Is 1313 Bison View Ln in Sealy, TX a good investment?

CashFlowRE grades it D- with a 5.3% cap rate and $-209/mo modeled cash flow at a $249,999 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 1313 Bison View Ln?

The modeled cap rate is 5.3% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,122/month, from CashFlowRE's rent model.

D- Composite 39.15

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).

ARV discount +10.7/15.0
Cash flow +8.7/30.0
Condition / age +4.0/5.0
Schools +3.8/10.0
1% rule +3.5/10.0
Livability +3.5/5.0
Rent growth +2.5/5.0
DSCR +2.4/10.0
Appreciation +0.0/10.0

$249,999

1313 Bison View Ln · Sealy, TX 77474

3 bd · 2.0 ba · 1,595 sqft · SingleFamily · 138 Days on market

Built 2023 Good condition 7,200 sqft lot 2-car garage $157/sqft · 7% below area Est $269k · 7% under $58/mo HOA · 3% of rent

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

Welcome home to this cozy and inviting one story home featuring 3 spacious bedrooms and open dining/living combo with wall of windows overlooking the patio and backyard. COVERED PATIO!! Beautiful carefree vinyl flooring throughout the kitchen and living area and all wet areas for easy cleanups! The kitchen with upgraded quartz counters and island with 42" inch shaker cabinets! The owner's suite features large bedroom and oversized shower with his and hers under-mount sinks with beautiful quartz countertops and oversized walk-in closet!

Key facts

One story home
Wall of windows
7,200 sq ft lot

What this means for you Summary

Snapshot

This is a 3-bed/2.0-bath single-family listed at $250k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $-209 ($-3k/yr) — negative.
To cash-flow at today's rent, offer at most $213k (14.7% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (15.1% below list).
Recommended offer: $212k (15.1% below list) — sets the bar for 1% rule.
Cap rate 5.3% vs local median 3.4% 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: 438 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 410 units permitted in Austin County in 2024 (0 in 5+ unit buildings).
This rent runs 33% of the median local income ($76k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 138 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.

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 $212,192 (15.1% below list)

Questions for the listing agent

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?
It's been on market 138 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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.
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.
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: 0.85% ✗
Cap rate: 5.29%
Cash-on-cash: -3.58%
DSCR: 0.84
GRM: 9.8

CMA / ARV

ARV (median comp): $269,092
List price: $249,999
Delta: -7.10%
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
1310 Bison View Ln	0.03mi	3/2.0	1,595 (0%)	2mo	$279,999	$176	96
2044 Woodlark Way	0.44mi	3/2.0	1,595 (0%)	2mo	$265,000	$166	77
2303 Perdido Bay Ln	0.25mi	4/2.0 (+1)	1,655 (+4%)	2mo	$274,990	$166	76
2314 Perdido Bay Ln	0.26mi	4/2.0 (+1)	1,655 (+4%)	2mo	$274,990	$166	76
1281 Thornbird Trl	0.06mi	4/2.0 (+1)	1,778 (+12%)	4mo	$295,000	$166	70
1318 Bison View Ln	0.03mi	4/2.0 (+1)	1,809 (+13%)	2mo	$280,000	$155	69
2603 Foxgrove Ln	0.27mi	4/2.0 (+1)	1,476 (-8%)	3mo	$254,990	$173	68
2311 Perdido Bay Ln	0.32mi	4/2.0 (+1)	1,476 (-8%)	3mo	$254,990	$173	65
1237 Waterside Trce	0.18mi	4/2.5 (+1)	1,817 (+14%)	2mo	$279,990	$154	60
1147 Buffalograss Trl	0.14mi	4/2.5 (+1)	1,817 (+14%)	6mo	$289,000	$159	58
1259 Waterside Trce	0.07mi	4/2.5 (+1)	1,831 (+15%)	9mo	$289,000	$158	58
1108 Sundown Prairie Dr	0.25mi	4/2.5 (+1)	1,817 (+14%)	12mo	$305,000	$168	48

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: -22.2%
Equity multiple: 0.23×
Total profit: $-53,670
Equity at exit: $37,276

10-year hold

IRR: -16.1%
Equity multiple: 0.10×
Total profit: $-63,322
Equity at exit: $21,615

Cash invested: $70,000 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now: 20 active · 14 under contract
Months of supply: 10.0 mo (10%/mo absorbed)
Median asking: $269,000 ($168/sqft)
Median days on market: 77 d
This list price: 25% of active listings are priced below it
ARV vs active asking: +0.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77474

Active inventory: 438
Price-to-rent: 9.8×

Monthly cashflow live

Estimated rent: $2,122 medium interval (Pro) →
Mortgage (P&I): −$1,311
Tax from tax record: −$412 /mo · $4,941/yr
Insurance: −$104
HOA: −$58
Lot rent: −$0
Vacancy / Maint / Mgmt: −$446
Net cashflow: $-209

Break-even live

Break-even rent $2,386

Max offer price $213,144

Occupancy floor —

Sensitivity live

Price	-10% $-67	-5% $-138	+0% $-209	+5% $-279	+10% $-350
Rent	-10% $-376	-5% $-292	+0% $-209	+5% $-125	+10% $-41
Rate	-1.0pp $-83	-0.5pp $-145	base $-209	+0.5pp $-273	+1.0pp $-339

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: $62,500
Closing costs: $7,500
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 Morning Dove Trl Sealy, TX	4.0	2.0	1845	$2,375	$1.29	68d	1	0.95mi
118 White Wing Ln Sealy, TX	3.0	2.0	2007	$1,846	$0.92	62d	1	0.95mi

Property features AI

Finance

Other: Seller and municipal utility district disclosures available
HOA & community: Community association managed by InframarkAnnual association fee of $700Curbs in community

Exterior

Parking: Attached 2-car garageDrivewayGarage with automatic door opener
Utilities: Public waterPublic sewer
Home design: Residential propertyFull ownershipSlab foundation
Construction: Built in 2023Brick and cement siding constructionComposition roof
Exterior features: Subdivision lotConcrete road surface

Interior

Kitchen: DishwasherElectric ovenElectric rangeGarbage disposalMicrowave
Bedrooms: Total rooms: 10
Flooring: CarpetPlank flooringVinyl flooring
Bathrooms: 2 full bathrooms
Heating & cooling: Central heating (electric)Central air conditioning (electric)
Interior features: Breakfast barDouble vanityKitchen islandPantrySeparate showerTub/shower combination

Listing history 50 events

2026-09-24

days on market $249,999 Active 138 DOM
2026-09-23

days on market $249,999 Active 137 DOM
2026-09-22

days on market $249,999 Active 136 DOM
2026-09-21

days on market $249,999 Active 135 DOM
2026-09-20

days on market $249,999 Active 134 DOM
2026-09-19

days on market $249,999 Active 133 DOM
2026-09-18

days on market $249,999 Active 132 DOM
2026-09-17

days on market $249,999 Active 131 DOM
2026-09-16

days on market $249,999 Active 130 DOM
2026-09-15

days on market $249,999 Active 129 DOM
2026-09-14

days on market $249,999 Active 128 DOM
2026-09-13

days on market $249,999 Active 127 DOM
2026-09-12

days on market $249,999 Active 126 DOM
2026-09-11

days on market $249,999 Active 125 DOM
2026-09-05

days on market $249,999 Active 119 DOM
2026-09-04

days on market $249,999 Active 118 DOM
2026-09-02

days on market $249,999 Active 116 DOM
2026-08-31

days on market $249,999 Active 114 DOM
2026-08-29

days on market $249,999 Active 112 DOM
2026-08-28

days on market $249,999 Active 111 DOM
2026-08-27

days on market $249,999 Active 110 DOM
2026-08-25

days on market $249,999 Active 108 DOM
2026-08-24

days on market $249,999 Active 107 DOM
2026-08-23

days on market $249,999 Active 106 DOM
2026-08-22

days on market $249,999 Active 105 DOM
2026-08-21

days on market $249,999 Active 104 DOM
2026-08-20

days on market $249,999 Active 103 DOM
2026-08-19

days on market $249,999 Active 102 DOM
2026-08-18

days on market $249,999 Active 101 DOM
2026-08-17

days on market $249,999 Active 100 DOM
2026-08-16

days on market $249,999 Active 99 DOM
2026-08-15

days on market $249,999 Active 98 DOM
2026-08-14

days on market $249,999 Active 97 DOM
2026-08-13

days on market $249,999 Active 96 DOM
2026-08-12

days on market $249,999 Active 95 DOM
2026-08-11

days on market $249,999 Active 94 DOM
2026-08-10

price $249,999 Active 93 DOM
2026-08-10

days on market $259,999 Active 93 DOM
2026-08-09

price $259,999 Active 92 DOM
2026-08-09

days on market $276,999 Active 92 DOM
2026-08-08

days on market $276,999 Active 91 DOM
2026-08-06

days on market $276,999 Active 89 DOM
2026-08-05

days on market $276,999 Active 88 DOM
2026-08-04

days on market $276,999 Active 87 DOM
2026-08-03

days on market $276,999 Active 86 DOM
2026-07-31

days on market $276,999 Active 83 DOM
2026-07-30

days on market $276,999 Active 81 DOM
2026-07-28

days on market $276,999 Active 80 DOM
2026-07-26

days on market $276,999 Active 78 DOM
2026-07-24

days on market $276,999 Active 76 DOM

ⓘ 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: $4,941 · $412/mo
Projected year-2 tax: $4,941 · $412/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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $25,463
− Mortgage interest: −$14,004
− Property taxes: −$4,941
− Insurance: −$1,250
− Repairs & maintenance: −$2,037
− Management: −$2,037
− HOA: −$696
− Depreciation: −$7,273
Taxable loss: −$6,775

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$1,626
After-tax cash flow: $-878/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 Est. rehab $7,975–$23,925 screening

This one-story home is in good condition with a good condition score of 80. It features a well-maintained exterior, vinyl flooring, and good-quality kitchen and bathrooms. The property is move-in ready with minor cosmetic updates that could further enhance its value.

Value-add opportunities

Resale Landscaping — Enhances curb appeal and adds value ↑
Resale Painting exterior — Fresh paint can improve curb appeal ↑
Rental Landscaping and curb appeal — Attracts tenants with a well-maintained property ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 38/100

Zoned Schools

Elementary Selman El F TX #2,174/4,322 Nat'l #24,455/41,679 Middle Sealy J H F TX #717/1,662 Nat'l #6,571/14,009 High Sealy H S F TX #713/1,632 Nat'l #7,439/17,239

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

B Composite livability gradescore 70/100

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
County: Austin · 32,206 people
Metro: Houston-Pasadena-The Woodlands, TX
Population (ZIP): 14,846
Household income: $76,210
Rent vs Own: 20.6% rent · 79.4% own
Severe rent burden: 16% of renters

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
#8 Exxon Mobil Spring $349.6B #16 Chevron Houston $202.8B #28 Phillips 66 Houston $145.5B #34 Valero Energy San Antonio $124.0B #53 Energy Transfer Dallas $82.7B #75 ConocoPhillips Houston $57.0B #78 Enterprise Products Partners Houston $56.2B #92 Plains GP Holdings Houston $50.1B #134 HF Sinclair Dallas $29.6B #142 Occidental Petroleum Houston $26.3B #173 Targa Resources Houston $19.4B #188 Cheniere Energy Houston $17.6B #239 Kinder Morgan Houston $15.3B #419 APA Corporation Houston $8.6B #393 Cabot Oil & Gas Houston $7.9B #455 Coterra Energy Houston $5.8B
Technology	5	$198B
#44 Dell Technologies Round Rock $95.6B #87 Oracle Austin $53.0B #132 Hewlett Packard Enterprise Spring $30.1B #193 Texas Instruments Dallas $16.3B #406 Match Group Dallas $3.4B
Engineering / Construction	4	$72B
#228 Quanta Services Houston $23.7B #258 Jacobs Solutions Dallas $16.3B #318 AECOM Dallas $16.1B #279 Fluor Irving $16.1B
Energy Services	3	$60B
#136 Baker Hughes Houston $28.5B #154 Halliburton Houston $23.1B #368 Smith International Houston $8.4B
Utilities	3	$41B
#194 Vistra Irving $16.3B #211 NRG Energy Houston $15.4B #259 CenterPoint Energy Houston $9.4B
Healthcare	2	$330B
#9 McKesson Irving $309.0B #163 Tenet Healthcare Dallas $20.6B

Price history

1 event — show timeline

2026-05-09 Listed $285,000 HARMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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