Anderson Plan · Sealy, TX 77474

$261,990

3 bd · 2.0 ba · 1,328 sqft · SingleFamily · 102 Days on market

Fair 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 +15.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• 1% rule +4.3/10.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Anderson at Westward Pointe is a beautifully designed 1,328 sq. ft. single-story home that lives effortlessly. The open family room, kitchen, and dining space create a warm, inviting hub for everyday moments and easy entertaining. The kitchen stands out with premium countertops, sleek cabinetry, and stainless-steel appliances, anchored by a spacious center island and generous pantry. Tucked away is the private primary suite includes an en-suite bath and walk-in closet, while two additional bedrooms are situated separately and share a full secondary bathroom perfect for family, guests, or a home office setup. A welcoming foyer opens from the covered front porch, and the attached two-car garage provides convenient direct access to the home. Designed with efficiency and comfort in mind, The Anderson offers smart use of space, ample storage, and a layout that lives larger than its square footage. * Images and 3D tour are for illustration only and options may vary from home as built.

Key facts

• Generous pantry
• Sleek cabinetry
• Premium countertops

Tags

• PREMIUM COUNTERTOPS
• SLEEK CABINETRY
• STAINLESS STEEL APPLIANCES
• SPACIOUS CENTER ISLAND
• GENEROUS PANTRY
• PRIVATE PRIMARY SUITE

🏗️ New construction. The $261,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $257,139.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $262k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $119 ($1k/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 $240k (8.4% below list).
• Recommended offer: $238k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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: 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 ($238k) is reasonable based on typical stale-listing flexibility.

Recommended offer $238,410 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 0.93% ✗
• Cap rate: 6.85%
• Cash-on-cash: 1.98%
• DSCR: 1.09
• GRM: 8.9

CMA / ARV

• ARV (median comp): $257,139
• List price: $261,990
• Delta: 1.89%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -13.1%
• Equity multiple: 0.53×
• Total profit: $-34,054
• Equity at exit: $38,340

10-year hold

• IRR: -4.1%
• Equity multiple: 0.73×
• Total profit: $-19,749
• Equity at exit: $22,233

Cash invested: $71,999 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,400 medium
• Mortgage (P&I): −$1,348
• Tax est. 1.5%: −$321 /mo · $3,857/yr
• Insurance: −$107
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $119

Break-even live

Break-even rent $2,249

Max offer price $257,139

Occupancy floor 90%

Sensitivity live

Price	-10% $297	-5% $208	+0% $119	+5% $30	+10% $-59
Rent	-10% $-71	-5% $24	+0% $119	+5% $214	+10% $309
Rate	-1.0pp $248	-0.5pp $184	base $119	+0.5pp $52	+1.0pp $-15

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: $64,285
• Closing costs: $7,714
• 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 $261,990 Active 102 DOM
2. 2026-06-18
   days on market $261,990 Active 99 DOM
3. 2026-06-17
   days on market $261,990 Active 98 DOM
4. 2026-06-16
   days on market $261,990 Active 97 DOM
5. 2026-06-15
   days on market $261,990 Active 96 DOM
6. 2026-06-13
   days on market $261,990 Active 94 DOM
7. 2026-06-09
   days on market $261,990 Active 90 DOM
8. 2026-06-08
   days on market $261,990 Active 89 DOM
9. 2026-06-07
   days on market $261,990 Active 88 DOM
10. 2026-06-04
    days on market $261,990 Active 85 DOM
11. 2026-06-03
    days on market $261,990 Active 84 DOM
12. 2026-06-02
    days on market $261,990 Active 83 DOM
13. 2026-06-01
    days on market $261,990 Active 82 DOM
14. 2026-05-31
    days on market $261,990 Active 81 DOM
15. 2026-05-17
    price $261,990 997-char remark

    Show marketing remark (997 chars)

    The Anderson at Westward Pointe is a beautifully designed 1,328 sq. ft. single-story home that lives effortlessly. The open family room, kitchen, and dining space create a warm, inviting hub for everyday moments and easy entertaining. The kitchen stands out with premium countertops, sleek cabinetry, and stainless-steel appliances, anchored by a spacious center island and generous pantry. Tucked away is the private primary suite includes an en-suite bath and walk-in closet, while two additional bedrooms are situated separately and share a full secondary bathroom perfect for family, guests, or a home office setup. A welcoming foyer opens from the covered front porch, and the attached two-car garage provides convenient direct access to the home. Designed with efficiency and comfort in mind, The Anderson offers smart use of space, ample storage, and a layout that lives larger than its square footage. * Images and 3D tour are for illustration only and options may vary from home as built.

16. 2026-03-11
    listed $259,990 Active 997-char remark

    Show marketing remark (997 chars)

    The Anderson at Westward Pointe is a beautifully designed 1,328 sq. ft. single-story home that lives effortlessly. The open family room, kitchen, and dining space create a warm, inviting hub for everyday moments and easy entertaining. The kitchen stands out with premium countertops, sleek cabinetry, and stainless-steel appliances, anchored by a spacious center island and generous pantry. Tucked away is the private primary suite includes an en-suite bath and walk-in closet, while two additional bedrooms are situated separately and share a full secondary bathroom perfect for family, guests, or a home office setup. A welcoming foyer opens from the covered front porch, and the attached two-car garage provides convenient direct access to the home. Designed with efficiency and comfort in mind, The Anderson offers smart use of space, ample storage, and a layout that lives larger than its square footage. * 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: −$14,404
• − Property taxes: −$3,857
• − Insurance: −$1,286
• − Repairs & maintenance: −$2,304
• − Management: −$2,304
• − Depreciation: −$7,480
• Taxable loss: −$2,835
• Est. tax savings @ 24.0%: +$680
• After-tax cash flow: $2,108/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 · 2 photos

Fair 45/100 Moderate rehab

The home is in fair condition with good roof and exterior. It needs exterior painting and gutter maintenance to enhance its curb appeal and resale value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Replace or clean gutters — Improves drainage and prevents water damage

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Replace or clean gutters — Improves drainage and prevents water damage ↑

ⓘ 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 $261,990 Zillow
• 2026-03-11 Listed $259,990 Zillow