1875 Kayleen Ln · Sealy, TX 77474

$290,000

5 bd · 3.0 ba · 2,112 sqft · Manufactured public records · 36 Days on market

Built 1999 Est $241k · 20% over ↓ 12% since listing

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Why this score? — see what drove the F 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 +14.5/30.0
• DSCR +4.4/10.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 1875 Kayleen Lane, an exceptional property offering 2,112 sf of living space on a serene and spacious 1.34 Acre lot in Meadow View Estates. This well maintained 1999 built mobile home delivers unbeatable value, comfort, and room to grow. Located just minutes from schools, parks, and local conveniences. This is your opportunity to enjoy rural tranquility without sacrificing convenience. Don’t miss out schedule your private tour today! This home offers a great outdoor space with mature trees that offer shade for the summer months. Home also has a backup generator and new windows recently installed. The home is a 5 bedroom home with 3 full baths which give the home ample spac

Key facts

• Wheelchair access
• 1.34 acre lot
• Outdoor space

Tags

• 1.34 ACRE LOT
• OUTDOOR SPACE
• MATURE TREES
• BACKUP GENERATOR
• NEW WINDOWS
• WHEELCHAIR ACCESS

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Paved driveway
• Security: Smoke detector(s)
• Utilities: Water from well; Aerobic septic system; Generator for electric
• Home design: Residential property facing north; Built in 1999; Single-story entry (first-floor living)
• Construction: Cement siding; Block foundation; Composition roof; Year built 1999
• Exterior features: Covered patio; Deck; Patio; Porch; Private yard; Paved driveway; Fence (partial); Storage shed(s); Handicap accessible exterior features

Interior

• Kitchen: Dishwasher; Gas oven and gas range; Oven; Refrigerator
• Bedrooms: Four bedrooms on the first floor (three approx. 10x12, one approx. 14x16)
• Flooring: Engineered hardwood
• Bathrooms: Three full bathrooms
• Heating & cooling: Propane heating; Central electric air conditioning; Thermostat (programmable)
• Interior features: Handicap access with ramp and wheelchair accessibility; Programmable thermostat; Smoke detector(s)
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath manufactured listed at $290k.

Deal economics

• At list price, monthly cash flow is $63 ($760/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 (17.2% below list).
• Recommended offer: $240k (17.2% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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 $9k 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 36 days — a 3% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 4 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; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $240,000 (17.2% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.83% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.94%
• DSCR: 1.04
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $240,768
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1955 Lauren Ln	0.27mi	4/3.0 (-1)	1,976 (-6%)	8mo	$225,000	$114	65

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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-43,028
• Equity at exit: $43,240

10-year hold

• IRR: -6.2%
• Equity multiple: 0.60×
• Total profit: $-32,555
• Equity at exit: $25,074

Cash invested: $81,200 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,400 medium
• Mortgage (P&I): −$1,521
• Tax from tax record: −$191 /mo · $2,293/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $63

Break-even live

Break-even rent $2,320

Max offer price $290,000

Occupancy floor 92%

Sensitivity live

Price	-10% $227	-5% $145	+0% $63	+5% $-19	+10% $-101
Rent	-10% $-126	-5% $-31	+0% $63	+5% $158	+10% $253
Rate	-1.0pp $209	-0.5pp $137	base $63	+0.5pp $-12	+1.0pp $-88

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: $72,500
• Closing costs: $8,700
• 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	0.96mi

Listing history 27 events

1. 2026-06-21
   days on market $290,000 Active 36 DOM
2. 2026-06-18
   days on market $290,000 Active 33 DOM
3. 2026-06-17
   days on market $290,000 Active 32 DOM
4. 2026-06-16
   days on market $290,000 Active 31 DOM
5. 2026-06-15
   days on market $290,000 Active 30 DOM
6. 2026-06-13
   days on market $290,000 Active 28 DOM
7. 2026-06-09
   days on market $290,000 Active 24 DOM
8. 2026-06-08
   days on market $290,000 Active 23 DOM
9. 2026-06-07
   days on market $290,000 Active 22 DOM
10. 2026-06-04
    days on market $290,000 Active 19 DOM
11. 2026-06-03
    days on market $290,000 Active 18 DOM
12. 2026-06-02
    days on market $290,000 Active 17 DOM
13. 2026-06-01
    days on market $290,000 Active 16 DOM
14. 2026-05-31
    days on market $290,000 Active 15 DOM
15. 2026-05-16
    listed $290,000 Active 822-char remark
16. 2026-05-16
    historical
17. 2026-05-03
    status Active
18. 2026-04-14
    status Pending
19. 2026-03-30
    price $290,000
20. 2025-12-28
    price $299,000
21. 2025-12-28
    status Active
22. 2025-12-27
    historical
23. 2025-11-06
    price $305,000
24. 2025-10-07
    price $315,000
25. 2025-09-17
    price $325,000
26. 2025-08-20
    listed $330,000 Active
27. 2005-08-31
    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: $2,293 · $191/mo
• Projected year-2 tax: $5,307 · $442/mo
• Expected delta: +$3,014/yr (+$251/mo · 131.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 23 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: −$16,245
• − Property taxes: −$2,293
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,304
• − Management: −$2,304
• − Depreciation: −$8,436
• Taxable loss: −$4,231
• Est. tax savings @ 24.0%: +$1,016
• After-tax cash flow: $1,776/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

• 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

-12.1% since first listed

13 events — show timeline

• 2026-05-16 Listing Removed — HARMLS
• 2026-05-16 Listed $290,000 HARMLS
• 2026-05-03 Relisted — HARMLS
• 2026-04-14 Pending — HARMLS
• 2026-03-30 Price Changed $290,000 HARMLS
• 2025-12-28 Price Changed $299,000 HARMLS
• 2025-12-28 Relisted — HARMLS
• 2025-12-27 Listing Removed — HARMLS
• 2025-11-06 Price Changed $305,000 HARMLS
• 2025-10-07 Price Changed $315,000 HARMLS
• 2025-09-17 Price Changed $325,000 HARMLS
• 2025-08-20 Listed $330,000 HARMLS
• 2005-08-31 Sold (Public Records) — Public Records

Property tax history

+6.6%/yr

Latest (2025): $2,293 · +8.4% YoY. Source: county tax records.