6430 Brockstein Rd · Sealy, TX 77474

$173,999

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 428 Days on market

Built 1997 1.15 ac lot $143/sqft · 30% below area Est $250k · 30% under

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Why this score? — see what drove the C- 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 +15.0/15.0
• Cash flow +14.9/30.0
• DSCR +4.6/10.0
• 1% rule +3.9/10.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

OVER AN ACRE IN SEALY! Mobile home available in the Sealy, Texas area sitting on over an entire acre of land. This location offers you convenient access to TX-36 and I-10. Here you will also be near some great local shops, parks, and family-owned restaurants. This home needs some repairs but has lots of potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

Key facts

• Near local shops
• Near parks
• Over an acre

Tags

• OVER AN ACRE
• CONVENIENT ACCESS TO TX-36
• CONVENIENT ACCESS TO I-10
• NEAR LOCAL SHOPS
• NEAR PARKS
• NEAR FAMILY-OWNED RESTAURANTS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $174k.

Deal economics

• At list price, monthly cash flow is $52 ($624/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 $155k (10.9% below list).
• Recommended offer: $153k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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 $1k of loan paydown is wiped out by about $5k 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 428 days — a 12% lower offer ($153k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $153,119 (12.0% below list)

Questions for the listing agent

1. It's been on market 428 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 6.65%
• Cash-on-cash: 1.28%
• DSCR: 1.06
• GRM: 9.4

CMA / ARV

• ARV (median comp): $250,000
• List price: $173,999
• Delta: -30.40%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -14.3%
• Equity multiple: 0.49×
• Total profit: $-24,880
• Equity at exit: $25,944

10-year hold

• IRR: -5.5%
• Equity multiple: 0.64×
• Total profit: $-17,382
• Equity at exit: $15,044

Cash invested: $48,720 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,550 medium
• Mortgage (P&I): −$912
• Tax from tax record: −$187 /mo · $2,248/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $52

Break-even live

Break-even rent $1,484

Max offer price $173,999

Occupancy floor 92%

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: $43,500
• Closing costs: $5,220
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $173,999 Active 428 DOM
2. 2026-06-17
   days on market $173,999 Active 427 DOM
3. 2026-06-16
   days on market $173,999 Active 426 DOM
4. 2026-06-15
   days on market $173,999 Active 425 DOM
5. 2026-06-13
   days on market $173,999 Active 423 DOM
6. 2026-06-09
   days on market $173,999 Active 419 DOM
7. 2026-06-08
   days on market $173,999 Active 418 DOM
8. 2026-06-07
   days on market $173,999 Active 417 DOM
9. 2026-06-04
   days on market $173,999 Active 414 DOM
10. 2026-06-03
    days on market $173,999 Active 413 DOM
11. 2026-06-02
    days on market $173,999 Active 412 DOM
12. 2026-06-01
    days on market $173,999 Active 411 DOM
13. 2026-05-31
    days on market $173,999 Active 410 DOM
14. 2025-04-16
    listed $173,999 Active 540-char remark

    Show marketing remark (540 chars)

    OVER AN ACRE IN SEALY! Mobile home available in the Sealy, Texas area sitting on over an entire acre of land. This location offers you convenient access to TX-36 and I-10. Here you will also be near some great local shops, parks, and family-owned restaurants. This home needs some repairs but has lots of potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

15. 2024-06-28
    soldstatus
16. 2006-08-31
    soldstatus
17. 1999-10-21
    soldstatus

ⓘ 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: $2,248 · $187/mo
• Projected year-2 tax: $3,184 · $265/mo
• Expected delta: +$936/yr (+$78/mo · 41.6%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°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: $18,597
• − Mortgage interest: −$9,747
• − Property taxes: −$2,248
• − Insurance: −$870
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$5,062
• Taxable loss: −$2,305
• Est. tax savings @ 24.0%: +$553
• After-tax cash flow: $1,177/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.

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

4 events — show timeline

• 2025-04-16 Listed $173,999 HARMLS
• 2024-06-28 Sold (Public Records) — Public Records
• 2006-08-31 Sold (Public Records) — Public Records
• 1999-10-21 Sold (Public Records) — Public Records

Property tax history

+9.2%/yr

Latest (2025): $2,248 · +75.6% YoY. Source: county tax records.