122 Tejas Village Pkwy · Beasley, TX 77417

$245,000

3 bd · 2.0 ba · 1,416 sqft · SingleFamily public records · 50 Days on market

Built 2023 Good condition 5,248 sqft lot $173/sqft · 8% below area Est $266k · 8% under $29/mo HOA · 1% of rent ↓ 9% since listing

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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).

• Cash flow +15.6/30.0
• ARV discount +11.1/15.0
• Appreciation +7.1/10.0
• 1% rule +4.9/10.0
• DSCR +4.8/10.0
• Schools +4.6/10.0
• Condition / age +4.0/5.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0

Listing remarks

Welcome to this beautifully built 2023 home in the desirable Tejas Village community. This modern 3-bedroom, 3-bathroom residence offers a thoughtfully designed layout with spacious living areas and stylish finishes throughout. The kitchen features contemporary cabinetry, sleek countertops, and like-new appliances, perfect for both everyday living and entertaining. Conveniently located near major roadways. This home is move-in ready and ideal for those seeking both comfort and convenience.

Key facts

• 5,248 sq ft lot
• 2 garage spots
• Built 2023

Property features AI

Finance

• Other: Special Addendum disclosure
• HOA & community: Tejas Village HOA/CMI Association with $350 annual fee

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 2023; Slab foundation
• Construction: Brick and wood siding construction; Composition roof
• Exterior features: Subdivision lot

Interior

• Bedrooms: Bedroom on second level (12 x 11); Bedroom on second level (12 x 1); Primary bedroom on first level (13 x 12)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling (central air)
• Interior features: 3 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $102 ($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 $243k (0.8% below list).
• Recommended offer: $238k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 5.4% in Beasley — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 57/100 on livability (#1,273 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: employment C-, schools D-, amenities F.
• Lamar CISD (suburban): math 50% / reading 53% proficiency, ranked #116 of 826 in TX (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 232 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($2k loan paydown + $10k appreciation (4.2% local appreciation)).
• Fort Bend County population projected at +75% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $69k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $237,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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: 0.99% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.78%
• DSCR: 1.08
• GRM: 8.4

CMA / ARV

• ARV (median comp): $266,235
• List price: $245,000
• Delta: -7.98%
• 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
214 N 8th St	0.14mi	3/1.5	1,404 (-1%)	7mo	$110,000	$78	85
8014 Alamo Ct	0.27mi	3/2.0	1,364 (-4%)	9mo	$272,987	$200	74
215 N 8th St N	0.10mi	3/2.0	1,467 (+4%)	19mo	$295,000	$201	73
319 N 9th St	0.12mi	3/1.0	1,301 (-8%)	9mo	$124,900	$96	69
403 N 5th St	0.31mi	3/2.0	1,368 (-3%)	13mo	$294,999	$216	69
8015 Jim Bowie Ct	0.18mi	4/2.0 (+1)	1,535 (+8%)	6mo	$288,103	$188	68
7615 Avenue J	0.41mi	2/1.0 (-1)	1,386 (-2%)	3mo	$275,000	$198	65
810 Tejas Village Pkwy	0.40mi	3/2.0	1,364 (-4%)	12mo	$275,612	$202	65
8015 Alamo Ct	0.25mi	4/2.0 (+1)	1,535 (+8%)	10mo	$278,843	$182	61
231 N 5th St	0.28mi	3/2.0	1,226 (-13%)	19mo	$209,000	$170	49
210 S 2nd St	0.50mi	3/1.0	1,500 (+6%)	18mo	$180,000	$120	47
7025 Loop 540	0.61mi	4/2.0 (+1)	1,517 (+7%)	16mo	$220,000	$145	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.3%
• Equity multiple: 1.75×
• Total profit: $51,388
• Equity at exit: $126,419

10-year hold

• IRR: 13.7%
• Equity multiple: 3.28×
• Total profit: $156,097
• Equity at exit: $208,545

Cash invested: $68,600 (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 77417

• Home prices YoY: 1.2%
• Active inventory: 232
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,432 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$403 /mo · $4,840/yr
• Insurance: −$102
• HOA: −$29
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $102

Break-even live

Break-even rent $2,303

Max offer price $245,000

Occupancy floor 91%

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
119 S 8th St Beasley, TX	3.0	2.0	1680	$1,680	$1.00	24d	1	0.22mi
402 N 4th St Beasley, TX	3.0	2.5	1700	$3,750	$2.21	1d	1	0.38mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 21 events

1. 2026-06-18
   days on market $245,000 Active 50 DOM
2. 2026-06-17
   days on market $245,000 Active 49 DOM
3. 2026-06-16
   days on market $245,000 Active 48 DOM
4. 2026-06-15
   days on market $245,000 Active 47 DOM
5. 2026-06-13
   days on market $245,000 Active 45 DOM
6. 2026-06-10
   days on market $245,000 Active 41 DOM
7. 2026-06-08
   days on market $245,000 Active 40 DOM
8. 2026-06-07
   days on market $245,000 Active 39 DOM
9. 2026-06-04
   days on market $245,000 Active 36 DOM
10. 2026-06-03
    days on market $245,000 Active 35 DOM
11. 2026-06-02
    days on market $245,000 Active 34 DOM
12. 2026-06-01
    days on market $245,000 Active 33 DOM
13. 2026-05-31
    days on market $245,000 Active 32 DOM
14. 2026-04-29
    listed $245,000 Active 495-char remark
15. 2026-03-03
    historical
16. 2026-02-05
    price $245,900
17. 2025-12-05
    listed $249,900 Active
18. 2025-07-14
    status Pending
19. 2025-07-03
    historical
20. 2025-06-24
    price $250,000
21. 2025-05-13
    listed $270,000 Active

ⓘ 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: $4,840 · $403/mo
• Projected year-2 tax: $4,840 · $403/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,179
• − Mortgage interest: −$13,724
• − Property taxes: −$4,840
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,334
• − Management: −$2,334
• − HOA: −$348
• − Depreciation: −$7,127
• Taxable loss: −$2,754
• Est. tax savings @ 24.0%: +$661
• After-tax cash flow: $1,882/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 · 13 photos

Good 80/100 Cosmetic rehab

This 2023-built home in Tejas Village is move-in ready with modern finishes and a good condition score. It offers a good investment opportunity with potential for minor updates to enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value.
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient. ↑

ⓘ 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: Lamar CISD
• NCES district ID: 4826580
• Math proficiency: 50% ▼ -12.00%
• Reading proficiency: 53% ▼ -4.00%
• Median HH income: $75,213
• Composite: 46.43/100
• National rank: #2452
• State rank: #116 of 826 in TX

Livability — Beasley

• Score: 57/100
• State rank: #1273
• US rank: #22130

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment C- Housing F Health & safety B- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beasley, TX
• Population (ZIP): 3,232

Population outlook (Fort Bend County) Hauer SSP2

• Today (2025): 1,004,526 people
• By 2030: 1,153,104 · +14.8%
• By 2040: 1,453,718 · +44.7%
• By 2050: 1,753,781 · +74.6%
• By 2075: 2,455,772 · +144.5%
• By 2100: 2,930,528 · +191.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (67%)
• Race & ethnicity: Hispanic / Latino 67% Two or more races 49% White 22% Black 8%
• Hispanic origin (detail): Mexican 54%
• Common ancestry: Italian 2% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 76% English-only · Spanish 24%

Political lean MEDSL · Fort Bend

• 2024 margin: Toss-up / Even · D 49.5% · R 47.9% · Other 2.6%
• 2008→2024 swing: +4.0pp toward D · 2008: -2.4pp · 2024: 1.6pp
• All cycles: 2024: D+1.6 2020: D+10.6 2016: D+6.6 2012: R+6.8 2008: R+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.15%
• Current HPI: 337.8236
• 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

-9.3% since first listed

8 events — show timeline

• 2026-04-29 Listed $245,000 HARMLS
• 2026-03-03 Listing Removed — HARMLS
• 2026-02-05 Price Changed $245,900 HARMLS
• 2025-12-05 Listed $249,900 HARMLS
• 2025-07-14 Pending — HARMLS
• 2025-07-03 Listing Removed — HARMLS
• 2025-06-24 Price Changed $250,000 HARMLS
• 2025-05-13 Listed $270,000 HARMLS

Property tax history

+125.7%/yr

Latest (2025): $4,840 · -13.1% YoY. Source: county tax records.