7922 Sealey St · Houston, TX 77088

$270,000

3 bd · 2.5 ba · 2,207 sqft · Land · 139 Days on market

Built 2025 3,001 sqft lot $122/sqft · 49% above area Est $182k · 49% over

---

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 +14.8/30.0
• DSCR +4.5/10.0
• Livability +3.7/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location, Location!! 3-Bedroom 2 Bathroom and a half bath home with comfort and lifestyle. This New construction home has a glamorous design, an open concept floor plan, and an expansive living area with plenty of natural light. open kitchen, stainless steel appliances, plenty of cabinets, a big island for a breakfast bar, The Primary Bedroom suite includes a private balcony, a spacious En-suite luxurious bathroom, and a 2-car garage. Schedule your private tour today! Dimensions are approximate. See the attached floor plan

Key facts

• New construction
• Private balcony
• 3,001 sq ft lot

Tags

• NEW CONSTRUCTION
• OPEN CONCEPT FLOOR PLAN
• EXPANSIVE LIVING AREA
• PRIVATE BALCONY
• SPACIOUS EN-SUITE BATHROOM
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $270k.

Deal economics

• At list price, monthly cash flow is $73 ($881/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 $212k (21.5% below list).
• Recommended offer: $212k (21.5% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.2% in Houston — 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 74/100 on livability (#184 in TX, #4,771 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: schools D, crime F.
• Aldine ISD (suburban): math 16% / reading 21% proficiency, ranked #790 of 826 in TX (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-1.0%/yr); 468 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $2,119/mo this rent would consume 47% of the median local household income ($54k/yr) (locally 2294% 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask has dropped $26k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,885 (21.5% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.78% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.17%
• DSCR: 1.05
• GRM: 10.6

CMA / ARV

• ARV (median comp): $181,707
• List price: $270,000
• Delta: 48.59%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.4%
• Equity multiple: 0.40×
• Total profit: $-45,417
• Equity at exit: $40,258

10-year hold

• IRR: -15.4%
• Equity multiple: 0.23×
• Total profit: $-58,058
• Equity at exit: $23,345

Cash invested: $75,600 (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 77088

• Home prices YoY: -23.2%
• Rents YoY: -1.0%
• Active inventory: 468
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,119 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$72 /mo · $865/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $73

Break-even live

Break-even rent $2,026

Max offer price $270,000

Occupancy floor 92%

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7514 Sandle St Houston, TX	3.0	2.5	1523	$1,999	$1.31	43d	1	0.34mi
7504 Carver Rd Houston, TX	3.0	2.5	1694	$2,500	$1.48	5d	1	0.68mi
1032 Glen Ln Houston, TX	3.0	3.0	1667	$2,400	$1.44	43d	1	0.70mi
7008 Emma Lou St Houston, TX	3.0	2.5	1610	$3,000	$1.86	18d	1	0.84mi
8108 De Priest St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	43d	1	0.94mi
8110 De Priest St Unit A Houston, TX	3.0	2.5	1500	$1,900	$1.27	43d	1	0.94mi
8112 De Priest St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	43d	1	0.94mi
8120 De Priest St Unit A Houston, TX	3.0	2.5	1500	$1,750	$1.17	43d	1	0.95mi
8120 De Priest St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	43d	1	0.95mi
8122 De Priest St Unit A Houston, TX	3.0	3.5	1500	$1,900	$1.27	43d	1	0.95mi
8118 De Priest St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	43d	1	0.95mi
8304 De Priest St Unit B Houston, TX	3.0	2.5	1600	$1,900	$1.19	22d	1	0.95mi
8306 De Priest St Unit A Houston, TX	3.0	2.5	1500	$1,900	$1.27	20d	1	0.95mi
8310 De Priest St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	20d	1	0.96mi
8312 De Priest St Unit B Houston, TX	3.0	3.5	1500	$1,900	$1.27	20d	1	0.96mi
8312 De Priest St Unit A Houston, TX	3.0	2.5	1500	$1,900	$1.27	20d	1	0.96mi
6555 Sealey St Houston, TX	3.0	2.5	1800	$2,700	$1.50	24d	1	0.96mi
8404 De Priest St Unit A Houston, TX	3.0	2.5	1600	$1,900	$1.19	43d	1	0.96mi
8406 De Priest St Unit A Houston, TX	3.0	2.5	1600	$1,695	$1.06	43d	1	0.96mi
6615 Goldspier St Houston, TX	3.0	2.0	1848	$2,150	$1.16	22d	1	1.28mi
6513 Knox St Houston, TX	4.0	3.0	1773	$2,100	$1.18	43d	1	1.33mi
855 S Victory Dr Unit C Houston, TX	3.0	2.5	1546	$2,300	$1.49	43d	1	1.35mi
7628 Inwood Hills Ln Houston, TX	3.0	3.0	1768	$2,500	$1.41	43d	1	1.43mi
774 Dillard St Houston, TX	4.0	2.5	1899	$2,405	$1.27	20d	1	1.44mi
3018 Stallings Dr Houston, TX	4.0	2.0	1512	$1,550	$1.03	43d	1	1.45mi
8822 Woodcamp Dr Houston, TX	3.0	2.5	1687	$1,740	$1.03	5d	1	1.49mi

Listing history 28 events

1. 2026-05-19
   status Pending 528-char remark

   Show marketing remark (528 chars)

   Location, Location!! 3-Bedroom 2 Bathroom and a half bath home with comfort and lifestyle. This New construction home has a glamorous design, an open concept floor plan, and an expansive living area with plenty of natural light. open kitchen, stainless steel appliances, plenty of cabinets, a big island for a breakfast bar, The Primary Bedroom suite includes a private balcony, a spacious En-suite luxurious bathroom, and a 2-car garage. Schedule your private tour today! Dimensions are approximate. See the attached floor plan

2. 2026-04-21
   price $270,000 528-char remark

   Show marketing remark (528 chars)

   Location, Location!! 3-Bedroom 2 Bathroom and a half bath home with comfort and lifestyle. This New construction home has a glamorous design, an open concept floor plan, and an expansive living area with plenty of natural light. open kitchen, stainless steel appliances, plenty of cabinets, a big island for a breakfast bar, The Primary Bedroom suite includes a private balcony, a spacious En-suite luxurious bathroom, and a 2-car garage. Schedule your private tour today! Dimensions are approximate. See the attached floor plan

3. 2026-03-24
   price $280,000 528-char remark

   Show marketing remark (528 chars)

   Location, Location!! 3-Bedroom 2 Bathroom and a half bath home with comfort and lifestyle. This New construction home has a glamorous design, an open concept floor plan, and an expansive living area with plenty of natural light. open kitchen, stainless steel appliances, plenty of cabinets, a big island for a breakfast bar, The Primary Bedroom suite includes a private balcony, a spacious En-suite luxurious bathroom, and a 2-car garage. Schedule your private tour today! Dimensions are approximate. See the attached floor plan

4. 2026-02-05
   price $286,000 528-char remark

   Show marketing remark (528 chars)

   Location, Location!! 3-Bedroom 2 Bathroom and a half bath home with comfort and lifestyle. This New construction home has a glamorous design, an open concept floor plan, and an expansive living area with plenty of natural light. open kitchen, stainless steel appliances, plenty of cabinets, a big island for a breakfast bar, The Primary Bedroom suite includes a private balcony, a spacious En-suite luxurious bathroom, and a 2-car garage. Schedule your private tour today! Dimensions are approximate. See the attached floor plan

5. 2026-01-09
   listed $296,000 Active 528-char remark

   Show marketing remark (528 chars)

   Location, Location!! 3-Bedroom 2 Bathroom and a half bath home with comfort and lifestyle. This New construction home has a glamorous design, an open concept floor plan, and an expansive living area with plenty of natural light. open kitchen, stainless steel appliances, plenty of cabinets, a big island for a breakfast bar, The Primary Bedroom suite includes a private balcony, a spacious En-suite luxurious bathroom, and a 2-car garage. Schedule your private tour today! Dimensions are approximate. See the attached floor plan

6. 2026-01-06
   historical
7. 2025-08-22
   listed $299,300 Active
8. 2025-07-26
   historical
9. 2025-07-17
   price $299,300
10. 2025-06-19
    listed $305,000 Active
11. 2024-02-15
    soldstatus Sold
12. 2024-02-10
    status Pending
13. 2024-02-03
    status Option Pending
14. 2024-01-03
    listed $58,000 Active
15. 2024-01-03
    historical
16. 2023-12-08
    price $63,000
17. 2023-10-28
    price $69,000
18. 2023-10-05
    listed $79,900 Active
19. 2023-06-02
    soldstatus Sold
20. 2023-06-02
    soldstatus
21. 2023-05-26
    status Pending
22. 2023-05-18
    status Option Pending
23. 2023-04-25
    price $49,000
24. 2022-12-07
    price $54,999
25. 2022-09-04
    price $58,999
26. 2022-08-13
    price $60,000
27. 2022-08-04
    listed $65,000 Active
28. 1998-01-08
    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: $865 · $72/mo
• Projected year-2 tax: $4,941 · $412/mo
• Expected delta: +$4,076/yr (+$340/mo · 471.3%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,426
• − Mortgage interest: −$15,124
• − Property taxes: −$865
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,034
• − Management: −$2,034
• − Depreciation: −$7,855
• Taxable loss: −$3,836
• Est. tax savings @ 24.0%: +$921
• After-tax cash flow: $1,801/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: Aldine ISD
• NCES district ID: 4807710
• Math proficiency: 16% ▼ -23.00%
• Reading proficiency: 21% ▼ -11.00%
• Median HH income: $37,081
• Composite: 15.42/100
• National rank: #9317
• State rank: #790 of 826 in TX

Livability — Houston

• Score: 74/100
• State rank: #184
• US rank: #4771

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Houston, TX
• County: Harris County · 4,702,590 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 57,047
• Household income: $54,411
• Rent vs Own: 38.1% rent · 61.9% own
• Severe rent burden: 2294.0

Population outlook (Harris County) Hauer SSP2

• Today (2025): 5,571,493 people
• By 2030: 6,089,821 · +9.3%
• By 2040: 7,142,806 · +28.2%
• By 2050: 8,185,864 · +46.9%
• By 2075: 10,574,329 · +89.8%
• By 2100: 12,109,958 · +117.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Hispanic / Latino 52% Black 37% Two or more races 18% White 6% Asian 4%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Lithuanian 1%
• Foreign-born: 25% · Canada, Vietnam, China
• Languages at home: 49% English-only · Spanish 47% Vietnamese 3%

Political lean MEDSL · Harris

• 2024 margin: Lean D (+5.5) · D 52.0% · R 46.4% · Other 1.6%
• 2008→2024 swing: +3.9pp toward D · 2008: 1.6pp · 2024: 5.5pp
• All cycles: 2024: D+5.5 2020: D+13.3 2016: D+12.4 2012: D+0.1 2008: D+1.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -98.37%
• Current HPI: 325.0499
• Rent YoY: ▼ -1.01%
• 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

+315.4% since first listed

28 events — show timeline

• 2026-05-19 Pending — HARMLS
• 2026-04-21 Price Changed $270,000 HARMLS
• 2026-03-24 Price Changed $280,000 HARMLS
• 2026-02-05 Price Changed $286,000 HARMLS
• 2026-01-09 Listed $296,000 HARMLS
• 2026-01-06 Listing Removed — HARMLS
• 2025-08-22 Listed $299,300 HARMLS
• 2025-07-26 Listing Removed — HARMLS
• 2025-07-17 Price Changed $299,300 HARMLS
• 2025-06-19 Listed $305,000 HARMLS
• 2024-02-15 Sold (MLS) — HARMLS
• 2024-02-10 Pending — HARMLS
• 2024-02-03 Pending — HARMLS
• 2024-01-03 Listing Removed — HARMLS
• 2024-01-03 Listed $58,000 HARMLS
• 2023-12-08 Price Changed $63,000 HARMLS
• 2023-10-28 Price Changed $69,000 HARMLS
• 2023-10-05 Listed $79,900 HARMLS
• 2023-06-02 Sold (Public Records) — Public Records
• 2023-06-02 Sold (MLS) — HARMLS
• 2023-05-26 Pending — HARMLS
• 2023-05-18 Pending — HARMLS
• 2023-04-25 Price Changed $49,000 HARMLS
• 2022-12-07 Price Changed $54,999 HARMLS
• 2022-09-04 Price Changed $58,999 HARMLS
• 2022-08-13 Price Changed $60,000 HARMLS
• 2022-08-04 Listed $65,000 HARMLS
• 1998-01-08 Sold (Public Records) — Public Records

Property tax history

+18.3%/yr

Latest (2025): $865 · +0.8% YoY. Source: county tax records.