Baylor Plan · Sealy, TX 77474

$266,990

4 bd · 2.0 ba · 1,476 sqft · SingleFamily · 102 Days on market

Good condition

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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 +13.1/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• DSCR +3.9/10.0
• 1% rule +3.7/10.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Explore open concept living at its finest in The Baylor floor plan at Westward Pointe, a 1,476 sq. ft. single-story home featuring 4 bedrooms and 2 bathrooms. A welcoming porch and foyer lead into an open family room that connects seamlessly to the dining room and kitchen that highlights premium countertops, sleek cabinetry, stainless steel appliances, and a convenient pantry. The private primary bedroom offers a walk-in closet and en-suite bath. Three additional bedrooms are located near a second full bath, providing flexibility for family, guests, or a home office. The home also includes ample storage and a 2-car garage, making The Baylor both comfortable and functional for everyday living. * Images and 3D tour are for illustration only and options may vary from home as built.

Key facts

• Open concept living
• Walk-in closet
• Sleek cabinetry

Tags

• OPEN CONCEPT LIVING
• PREMIUM COUNTERTOPS
• SLEEK CABINETRY
• STAINLESS STEEL APPLIANCES
• CONVENIENT PANTRY
• WALK-IN CLOSET

🏗️ New construction. The $266,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $275,635.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $267k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-9 ($-106/yr) — negative.
• 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 (10.1% below list).
• Recommended offer: $240k (10.1% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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 102 days — a 9% lower offer ($243k) is reasonable based on typical stale-listing flexibility.

Recommended offer $240,000 (10.1% 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 102 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.87% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.14%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

• ARV (median comp): $275,635
• List price: $266,990
• Delta: -3.14%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2005 Woodlark Way	0.18mi	3/2.0 (-1)	1,595 (+8%)	19mo	$253,990	$159	57
2018 Woodlark Way	0.24mi	3/2.0 (-1)	1,595 (+8%)	21mo	$266,990	$167	53
2011 Woodlark Way	0.20mi	4/2.0	1,680 (+14%)	19mo	$262,990	$157	52
2023 Woodlark Way	0.24mi	4/2.0	1,680 (+14%)	17mo	$264,990	$158	52
2017 Woodlark Way	0.22mi	4/2.0	1,680 (+14%)	18mo	$264,990	$158	52
2233 Laurel Bloom Ln	0.26mi	3/2.0 (-1)	1,595 (+8%)	23mo	$266,990	$167	50
2226 Laurel Bloom Ln	0.30mi	3/2.0 (-1)	1,595 (+8%)	23mo	$259,990	$163	48
2033 Woodlark Way	0.28mi	4/2.0	1,680 (+14%)	20mo	$267,990	$160	47

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: -16.5%
• Equity multiple: 0.41×
• Total profit: $-45,192
• Equity at exit: $41,098

10-year hold

• IRR: -8.3%
• Equity multiple: 0.48×
• Total profit: $-39,932
• Equity at exit: $23,832

Cash invested: $77,178 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,400 medium
• Mortgage (P&I): −$1,445
• Tax est. 1.5%: −$345 /mo · $4,135/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $-9

Break-even live

Break-even rent $2,411

Max offer price $274,354

Occupancy floor 95%

Sensitivity live

Price	-10% $182	-5% $86	+0% $-9	+5% $-104	+10% $-199
Rent	-10% $-198	-5% $-104	+0% $-9	+5% $86	+10% $181
Rate	-1.0pp $130	-0.5pp $61	base $-9	+0.5pp $-80	+1.0pp $-153

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: $68,909
• Closing costs: $8,269
• 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	0.67mi

Listing history 16 events

1. 2026-06-21
   days on market $266,990 Active 102 DOM
2. 2026-06-18
   days on market $266,990 Active 99 DOM
3. 2026-06-17
   days on market $266,990 Active 98 DOM
4. 2026-06-16
   days on market $266,990 Active 97 DOM
5. 2026-06-15
   days on market $266,990 Active 96 DOM
6. 2026-06-13
   days on market $266,990 Active 94 DOM
7. 2026-06-09
   days on market $266,990 Active 90 DOM
8. 2026-06-08
   days on market $266,990 Active 89 DOM
9. 2026-06-07
   days on market $266,990 Active 88 DOM
10. 2026-06-04
    days on market $266,990 Active 85 DOM
11. 2026-06-03
    days on market $266,990 Active 84 DOM
12. 2026-06-02
    days on market $266,990 Active 83 DOM
13. 2026-06-01
    days on market $266,990 Active 82 DOM
14. 2026-05-31
    days on market $266,990 Active 81 DOM
15. 2026-05-17
    price $266,990 789-char remark

    Show marketing remark (789 chars)

    Explore open concept living at its finest in The Baylor floor plan at Westward Pointe, a 1,476 sq. ft. single-story home featuring 4 bedrooms and 2 bathrooms. A welcoming porch and foyer lead into an open family room that connects seamlessly to the dining room and kitchen that highlights premium countertops, sleek cabinetry, stainless steel appliances, and a convenient pantry. The private primary bedroom offers a walk-in closet and en-suite bath. Three additional bedrooms are located near a second full bath, providing flexibility for family, guests, or a home office. The home also includes ample storage and a 2-car garage, making The Baylor both comfortable and functional for everyday living. * Images and 3D tour are for illustration only and options may vary from home as built.

16. 2026-03-11
    listed $264,990 Active 789-char remark

    Show marketing remark (789 chars)

    Explore open concept living at its finest in The Baylor floor plan at Westward Pointe, a 1,476 sq. ft. single-story home featuring 4 bedrooms and 2 bathrooms. A welcoming porch and foyer lead into an open family room that connects seamlessly to the dining room and kitchen that highlights premium countertops, sleek cabinetry, stainless steel appliances, and a convenient pantry. The private primary bedroom offers a walk-in closet and en-suite bath. Three additional bedrooms are located near a second full bath, providing flexibility for family, guests, or a home office. The home also includes ample storage and a 2-car garage, making The Baylor both comfortable and functional for everyday living. * Images and 3D tour are for illustration only and options may vary from home as built.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $28,800
• − Mortgage interest: −$15,440
• − Property taxes: −$4,135
• − Insurance: −$1,378
• − Repairs & maintenance: −$2,304
• − Management: −$2,304
• − Depreciation: −$8,018
• Taxable loss: −$4,779
• Est. tax savings @ 24.0%: +$1,147
• After-tax cash flow: $1,041/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

Good 80/100 Cosmetic rehab

The Baylor Plan at Westward Pointe is a well-maintained single-story home with good condition and potential for minor cosmetic upgrades to enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.
• Both New flooring in high-traffic areas — Improves the home's appearance and adds value for both resale and rental.
• Both Upgrading kitchen appliances — Modernizes the kitchen and adds value for both resale and rental.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Both New flooring in high-traffic areas — Improves the home's appearance and adds value for both resale and rental. ↑
• Both Upgrading kitchen appliances — Modernizes the kitchen and adds value for both resale and rental. ↑

ⓘ 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

+0.8% since first listed

2 events — show timeline

• 2026-05-17 Price Changed $266,990 Zillow
• 2026-03-11 Listed $264,990 Zillow