10707 Dogwood Sky Dr · Beasley, TX 77417

$269,990

4 bd · 2.0 ba · 1,778 sqft · SingleFamily · 97 Days on market

Built 2026 Excellent condition $152/sqft · 14% below area Est $314k · 14% under ↓ 7% since listing

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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 +22.9/30.0
• ARV discount +13.8/15.0
• DSCR +7.4/10.0
• Appreciation +7.1/10.0
• 1% rule +6.0/10.0
• Condition / age +5.0/5.0
• Schools +3.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

ESTIMATED COMPLETION DATE MAY 2026. The Gaven is a thoughtfully designed single-story home offering 1,778 sq. ft. of open concept living. Featuring 4 bedrooms and 2 full bathrooms, this layout combines modern comfort with a timeless style. The kitchen boasts silestone countertops, stainless steel appliances, and an oversized island that seamlessly connects to the dining and family rooms-perfect for entertaining. Expansive windows fill the main living areas with natural light. The primary suite serves as a luxurious retreat with a large walk-in closet, dual sinks, and a walk-in shower. Each secondary bedroom features plush carpeting and spacious closet, ensuring comfort for family and guests. Located in Emberly, a master-planned community featuring The Haven Amenity Village, that includes a clubhouse with fitness center, outdoor courtyard, resort-style pool, water park with splash pad, event lawn, playground, pickleball court, sand volleyball court, dog park, hike/bike trails, and more!

Key facts

• Dual sinks
• Expansive windows
• Large walk-in closet

Tags

• SILESTONE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• OVERSIZED ISLAND
• EXPANSIVE WINDOWS
• LARGE WALK-IN CLOSET
• DUAL SINKS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $270k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $477 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $270k).
• Recommended offer: $246k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 5.6% in Beasley — 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 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-, amenities F, commute 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.
• Zoned schools: Beasley El (math 42% / reading 27%, grade F, #1,995 of 4,322 statewide, top 50%, 366 students, 86% FRL); Lamar J H (math 30% / reading 34%, grade F, #971 of 1,662 statewide, top 60%, 1,246 students, 71% FRL); Lamar Cons H S (math 26% / reading 48%, grade F, #897 of 1,632 statewide, top 57%, 1,762 students, 62% FRL) — zoned schools average 73% FRL vs 43% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 52% district-wide (-17 pts) — the specific schools serving this property underperform the Lamar CISD average; the district grade overstates school quality for this exact location.
• Market conditions: 273 active listings in the ZIP; 1 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 $13k of equity ($2k loan paydown + $11k 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 $76k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $245,690 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.10% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.56%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (median comp): $314,176
• List price: $269,990
• Delta: -15.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10723 Dogwood Sky Dr	0.03mi	4/2.0	1,778 (0%)	2mo	$284,990	$160	97
10735 Dogwood Sky Dr	0.06mi	4/2.0	1,778 (0%)	2mo	$289,990	$163	96
622 Heaven Dr	0.21mi	4/2.0	1,796 (+1%)	0mo	$289,990	$161	88
10715 Dogwood Sky Dr	0.02mi	3/2.0 (-1)	1,595 (-10%)	1mo	$259,990	$163	76
907 Heaven Dr	0.30mi	3/2.0 (-1)	1,627 (-8%)	1mo	$270,000	$166	66
10402 Rocky Trl	0.47mi	4/2.0	1,644 (-8%)	0mo	$251,990	$153	65
619 Blue Stone Dr	0.27mi	4/2.0	2,031 (+14%)	0mo	$306,990	$151	63
10411 Birds Nest Dr	0.55mi	4/2.0	1,670 (-6%)	2mo	$256,990	$154	63
723 Blue Stone Dr	0.29mi	4/2.0	2,031 (+14%)	0mo	$306,990	$151	63
1018 Garnet Rain Dr	0.39mi	3/2.0 (-1)	1,593 (-10%)	1mo	$254,990	$160	59
1006 Blue Stone Dr	0.37mi	3/2.0 (-1)	1,535 (-14%)	2mo	$264,990	$173	54
1110 Garnet Rain Dr	0.44mi	3/2.0 (-1)	1,535 (-14%)	0mo	$246,990	$161	51

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: 17.4%
• Equity multiple: 2.06×
• Total profit: $79,758
• Equity at exit: $139,314

10-year hold

• IRR: 18.1%
• Equity multiple: 3.93×
• Total profit: $221,715
• Equity at exit: $229,816

Cash invested: $75,597 (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: 91 active · 25 under contract
• Months of supply: 13.3 mo (8%/mo absorbed)
• Median asking: $289,990 ($164/sqft)
• Median days on market: 65 d
• This list price: 22% of active listings are priced below it
• ARV vs active asking: +8.0% vs current asking $/sqft

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

ZIP-level market 77417

• Home prices YoY: 1.2%
• Active inventory: 273
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,965 medium
• Mortgage (P&I): −$1,416
• Tax est. 1.5%: −$337 /mo · $4,050/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$623
• Net cashflow: $477

Break-even live

Break-even rent $2,362

Max offer price $269,990

Occupancy floor 79%

Sensitivity live

Price	-10% $663	-5% $570	+0% $477	+5% $383	+10% $290
Rent	-10% $242	-5% $359	+0% $477	+5% $594	+10% $711
Rate	-1.0pp $612	-0.5pp $545	base $477	+0.5pp $407	+1.0pp $335

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: $67,498
• Closing costs: $8,100
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10730 Sky Creek Ln Beasley, TX	3.0–4.0	2.0–2.5	1869	$2,965	$1.59	0d	1	0.49mi

Listing history 34 events

1. 2026-06-30
   days on market $269,990 Active 97 DOM
2. 2026-06-29
   days on market $269,990 Active 96 DOM
3. 2026-06-28
   days on market $269,990 Active 95 DOM
4. 2026-06-27
   remarks 699-char remark
5. 2026-06-27
   pricelisting id $269,990 Active 94 DOM
6. 2026-06-26
   days on market $266,990 Active 94 DOM
7. 2026-06-24
   pricedays on market $266,990 Active 92 DOM
8. 2026-06-22
   days on market $269,990 Active 90 DOM
9. 2026-06-21
   days on market $269,990 Active 89 DOM
10. 2026-06-18
    days on market $269,990 Active 86 DOM
11. 2026-06-17
    days on market $269,990 Active 85 DOM
12. 2026-06-16
    days on market $269,990 Active 84 DOM
13. 2026-06-15
    days on market $269,990 Active 83 DOM
14. 2026-06-13
    days on market $269,990 Active 81 DOM
15. 2026-06-10
    days on market $269,990 Active 77 DOM
16. 2026-06-08
    days on market $269,990 Active 76 DOM
17. 2026-06-07
    pricedays on market $269,990 Active 75 DOM
18. 2026-06-04
    days on market $279,990 Active 72 DOM
19. 2026-06-03
    days on market $279,990 Active 71 DOM
20. 2026-06-02
    days on market $279,990 Active 70 DOM
21. 2026-06-01
    days on market $279,990 Active 69 DOM
22. 2026-05-31
    days on market $279,990 Active 68 DOM
23. 2026-05-07
    price $284,990 1002-char remark

    Show marketing remark (1002 chars)

    ESTIMATED COMPLETION DATE MAY 2026. The Gaven is a thoughtfully designed single-story home offering 1,778 sq. ft. of open concept living. Featuring 4 bedrooms and 2 full bathrooms, this layout combines modern comfort with a timeless style. The kitchen boasts silestone countertops, stainless steel appliances, and an oversized island that seamlessly connects to the dining and family rooms-perfect for entertaining. Expansive windows fill the main living areas with natural light. The primary suite serves as a luxurious retreat with a large walk-in closet, dual sinks, and a walk-in shower. Each secondary bedroom features plush carpeting and spacious closet, ensuring comfort for family and guests. Located in Emberly, a master-planned community featuring The Haven Amenity Village, that includes a clubhouse with fitness center, outdoor courtyard, resort-style pool, water park with splash pad, event lawn, playground, pickleball court, sand volleyball court, dog park, hike/bike trails, and more!

24. 2026-05-02
    price $322,490 1002-char remark

    Show marketing remark (1002 chars)

    ESTIMATED COMPLETION DATE MAY 2026. The Gaven is a thoughtfully designed single-story home offering 1,778 sq. ft. of open concept living. Featuring 4 bedrooms and 2 full bathrooms, this layout combines modern comfort with a timeless style. The kitchen boasts silestone countertops, stainless steel appliances, and an oversized island that seamlessly connects to the dining and family rooms-perfect for entertaining. Expansive windows fill the main living areas with natural light. The primary suite serves as a luxurious retreat with a large walk-in closet, dual sinks, and a walk-in shower. Each secondary bedroom features plush carpeting and spacious closet, ensuring comfort for family and guests. Located in Emberly, a master-planned community featuring The Haven Amenity Village, that includes a clubhouse with fitness center, outdoor courtyard, resort-style pool, water park with splash pad, event lawn, playground, pickleball court, sand volleyball court, dog park, hike/bike trails, and more!

25. 2026-04-29
    price $284,990 1002-char remark

    Show marketing remark (1006 chars)

    ESTIMATED COMPLETION DATE MAY 2026. The Gaven is a thoughtfully designed single-story home offering 1,778 sq. ft. of open concept living. Featuring 4 bedrooms and 2 full bathrooms, this layout combines modern comfort with a timeless style. The kitchen boasts silestone countertops, stainless steel appliances, and an oversized island that seamlessly connects to the dining and family rooms—perfect for entertaining. Expansive windows fill the main living areas with natural light. The primary suite serves as a luxurious retreat with a large walk-in closet, dual sinks, and a walk-in shower. Each secondary bedroom features plush carpeting and spacious closet, ensuring comfort for family and guests. Located in Emberly, a master-planned community featuring The Haven Amenity Village, that includes a clubhouse with fitness center, outdoor courtyard, resort-style pool, water park with splash pad, event lawn, playground, pickleball court, sand volleyball court, dog park, hike/bike trails, and more!

26. 2026-04-29
    price $284,990 1006-char remark

    Show marketing remark (1006 chars)

    ESTIMATED COMPLETION DATE MAY 2026. The Gaven is a thoughtfully designed single-story home offering 1,778 sq. ft. of open concept living. Featuring 4 bedrooms and 2 full bathrooms, this layout combines modern comfort with a timeless style. The kitchen boasts silestone countertops, stainless steel appliances, and an oversized island that seamlessly connects to the dining and family rooms—perfect for entertaining. Expansive windows fill the main living areas with natural light. The primary suite serves as a luxurious retreat with a large walk-in closet, dual sinks, and a walk-in shower. Each secondary bedroom features plush carpeting and spacious closet, ensuring comfort for family and guests. Located in Emberly, a master-planned community featuring The Haven Amenity Village, that includes a clubhouse with fitness center, outdoor courtyard, resort-style pool, water park with splash pad, event lawn, playground, pickleball court, sand volleyball court, dog park, hike/bike trails, and more!

27. 2026-04-25
    price $289,990 1006-char remark

    Show marketing remark (1006 chars)

    ESTIMATED COMPLETION DATE MAY 2026. The Gaven is a thoughtfully designed single-story home offering 1,778 sq. ft. of open concept living. Featuring 4 bedrooms and 2 full bathrooms, this layout combines modern comfort with a timeless style. The kitchen boasts silestone countertops, stainless steel appliances, and an oversized island that seamlessly connects to the dining and family rooms—perfect for entertaining. Expansive windows fill the main living areas with natural light. The primary suite serves as a luxurious retreat with a large walk-in closet, dual sinks, and a walk-in shower. Each secondary bedroom features plush carpeting and spacious closet, ensuring comfort for family and guests. Located in Emberly, a master-planned community featuring The Haven Amenity Village, that includes a clubhouse with fitness center, outdoor courtyard, resort-style pool, water park with splash pad, event lawn, playground, pickleball court, sand volleyball court, dog park, hike/bike trails, and more!

28. 2026-04-24
    price $289,990 1002-char remark

    Show marketing remark (1002 chars)

    ESTIMATED COMPLETION DATE MAY 2026. The Gaven is a thoughtfully designed single-story home offering 1,778 sq. ft. of open concept living. Featuring 4 bedrooms and 2 full bathrooms, this layout combines modern comfort with a timeless style. The kitchen boasts silestone countertops, stainless steel appliances, and an oversized island that seamlessly connects to the dining and family rooms-perfect for entertaining. Expansive windows fill the main living areas with natural light. The primary suite serves as a luxurious retreat with a large walk-in closet, dual sinks, and a walk-in shower. Each secondary bedroom features plush carpeting and spacious closet, ensuring comfort for family and guests. Located in Emberly, a master-planned community featuring The Haven Amenity Village, that includes a clubhouse with fitness center, outdoor courtyard, resort-style pool, water park with splash pad, event lawn, playground, pickleball court, sand volleyball court, dog park, hike/bike trails, and more!

29. 2026-04-14
    price $294,990 1002-char remark

    Show marketing remark (1002 chars)

    ESTIMATED COMPLETION DATE MAY 2026. The Gaven is a thoughtfully designed single-story home offering 1,778 sq. ft. of open concept living. Featuring 4 bedrooms and 2 full bathrooms, this layout combines modern comfort with a timeless style. The kitchen boasts silestone countertops, stainless steel appliances, and an oversized island that seamlessly connects to the dining and family rooms-perfect for entertaining. Expansive windows fill the main living areas with natural light. The primary suite serves as a luxurious retreat with a large walk-in closet, dual sinks, and a walk-in shower. Each secondary bedroom features plush carpeting and spacious closet, ensuring comfort for family and guests. Located in Emberly, a master-planned community featuring The Haven Amenity Village, that includes a clubhouse with fitness center, outdoor courtyard, resort-style pool, water park with splash pad, event lawn, playground, pickleball court, sand volleyball court, dog park, hike/bike trails, and more!

30. 2026-04-13
    price $294,990 1006-char remark

    Show marketing remark (1006 chars)

    ESTIMATED COMPLETION DATE MAY 2026. The Gaven is a thoughtfully designed single-story home offering 1,778 sq. ft. of open concept living. Featuring 4 bedrooms and 2 full bathrooms, this layout combines modern comfort with a timeless style. The kitchen boasts silestone countertops, stainless steel appliances, and an oversized island that seamlessly connects to the dining and family rooms—perfect for entertaining. Expansive windows fill the main living areas with natural light. The primary suite serves as a luxurious retreat with a large walk-in closet, dual sinks, and a walk-in shower. Each secondary bedroom features plush carpeting and spacious closet, ensuring comfort for family and guests. Located in Emberly, a master-planned community featuring The Haven Amenity Village, that includes a clubhouse with fitness center, outdoor courtyard, resort-style pool, water park with splash pad, event lawn, playground, pickleball court, sand volleyball court, dog park, hike/bike trails, and more!

31. 2026-04-01
    price $299,990 1002-char remark

    Show marketing remark (1002 chars)

    ESTIMATED COMPLETION DATE MAY 2026. The Gaven is a thoughtfully designed single-story home offering 1,778 sq. ft. of open concept living. Featuring 4 bedrooms and 2 full bathrooms, this layout combines modern comfort with a timeless style. The kitchen boasts silestone countertops, stainless steel appliances, and an oversized island that seamlessly connects to the dining and family rooms-perfect for entertaining. Expansive windows fill the main living areas with natural light. The primary suite serves as a luxurious retreat with a large walk-in closet, dual sinks, and a walk-in shower. Each secondary bedroom features plush carpeting and spacious closet, ensuring comfort for family and guests. Located in Emberly, a master-planned community featuring The Haven Amenity Village, that includes a clubhouse with fitness center, outdoor courtyard, resort-style pool, water park with splash pad, event lawn, playground, pickleball court, sand volleyball court, dog park, hike/bike trails, and more!

32. 2026-03-31
    price $299,990 1006-char remark

    Show marketing remark (1006 chars)

    ESTIMATED COMPLETION DATE MAY 2026. The Gaven is a thoughtfully designed single-story home offering 1,778 sq. ft. of open concept living. Featuring 4 bedrooms and 2 full bathrooms, this layout combines modern comfort with a timeless style. The kitchen boasts silestone countertops, stainless steel appliances, and an oversized island that seamlessly connects to the dining and family rooms—perfect for entertaining. Expansive windows fill the main living areas with natural light. The primary suite serves as a luxurious retreat with a large walk-in closet, dual sinks, and a walk-in shower. Each secondary bedroom features plush carpeting and spacious closet, ensuring comfort for family and guests. Located in Emberly, a master-planned community featuring The Haven Amenity Village, that includes a clubhouse with fitness center, outdoor courtyard, resort-style pool, water park with splash pad, event lawn, playground, pickleball court, sand volleyball court, dog park, hike/bike trails, and more!

33. 2026-03-25
    listed $304,990 Active 1002-char remark

    Show marketing remark (1002 chars)

    ESTIMATED COMPLETION DATE MAY 2026. The Gaven is a thoughtfully designed single-story home offering 1,778 sq. ft. of open concept living. Featuring 4 bedrooms and 2 full bathrooms, this layout combines modern comfort with a timeless style. The kitchen boasts silestone countertops, stainless steel appliances, and an oversized island that seamlessly connects to the dining and family rooms-perfect for entertaining. Expansive windows fill the main living areas with natural light. The primary suite serves as a luxurious retreat with a large walk-in closet, dual sinks, and a walk-in shower. Each secondary bedroom features plush carpeting and spacious closet, ensuring comfort for family and guests. Located in Emberly, a master-planned community featuring The Haven Amenity Village, that includes a clubhouse with fitness center, outdoor courtyard, resort-style pool, water park with splash pad, event lawn, playground, pickleball court, sand volleyball court, dog park, hike/bike trails, and more!

34. 2026-03-24
    listed $304,990 Active 1006-char remark

    Show marketing remark (1006 chars)

    ESTIMATED COMPLETION DATE MAY 2026. The Gaven is a thoughtfully designed single-story home offering 1,778 sq. ft. of open concept living. Featuring 4 bedrooms and 2 full bathrooms, this layout combines modern comfort with a timeless style. The kitchen boasts silestone countertops, stainless steel appliances, and an oversized island that seamlessly connects to the dining and family rooms—perfect for entertaining. Expansive windows fill the main living areas with natural light. The primary suite serves as a luxurious retreat with a large walk-in closet, dual sinks, and a walk-in shower. Each secondary bedroom features plush carpeting and spacious closet, ensuring comfort for family and guests. Located in Emberly, a master-planned community featuring The Haven Amenity Village, that includes a clubhouse with fitness center, outdoor courtyard, resort-style pool, water park with splash pad, event lawn, playground, pickleball court, sand volleyball court, dog park, hike/bike trails, and more!

ⓘ 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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 21 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: $35,580
• − Mortgage interest: −$15,124
• − Property taxes: −$4,050
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,846
• − Management: −$2,846
• − Depreciation: −$7,854
• Taxable income: $1,510
• Est. tax owed @ 24.0%: −$362
• After-tax cash flow: $5,356/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

Excellent 100/100 None rehab

This single-story home is in excellent condition with modern finishes and a well-maintained exterior. It offers a spacious open concept layout and is move-in ready.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Add smart home features — Improves convenience and adds value ↑

F Composite school gradezoned avg 34/100

Zoned Schools

Elementary Beasley El F TX #1,995/4,322 Nat'l #23,081/41,679 High Dr Thomas E Randle H S

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

D Composite livability gradescore 57/100

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

• County: Fort Bend · 1,004,526 people
• Metro: Houston-Pasadena-The Woodlands, TX
• Population (ZIP): 3,232
• Household income: $60,809
• Rent vs Own: 32.2% rent · 67.8% own
• Severe rent burden: 8% of renters

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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%

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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%

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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

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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

-6.6% since first listed

12 events — show timeline

• 2026-05-07 Price Changed $284,990 Zillow
• 2026-05-02 Price Changed $322,490 Zillow
• 2026-04-29 Price Changed $284,990 Zillow
• 2026-04-29 Price Changed $284,990 HARMLS
• 2026-04-25 Price Changed $289,990 HARMLS
• 2026-04-24 Price Changed $289,990 Zillow
• 2026-04-14 Price Changed $294,990 Zillow
• 2026-04-13 Price Changed $294,990 HARMLS
• 2026-04-01 Price Changed $299,990 Zillow
• 2026-03-31 Price Changed $299,990 HARMLS
• 2026-03-25 Listed $304,990 Zillow
• 2026-03-24 Listed $304,990 HARMLS