2044 Woodlark Way · Sealy, TX 77474

$265,000

3 bd · 2.0 ba · 1,595 sqft · SingleFamily · 29 Days on market

Built 2024 Good condition 7,200 sqft lot Est $254k · at est. $58/mo HOA · 2% 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 +11.6/30.0
• ARV discount +5.5/15.0
• 1% rule +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• DSCR +3.4/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Caden plan is a one-story home featuring 3 bedrooms, 2 baths, and 2 car garage. The entry opens to two guest bedrooms and bath with hallway linen closet. An open concept large combined dining and family area leads into the center kitchen. The kitchen includes a breakfast bar with beautiful counter tops, white cabinets, stainless steel appliances and separate pantry. The primary suite features a sloped ceiling and attractive primary bath with dual vanities, water closet and spacious walk-in closet. The standard rear covered patio is located off the family room. Silversmith LVP flooring and silver dollar carpet can be seen throughout the home. * Images and 3D tour are for illustration only and options may vary from home as built.

Key facts

• 7,200 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• HOA & community: Community managed by Inframark; Annual association fee of $700; Community pool

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story entry (first-floor living); Facing direction not specified
• Construction: Built in 2024; Cement siding; Composition roof; Slab foundation
• Exterior features: Subdivision lot; Association pool

Interior

• Kitchen: First-floor kitchen (approx. 12x15)
• Bedrooms: Primary bedroom on the first floor (approx. 13x16); Two additional bedrooms on the first floor (each approx. 10x10)
• Bathrooms: Two full bathrooms
• Heating & cooling: Central gas heating; Central electric air conditioning
• Interior features: Open living and dining areas
• Laundry & utility: Laundry/utility space

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-83 ($-995/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (9.4% below list).
• Recommended offer: $240k (9.4% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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 29 days — a 2% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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

• Climate carrying-cost: moderate 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 $240,000 (9.4% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
6. 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.
7. 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.
8. 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: 0.91% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.34%
• DSCR: 0.94
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $253,605
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2205 Laurel Bloom Ln	0.04mi	4/2.0 (+1)	1,778 (+12%)	12mo	$278,990	$157	64
301 Morning Dove Trl	0.60mi	3/2.0	1,634 (+2%)	9mo	$319,000	$195	61
2021 Woodlark Way	0.16mi	4/2.0 (+1)	1,778 (+12%)	15mo	$249,990	$141	56
1281 Thornbird Trl	0.49mi	4/2.0 (+1)	1,778 (+12%)	1mo	$295,000	$166	52
304 Morning Dove Trl	0.61mi	4/2.0 (+1)	1,749 (+10%)	2mo	$289,995	$166	49
2227 Laurel Bloom Ln	0.16mi	4/2.5 (+1)	1,831 (+15%)	16mo	$254,990	$139	48
1105 Sundown Prairie Dr	0.33mi	4/2.0 (+1)	1,778 (+12%)	16mo	$276,990	$156	47
1147 Buffalograss Trl	0.45mi	4/2.5 (+1)	1,817 (+14%)	3mo	$289,000	$159	46
1108 Sundown Prairie Dr	0.35mi	4/2.5 (+1)	1,817 (+14%)	9mo	$305,000	$168	46
2007 Woodlark Way	0.23mi	4/2.5 (+1)	1,831 (+15%)	15mo	$251,990	$138	45
1259 Waterside Trce	0.47mi	4/2.5 (+1)	1,831 (+15%)	6mo	$289,000	$158	42
510 Turtle Dove Dr	0.60mi	4/2.5 (+1)	1,750 (+10%)	9mo	$309,777	$177	41

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: -18.4%
• Equity multiple: 0.35×
• Total profit: $-48,094
• Equity at exit: $39,512

10-year hold

• IRR: -10.7%
• Equity multiple: 0.35×
• Total profit: $-48,163
• Equity at exit: $22,912

Cash invested: $74,200 (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: 310
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,400 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$421 /mo · $5,050/yr
• Insurance: −$110
• HOA: −$58
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $-83

Break-even live

Break-even rent $2,505

Max offer price $250,355

Occupancy floor 98%

Sensitivity live

Price	-10% $67	-5% $-8	+0% $-83	+5% $-158	+10% $-233
Rent	-10% $-273	-5% $-178	+0% $-83	+5% $12	+10% $107
Rate	-1.0pp $51	-0.5pp $-16	base $-83	+0.5pp $-152	+1.0pp $-221

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: $66,250
• Closing costs: $7,950
• 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	2d	1	0.46mi

HOA detail

• Monthly dues: $58 · $696/yr
• Likely covers: water

Listing history 20 events

1. 2026-06-18
   days on market $265,000 Pending 29 DOM
2. 2026-06-17
   days on market $265,000 Pending 28 DOM
3. 2026-06-16
   days on market $265,000 Pending 27 DOM
4. 2026-06-15
   days on market $265,000 Pending 26 DOM
5. 2026-06-13
   days on market $265,000 Pending 24 DOM
6. 2026-06-10
   status $265,000 Pending 20 DOM
7. 2026-06-09
   days on market $265,000 Active 20 DOM
8. 2026-06-08
   days on market $265,000 Active 19 DOM
9. 2026-06-07
   pricedays on market $265,000 Active 18 DOM
10. 2026-06-04
    days on market $275,000 Active 15 DOM
11. 2026-06-03
    days on market $275,000 Active 14 DOM
12. 2026-06-02
    days on market $275,000 Active 13 DOM
13. 2026-06-01
    days on market $275,000 Active 12 DOM
14. 2026-05-31
    days on market $275,000 Active 11 DOM
15. 2026-05-21
    listed $275,000 Active
16. 2026-05-18
    historical $275,000
17. 2024-05-24
    soldstatus Sold 741-char remark

    Show marketing remark (741 chars)

    The Caden plan is a one-story home featuring 3 bedrooms, 2 baths, and 2 car garage. The entry opens to two guest bedrooms and bath with hallway linen closet. An open concept large combined dining and family area leads into the center kitchen. The kitchen includes a breakfast bar with beautiful counter tops, white cabinets, stainless steel appliances and separate pantry. The primary suite features a sloped ceiling and attractive primary bath with dual vanities, water closet and spacious walk-in closet. The standard rear covered patio is located off the family room. Silversmith LVP flooring and silver dollar carpet can be seen throughout the home. * Images and 3D tour are for illustration only and options may vary from home as built.

18. 2024-05-03
    status Pending 741-char remark

    Show marketing remark (741 chars)

    The Caden plan is a one-story home featuring 3 bedrooms, 2 baths, and 2 car garage. The entry opens to two guest bedrooms and bath with hallway linen closet. An open concept large combined dining and family area leads into the center kitchen. The kitchen includes a breakfast bar with beautiful counter tops, white cabinets, stainless steel appliances and separate pantry. The primary suite features a sloped ceiling and attractive primary bath with dual vanities, water closet and spacious walk-in closet. The standard rear covered patio is located off the family room. Silversmith LVP flooring and silver dollar carpet can be seen throughout the home. * Images and 3D tour are for illustration only and options may vary from home as built.

19. 2024-04-06
    price $261,990 741-char remark

    Show marketing remark (741 chars)

    The Caden plan is a one-story home featuring 3 bedrooms, 2 baths, and 2 car garage. The entry opens to two guest bedrooms and bath with hallway linen closet. An open concept large combined dining and family area leads into the center kitchen. The kitchen includes a breakfast bar with beautiful counter tops, white cabinets, stainless steel appliances and separate pantry. The primary suite features a sloped ceiling and attractive primary bath with dual vanities, water closet and spacious walk-in closet. The standard rear covered patio is located off the family room. Silversmith LVP flooring and silver dollar carpet can be seen throughout the home. * Images and 3D tour are for illustration only and options may vary from home as built.

20. 2024-04-03
    listed $262,990 Active 741-char remark

    Show marketing remark (741 chars)

    The Caden plan is a one-story home featuring 3 bedrooms, 2 baths, and 2 car garage. The entry opens to two guest bedrooms and bath with hallway linen closet. An open concept large combined dining and family area leads into the center kitchen. The kitchen includes a breakfast bar with beautiful counter tops, white cabinets, stainless steel appliances and separate pantry. The primary suite features a sloped ceiling and attractive primary bath with dual vanities, water closet and spacious walk-in closet. The standard rear covered patio is located off the family room. Silversmith LVP flooring and silver dollar carpet can be seen throughout the home. * 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.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $5,050 · $421/mo
• Projected year-2 tax: $5,050 · $421/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 5/10 Major FEMA zone X (unshaded) · 67% 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: $28,800
• − Mortgage interest: −$14,844
• − Property taxes: −$5,050
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,304
• − Management: −$2,304
• − HOA: −$696
• − Depreciation: −$7,709
• Taxable loss: −$5,432
• Est. tax savings @ 24.0%: +$1,304
• After-tax cash flow: $309/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 · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained, one-story home offers a spacious and open-concept layout with good condition throughout. Minor touch-ups and updates can significantly enhance its resale and rental value.

Value-add opportunities

• Resale paint interior walls — Fresh paint can make a significant difference in the home's appearance and value
• Rental install new flooring in bedrooms — New flooring can improve the home's rental appeal and reduce maintenance costs
• Both install new window treatments — New window treatments can enhance the home's curb appeal and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Resale paint interior walls — Fresh paint can make a significant difference in the home's appearance and value ↑
• Rental install new flooring in bedrooms — New flooring can improve the home's rental appeal and reduce maintenance costs ↑
• Both install new window treatments — New window treatments can enhance the home's curb appeal and energy efficiency ↑

ⓘ 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

+4.6% since first listed

6 events — show timeline

• 2026-05-21 Listed $275,000 HARMLS
• 2026-05-18 Coming Soon $275,000 HARMLS
• 2024-05-24 Sold (MLS) — HARMLS
• 2024-05-03 Pending — HARMLS
• 2024-04-06 Price Changed $261,990 HARMLS
• 2024-04-03 Listed $262,990 HARMLS