1137 Buffalograss Trl · Sealy, TX 77474

$269,000

4 bd · 2.0 ba · 1,680 sqft · SingleFamily · 63 Days on market

Built 2023 Good condition 7,300 sqft lot $160/sqft · at area comps Est $276k · at est. $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 +11.0/30.0
• ARV discount +8.6/15.0
• Condition / age +4.0/5.0
• 1% rule +3.9/10.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Sealy, TX in the coveted Austin County, where the Bluebonnets and Indian Paintbrushes grow! This Easton floorplan in Westward Pointe has so much to offer with 4 bedrooms and 2 full baths. High ceilings, windows galore and an open spacious floorplan, making this magnificent home anyone's dream come true! Fall in love with the chef's kitchen adorned with sparkling, durable granite countertops and an oversized island that doubles as an "on the go" breakfast stop! Refrigerator, washer and dryer stay with the home! Don't forget to enjoy the outdoors from the comfort of your living room through the wall of windows, or step outside onto your covered patio as you have no rear neighbors! The primary suite is massive with it's private ensuite featuring a walk-in shower, plenty of storage and a humongous closet! Don't hesitate to call this gorgeous home yours and schedule your appointment to view it, TODAY!

Key facts

• Covered patio
• Walk-in shower
• Granite countertops

Tags

• CHEF'S KITCHEN
• GRANITE COUNTERTOPS
• OVERSIZED ISLAND
• COVERED PATIO
• PRIVATE ENSUITE
• WALK-IN SHOWER

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $269k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-112 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (10.8% below list).
• Recommended offer: $240k (10.8% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: 310 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 63 days — a 6% lower offer ($253k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask is 11596% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 (10.8% 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 63 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.89% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.79%
• DSCR: 0.92
• GRM: 9.3

CMA / ARV

• ARV (median comp): $275,612
• List price: $269,000
• Delta: -2.40%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1147 Buffalograss Trl	0.06mi	4/2.5	1,817 (+8%)	3mo	$289,000	$159	79
1281 Thornbird Trl	0.25mi	4/2.0	1,778 (+6%)	1mo	$295,000	$166	78
1259 Waterside Trce	0.14mi	4/2.5	1,831 (+9%)	6mo	$289,000	$158	72
1108 Sundown Prairie Dr	0.11mi	4/2.5	1,817 (+8%)	9mo	$305,000	$168	71
1105 Sundown Prairie Dr	0.15mi	4/2.0	1,778 (+6%)	16mo	$276,990	$156	70
2021 Woodlark Way	0.30mi	4/2.0	1,778 (+6%)	15mo	$249,990	$141	64
2007 Woodlark Way	0.22mi	4/2.5	1,831 (+9%)	15mo	$251,990	$138	60
2205 Laurel Bloom Ln	0.44mi	4/2.0	1,778 (+6%)	12mo	$278,990	$157	59
2227 Laurel Bloom Ln	0.30mi	4/2.5	1,831 (+9%)	16mo	$254,990	$139	56
2027 Woodlark Way	0.33mi	4/2.5	1,831 (+9%)	16mo	$254,990	$139	54
2224 Laurel Bloom Ln	0.33mi	4/2.5	1,831 (+9%)	16mo	$272,990	$149	54
2030 Woodlark Way	0.37mi	4/2.5	1,831 (+9%)	16mo	$254,990	$139	52

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: -19.2%
• Equity multiple: 0.33×
• Total profit: $-50,614
• Equity at exit: $40,109

10-year hold

• IRR: -11.7%
• Equity multiple: 0.30×
• Total profit: $-52,763
• Equity at exit: $23,258

Cash invested: $75,320 (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: 310
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,400 medium
• Mortgage (P&I): −$1,411
• Tax from tax record: −$422 /mo · $5,059/yr
• Insurance: −$112
• HOA: −$64
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $-112

Break-even live

Break-even rent $2,542

Max offer price $249,162

Occupancy floor 100%

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: $67,250
• Closing costs: $8,070
• 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	1d	1	0.86mi

HOA detail

• Monthly dues: $64 · $768/yr

Listing history 30 events

1. 2026-06-18
   days on market $269,000 Active 63 DOM
2. 2026-06-17
   days on market $269,000 Active 62 DOM
3. 2026-06-16
   days on market $269,000 Active 61 DOM
4. 2026-06-15
   days on market $269,000 Active 60 DOM
5. 2026-06-13
   days on market $269,000 Active 58 DOM
6. 2026-06-09
   days on market $269,000 Active 54 DOM
7. 2026-06-08
   days on market $269,000 Active 53 DOM
8. 2026-06-07
   days on market $269,000 Active 52 DOM
9. 2026-06-04
   days on market $269,000 Active 49 DOM
10. 2026-06-03
    days on market $269,000 Active 48 DOM
11. 2026-06-02
    days on market $269,000 Active 47 DOM
12. 2026-06-01
    days on market $269,000 Active 46 DOM
13. 2026-05-31
    days on market $269,000 Active 45 DOM
14. 2026-05-14
    listed $2,300
15. 2026-04-16
    listed $269,000 Active 930-char remark

    Show marketing remark (930 chars)

    Welcome to Sealy, TX in the coveted Austin County, where the Bluebonnets and Indian Paintbrushes grow! This Easton floorplan in Westward Pointe has so much to offer with 4 bedrooms and 2 full baths. High ceilings, windows galore and an open spacious floorplan, making this magnificent home anyone's dream come true! Fall in love with the chef's kitchen adorned with sparkling, durable granite countertops and an oversized island that doubles as an "on the go" breakfast stop! Refrigerator, washer and dryer stay with the home! Don't forget to enjoy the outdoors from the comfort of your living room through the wall of windows, or step outside onto your covered patio as you have no rear neighbors! The primary suite is massive with it's private ensuite featuring a walk-in shower, plenty of storage and a humongous closet! Don't hesitate to call this gorgeous home yours and schedule your appointment to view it, TODAY!

16. 2026-04-07
    historical
17. 2026-03-30
    historical $2,500
18. 2026-02-28
    price $279,999
19. 2026-02-10
    price $285,000
20. 2025-12-04
    price $295,000
21. 2025-10-09
    listed $2,500
22. 2025-10-02
    listed $310,000 Active
23. 2023-07-07
    soldstatus Sold
24. 2023-06-02
    status Pending, Continue to Show
25. 2023-05-17
    price $264,990
26. 2023-05-02
    price $263,990
27. 2023-04-04
    price $270,990
28. 2023-03-28
    price $268,990
29. 2023-02-23
    price $266,990
30. 2023-02-18
    listed $263,990 Active

ⓘ 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: $5,059 · $422/mo
• Projected year-2 tax: $5,059 · $422/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 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: −$15,068
• − Property taxes: −$5,059
• − Insurance: −$1,345
• − Repairs & maintenance: −$2,304
• − Management: −$2,304
• − HOA: −$768
• − Depreciation: −$7,825
• Taxable loss: −$5,873
• Est. tax savings @ 24.0%: +$1,410
• After-tax cash flow: $62/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 · 6 photos

Good 80/100 Cosmetic rehab

This single-family home in Sealy, TX is in good condition with a good condition score of 80. It has a spacious kitchen, two full bathrooms, and a well-maintained exterior. The property is located in a desirable area with a good view. The home is move-in ready and would benefit from some exterior painting and landscaping to further enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and value
• Both Landscaping the front yard — Improves curb appeal and enhances property value
• Both Adding a smart home system — Enhances convenience and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and value ↑
• Both Landscaping the front yard — Improves curb appeal and enhances property value ↑
• Both Adding a smart home system — Enhances convenience and adds value ↑

ⓘ 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

-99.1% since first listed

17 events — show timeline

• 2026-05-14 Listed for Rent $2,300 HARMLS
• 2026-04-16 Listed $269,000 HARMLS
• 2026-04-07 Listing Removed — HARMLS
• 2026-03-30 Rental Removed $2,500 HARMLS
• 2026-02-28 Price Changed $279,999 HARMLS
• 2026-02-10 Price Changed $285,000 HARMLS
• 2025-12-04 Price Changed $295,000 HARMLS
• 2025-10-09 Listed for Rent $2,500 HARMLS
• 2025-10-02 Listed $310,000 HARMLS
• 2023-07-07 Sold (MLS) — HARMLS
• 2023-06-02 Pending — HARMLS
• 2023-05-17 Price Changed $264,990 HARMLS
• 2023-05-02 Price Changed $263,990 HARMLS
• 2023-04-04 Price Changed $270,990 HARMLS
• 2023-03-28 Price Changed $268,990 HARMLS
• 2023-02-23 Price Changed $266,990 HARMLS
• 2023-02-18 Listed $263,990 HARMLS