8019 Barret Travis Ct · Beasley, TX 77417

$229,000

4 bd · 2.0 ba · 1,603 sqft · SingleFamily public records · 92 Days on market

Built 2023 Good condition 6,229 sqft lot $143/sqft · 19% below area Est $282k · 19% under ↓ 18% 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 +19.4/30.0
• ARV discount +15.0/15.0
• Appreciation +7.1/10.0
• 1% rule +6.1/10.0
• DSCR +6.1/10.0
• Schools +4.6/10.0
• Condition / age +4.0/5.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Beautiful 4-bedroom, 2-bath home located in the growing community of Beasley, TX! This well-maintained property features an open-concept layout connecting the living and dining areas—perfect for entertaining and everyday living. The kitchen is equipped with granite countertops and stainless steel appliances, offering both style and functionality. The spacious primary suite includes a walk-in closet, providing ample storage and comfort. Enjoy added privacy with no neighbor on one side of the home. Conveniently located just minutes from Hwy 59 and Rosenberg, this property offers an easy commute while still maintaining a quiet, small-town feel. Don’t miss the opportunity to make this home yours—schedule your showing today!

Key facts

• Minutes from hwy 59
• Walk-in closet
• Granite countertops

Tags

• OPEN-CONCEPT LAYOUT
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• WALK-IN CLOSET
• NO NEIGHBOR ON ONE SIDE
• MINUTES FROM HWY 59

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $229k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $229k).
• Recommended offer: $208k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 5.4% 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-, 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 $11k 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 $64k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($208k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $208,390 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 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: 1.11% ✓
• Cap rate: 7.63%
• Cash-on-cash: 4.77%
• DSCR: 1.21
• GRM: 7.5

CMA / ARV

• ARV (median comp): $281,947
• List price: $229,000
• Delta: -18.78%
• 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
8015 Jim Bowie Ct	0.07mi	4/2.0	1,535 (-4%)	6mo	$288,103	$188	85
8015 Alamo Ct	0.13mi	4/2.0	1,535 (-4%)	10mo	$278,843	$182	79
422 N 4th St	0.43mi	3/2.5 (-1)	1,700 (+6%)	2mo	$249,999	$147	61
418 N 4th St	0.43mi	3/2.5 (-1)	1,700 (+6%)	2mo	$249,999	$147	61
214 N 8th St	0.20mi	3/1.5 (-1)	1,404 (-12%)	7mo	$110,000	$78	58
402 N 4th St	0.43mi	3/2.5 (-1)	1,700 (+6%)	8mo	$269,900	$159	56
414 N 4th St	0.43mi	3/2.5 (-1)	1,700 (+6%)	8mo	$269,900	$159	56
8014 Alamo Ct	0.15mi	3/2.0 (-1)	1,364 (-15%)	9mo	$272,987	$200	56
810 Tejas Village Pkwy	0.29mi	3/2.0 (-1)	1,364 (-15%)	12mo	$275,612	$202	47
7025 Loop 540	0.69mi	4/2.0	1,517 (-5%)	16mo	$220,000	$145	46
403 N 5th St	0.34mi	3/2.0 (-1)	1,368 (-15%)	13mo	$294,999	$216	44
210 S 2nd St	0.60mi	3/1.0 (-1)	1,500 (-6%)	18mo	$180,000	$120	37

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: 14.9%
• Equity multiple: 1.91×
• Total profit: $58,241
• Equity at exit: $118,164

10-year hold

• IRR: 15.9%
• Equity multiple: 3.62×
• Total profit: $168,033
• Equity at exit: $194,926

Cash invested: $64,120 (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: 7.5×

Monthly cashflow live

• Estimated rent: $2,538 medium
• Mortgage (P&I): −$1,201
• Tax from tax record: −$454 /mo · $5,450/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $255

Break-even live

Break-even rent $2,216

Max offer price $229,000

Occupancy floor 85%

Sensitivity live

Price	-10% $384	-5% $320	+0% $255	+5% $190	+10% $125
Rent	-10% $54	-5% $155	+0% $255	+5% $355	+10% $455
Rate	-1.0pp $370	-0.5pp $313	base $255	+0.5pp $195	+1.0pp $135

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: $57,250
• Closing costs: $6,870
• 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	25d	1	0.34mi
402 N 4th St Beasley, TX	3.0	2.5	1700	$3,750	$2.21	2d	1	0.47mi

Listing history 16 events

1. 2026-06-18
   days on market $229,000 Active 92 DOM
2. 2026-06-17
   days on market $229,000 Active 91 DOM
3. 2026-06-16
   days on market $229,000 Active 90 DOM
4. 2026-06-15
   days on market $229,000 Active 89 DOM
5. 2026-06-13
   days on market $229,000 Active 87 DOM
6. 2026-06-10
   days on market $229,000 Active 83 DOM
7. 2026-06-08
   days on market $229,000 Active 82 DOM
8. 2026-06-07
   days on market $229,000 Active 81 DOM
9. 2026-06-04
   days on market $229,000 Active 78 DOM
10. 2026-06-03
    days on market $229,000 Active 77 DOM
11. 2026-06-02
    days on market $229,000 Active 76 DOM
12. 2026-06-01
    days on market $229,000 Active 75 DOM
13. 2026-05-31
    days on market $229,000 Active 74 DOM
14. 2026-05-01
    price $229,000 748-char remark

    Show marketing remark (748 chars)

    Beautiful 4-bedroom, 2-bath home located in the growing community of Beasley, TX! This well-maintained property features an open-concept layout connecting the living and dining areas—perfect for entertaining and everyday living. The kitchen is equipped with granite countertops and stainless steel appliances, offering both style and functionality. The spacious primary suite includes a walk-in closet, providing ample storage and comfort. Enjoy added privacy with no neighbor on one side of the home. Conveniently located just minutes from Hwy 59 and Rosenberg, this property offers an easy commute while still maintaining a quiet, small-town feel. Don’t miss the opportunity to make this home yours—schedule your showing today!

15. 2026-04-02
    price $254,000 748-char remark

    Show marketing remark (748 chars)

    Beautiful 4-bedroom, 2-bath home located in the growing community of Beasley, TX! This well-maintained property features an open-concept layout connecting the living and dining areas—perfect for entertaining and everyday living. The kitchen is equipped with granite countertops and stainless steel appliances, offering both style and functionality. The spacious primary suite includes a walk-in closet, providing ample storage and comfort. Enjoy added privacy with no neighbor on one side of the home. Conveniently located just minutes from Hwy 59 and Rosenberg, this property offers an easy commute while still maintaining a quiet, small-town feel. Don’t miss the opportunity to make this home yours—schedule your showing today!

16. 2026-03-18
    listed $279,000 Active 748-char remark

    Show marketing remark (748 chars)

    Beautiful 4-bedroom, 2-bath home located in the growing community of Beasley, TX! This well-maintained property features an open-concept layout connecting the living and dining areas—perfect for entertaining and everyday living. The kitchen is equipped with granite countertops and stainless steel appliances, offering both style and functionality. The spacious primary suite includes a walk-in closet, providing ample storage and comfort. Enjoy added privacy with no neighbor on one side of the home. Conveniently located just minutes from Hwy 59 and Rosenberg, this property offers an easy commute while still maintaining a quiet, small-town feel. Don’t miss the opportunity to make this home yours—schedule your showing today!

ⓘ 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: $5,450 · $454/mo
• Projected year-2 tax: $5,450 · $454/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 6/10 Major FEMA zone X (unshaded) · 67% 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: $30,460
• − Mortgage interest: −$12,828
• − Property taxes: −$5,450
• − Insurance: −$1,145
• − Repairs & maintenance: −$2,437
• − Management: −$2,437
• − Depreciation: −$6,662
• Taxable loss: −$498
• Est. tax savings @ 24.0%: +$119
• After-tax cash flow: $3,177/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This well-maintained, single-family home in Beasley, TX, features an open-concept layout and modern finishes, making it a great investment opportunity.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Landscaping and adding plants — Improves curb appeal and adds value
• Both Adding a small shed or storage unit — Provides additional storage and enhances functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping and adding plants — Improves curb appeal and adds value ↑
• Both Adding a small shed or storage unit — Provides additional storage and enhances 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: 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

-17.9% since first listed

3 events — show timeline

• 2026-05-01 Price Changed $229,000 HARMLS
• 2026-04-02 Price Changed $254,000 HARMLS
• 2026-03-18 Listed $279,000 HARMLS

Property tax history

+134.8%/yr

Latest (2025): $5,450 · -13.5% YoY. Source: county tax records.