10.0
• 1% rule +4.2/10.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don’t miss out on this wonderful opportunity to own a charming, TENANT OCCUPIED property. INCOME PRODUCING! This 3-bedroom, 1-bath home offers the perfect blend of comfort and convenience. The kitchen/dining area combo is perfect for casual meals and family gatherings. Washer and dryer connections are available in the home. Stay comfortable year-round with central air and heating. The home features beautiful laminate wood flooring throughout, adding a touch of elegance.Experience the ease and efficiency of an all-electric home. This is a Court-approved estate sale at the list price. Contract offers subject to Judge’s approval prior to execution. Potential Buyer should allow time for court approval.

Key facts

• All electric home
• Income producing
• 0.35 acre lot

Tags

• INCOME PRODUCING
• KITCHEN DINING AREA COMBO
• WASHER AND DRYER CONNECTIONS
• CENTRAL AIR AND HEATING
• LAMINATE WOOD FLOORING
• ALL ELECTRIC HOME

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-39 ($-472/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (7.9% below list).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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: schools D, 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.
• 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 $1k of loan paydown is wiped out by about $6k 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 142 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago 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: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $171,600 (12.0% 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 142 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 6.46%
• Cash-on-cash: 0.60%
• DSCR: 1.03
• GRM: 9.1

CMA / ARV

• ARV (median comp): $212,541
• List price: $195,000
• Delta: -8.25%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
612 Silliman St	0.44mi	3/2.0	1,006 (+5%)	4mo	$205,900	$205	64
1203 Silliman St	0.17mi	2/1.0 (-1)	1,064 (+11%)	14mo	$799,000	$751	57
724 Eagle Lake Rd	0.68mi	2/1.0 (-1)	910 (-5%)	12mo	$183,000	$201	45

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: -17.7%
• Equity multiple: 0.38×
• Total profit: $-34,011
• Equity at exit: $29,075

10-year hold

• IRR: -9.7%
• Equity multiple: 0.41×
• Total profit: $-32,461
• Equity at exit: $16,860

Cash invested: $54,600 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,795 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$287 /mo · $3,445/yr
• Insurance: −$81
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $-39

Break-even live

Break-even rent $1,845

Max offer price $188,045

Occupancy floor 97%

Sensitivity live

Price	-10% $71	-5% $16	+0% $-39	+5% $-95	+10% $-150
Rent	-10% $-181	-5% $-110	+0% $-39	+5% $32	+10% $102
Rate	-1.0pp $59	-0.5pp $10	base $-39	+0.5pp $-90	+1.0pp $-141

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1500 Highway 90 W Sealy, TX	1.0–3.0	1.0–2.0	1050	$1,795	$1.71	0d	24	0.96mi

Listing history 24 events

1. 2026-06-21
   days on market $195,000 Active 142 DOM
2. 2026-06-18
   days on market $195,000 Active 139 DOM
3. 2026-06-17
   days on market $195,000 Active 138 DOM
4. 2026-06-16
   days on market $195,000 Active 137 DOM
5. 2026-06-15
   days on market $195,000 Active 136 DOM
6. 2026-06-13
   days on market $195,000 Active 134 DOM
7. 2026-06-09
   days on market $195,000 Active 130 DOM
8. 2026-06-08
   days on market $195,000 Active 129 DOM
9. 2026-06-07
   days on market $195,000 Active 128 DOM
10. 2026-06-04
    days on market $195,000 Active 125 DOM
11. 2026-06-03
    days on market $195,000 Active 124 DOM
12. 2026-06-02
    days on market $195,000 Active 123 DOM
13. 2026-06-01
    days on market $195,000 Active 122 DOM
14. 2026-05-31
    days on market $195,000 Active 121 DOM
15. 2026-02-19
    status Active 721-char remark

    Show marketing remark (721 chars)

    Don’t miss out on this wonderful opportunity to own a charming, TENANT OCCUPIED property. INCOME PRODUCING! This 3-bedroom, 1-bath home offers the perfect blend of comfort and convenience. The kitchen/dining area combo is perfect for casual meals and family gatherings. Washer and dryer connections are available in the home. Stay comfortable year-round with central air and heating. The home features beautiful laminate wood flooring throughout, adding a touch of elegance.Experience the ease and efficiency of an all-electric home. This is a Court-approved estate sale at the list price. Contract offers subject to Judge’s approval prior to execution. Potential Buyer should allow time for court approval.

16. 2026-02-13
    status Pending 721-char remark

    Show marketing remark (721 chars)

    Don’t miss out on this wonderful opportunity to own a charming, TENANT OCCUPIED property. INCOME PRODUCING! This 3-bedroom, 1-bath home offers the perfect blend of comfort and convenience. The kitchen/dining area combo is perfect for casual meals and family gatherings. Washer and dryer connections are available in the home. Stay comfortable year-round with central air and heating. The home features beautiful laminate wood flooring throughout, adding a touch of elegance.Experience the ease and efficiency of an all-electric home. This is a Court-approved estate sale at the list price. Contract offers subject to Judge’s approval prior to execution. Potential Buyer should allow time for court approval.

17. 2026-01-30
    listed $195,000 Active 721-char remark

    Show marketing remark (721 chars)

    Don’t miss out on this wonderful opportunity to own a charming, TENANT OCCUPIED property. INCOME PRODUCING! This 3-bedroom, 1-bath home offers the perfect blend of comfort and convenience. The kitchen/dining area combo is perfect for casual meals and family gatherings. Washer and dryer connections are available in the home. Stay comfortable year-round with central air and heating. The home features beautiful laminate wood flooring throughout, adding a touch of elegance.Experience the ease and efficiency of an all-electric home. This is a Court-approved estate sale at the list price. Contract offers subject to Judge’s approval prior to execution. Potential Buyer should allow time for court approval.

18. 2025-06-24
    status Pending
19. 2024-06-17
    status Pending
20. 2024-06-16
    historical
21. 2024-06-03
    listed $185,000 Active
22. 2023-09-22
    historical $1,400
23. 2023-09-11
    listed $1,400
24. 1984-11-30
    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: $3,445 · $287/mo
• Projected year-2 tax: $3,568 · $297/mo
• Expected delta: +$123/yr (+$10/mo · 3.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% 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: $21,540
• − Mortgage interest: −$10,923
• − Property taxes: −$3,445
• − Insurance: −$1,772
• − Repairs & maintenance: −$1,723
• − Management: −$1,723
• − Depreciation: −$5,673
• Taxable loss: −$3,720
• Est. tax savings @ 24.0%: +$893
• After-tax cash flow: $420/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: 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

+13828.6% since first listed

10 events — show timeline

• 2026-02-19 Relisted — HARMLS
• 2026-02-13 Pending — HARMLS
• 2026-01-30 Listed $195,000 HARMLS
• 2025-06-24 Pending — HARMLS
• 2024-06-17 Pending — HARMLS
• 2024-06-16 Listing Removed — HARMLS
• 2024-06-03 Listed $185,000 HARMLS
• 2023-09-22 Rental Removed $1,400 HARMLS
• 2023-09-11 Listed for Rent $1,400 HARMLS
• 1984-11-30 Sold (Public Records) — Public Records

Property tax history

+4.8%/yr

Latest (2025): $3,445 · +2.9% YoY. Source: county tax records.