2366 Beckendorff · Sealy, TX 77474

$112,000

3 bd · 2.0 ba · 1,677 sqft · SingleFamily · 16 Days on market

Built 1984 Poor condition

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

* * * * * * SELLER HAS ACCEPTED AN OFFER; WAITING ON SIGNATURES * * * * * * Opportunity awaits on this spacious homesite in the growing Sealy area. This property offers tremendous potential for investors, renovators, builders, or buyers looking for a project. The existing home is in poor condition and will require significant repairs and improvements, making it best suited for buyers seeking a complete renovation opportunity. The value is primarily in the location, land, and future potential rather than the current improvements. Conveniently located with access to I-10 and within commuting distance of Houston, this property provides a rare chance to create value and customize to

Key facts

• Spacious homesite
• Access to i-10
• Built 1984

Tags

• SPACIOUS HOMESITE
• ACCESS TO I-10
• COMMUTING DISTANCE OF HOUSTON

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Utilities: Water from a well
• Home design: Residential property; Single-story layout (all main rooms listed on the first floor)
• Construction: Brick construction; Built in 1984; Composition roof; Slab foundation
• Exterior features: Cleared lot

Interior

• Kitchen: Kitchen on the first floor (approx. 14x10)
• Bedrooms: Three bedrooms on the first floor (approx. 15x11, 11x10, 13x12)
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: One fireplace; Six total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $112k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $520 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $112k).
• Recommended offer: $110k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.9% 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; 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 $774 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($110k) 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 $110,320 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.46% ✓
• Cap rate: 11.86%
• Cash-on-cash: 19.88%
• DSCR: 1.88
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 12.0%
• Equity multiple: 1.48×
• Total profit: $14,969
• Equity at exit: $16,700

10-year hold

• IRR: 21.0%
• Equity multiple: 2.78×
• Total profit: $55,747
• Equity at exit: $9,684

Cash invested: $31,360 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,637 medium
• Mortgage (P&I): −$587
• Tax est. 1.5%: −$140 /mo · $1,680/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $520

Break-even live

Break-even rent $980

Max offer price $112,000

Occupancy floor 63%

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: $28,000
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $112,000 Active 16 DOM
2. 2026-06-17
   days on market $112,000 Active 15 DOM
3. 2026-06-16
   days on market $112,000 Active 14 DOM
4. 2026-06-15
   days on market $112,000 Active 13 DOM
5. 2026-06-13
   days on market $112,000 Active 11 DOM
6. 2026-06-09
   remarks 699-char remark
7. 2026-06-09
   days on market $112,000 Active 7 DOM
8. 2026-06-08
   days on market $112,000 Active 6 DOM
9. 2026-06-07
   days on market $112,000 Active 5 DOM
10. 2026-06-04
    days on market $112,000 Active 2 DOM
11. 2026-06-02
    listed $112,000 Active 1 DOM

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

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: $19,650
• − Mortgage interest: −$6,274
• − Property taxes: −$1,680
• − Insurance: −$560
• − Repairs & maintenance: −$1,572
• − Management: −$1,572
• − Depreciation: −$3,258
• Taxable income: $4,734
• Est. tax owed @ 24.0%: −$1,136
• After-tax cash flow: $5,099/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

Poor 20/100 Extensive rehab

This property requires extensive renovations, including new cabinets, countertops, fixtures, siding, flooring, and painting. The home's poor condition and lack of recent updates significantly reduce its value.

Repairs flagged

• Major Kitchen cabinets — Old and worn
• Major Kitchen countertops — Exposed subfloor
• Major Bathroom fixtures — Worn and peeling
• Major Exterior siding — Exposed subfloor
• Major Flooring — Worn tile
• Major Paint — Peeling

Value-add opportunities

• Resale New kitchen cabinets and countertops — Modernizing the kitchen would significantly increase its value
• Resale New bathroom fixtures — Upgrading the bathroom would improve the home's overall appeal
• Resale New exterior siding — A fresh exterior would enhance curb appeal and property value
• Resale New flooring — Fresh flooring would improve the home's overall appearance and functionality
• Resale Painting — Fresh paint would improve the home's overall appearance and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Old and worn	Major	$15,000–50,000
Kitchen countertops · Exposed subfloor	Major	$15,000–50,000
Bathroom fixtures · Worn and peeling	Major	$15,000–50,000
Exterior siding · Exposed subfloor	Major	$15,000–50,000
Flooring · Worn tile	Major	$15,000–50,000
Paint · Peeling	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale New kitchen cabinets and countertops — Modernizing the kitchen would significantly increase its value ↑
• Resale New bathroom fixtures — Upgrading the bathroom would improve the home's overall appeal ↑
• Resale New exterior siding — A fresh exterior would enhance curb appeal and property value ↑
• Resale New flooring — Fresh flooring would improve the home's overall appearance and functionality ↑
• Resale Painting — Fresh paint would improve the home's overall appearance and functionality ↑

ⓘ 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

• 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

1 event — show timeline

• 2026-06-02 Listed $112,000 HARMLS