330 N 4th St · Beasley, TX 77417

$309,900

4 bd · 2.0 ba · 2,185 sqft · SingleFamily public records · 212 Days on market

Built 1988 0.30 ac lot $142/sqft · 14% above area Est $272k · 14% over ↓ 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 +19.4/30.0
• Appreciation +7.1/10.0
• DSCR +6.1/10.0
• 1% rule +5.6/10.0
• Schools +4.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.3/15.0

Listing remarks MLS

Schedule your private tour today to see 330 N 3rd Street, a move-in-ready home blending modern upgrades with timeless appeal! The split-bedroom layout offers privacy, with a spacious primary suite separate from secondary bedrooms, each with generous closet storage. A private, fenced backyard—perfect for entertaining—flows from the dining area and open-concept kitchen. A concrete shed provides extra storage or workshop space. Enjoy sleek quartz countertops, a stylish backsplash, updated wood floors, an efficient AC unit, a modern furnace, an updated hot water heater, and PEX plumbing throughout. A versatile family room creates additional space for relaxation. A striking stone wood-burning fireplace anchors the open living area, ideal for cozy evenings. This thoughtfully designed home is waiting for you! Property is located with no HOA in city of Beasley.

Key facts

• Split-bedroom layout
• Quartz countertops
• Stylish backsplash

Tags

• SPLIT-BEDROOM LAYOUT
• PRIVATE FENCED BACKYARD
• QUARTZ COUNTERTOPS
• STYLISH BACKSPLASH
• UPDATED WOOD FLOORS
• EFFICIENT AC UNIT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $310k).
• Recommended offer: $273k (12.0% 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 $15k of equity ($2k loan paydown + $13k 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 $87k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 3, 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 212 days — a 12% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago 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 $272,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 212 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: 1.06% ✓
• Cap rate: 7.63%
• Cash-on-cash: 4.79%
• DSCR: 1.21
• GRM: 7.8

CMA / ARV

• ARV (median comp): $272,329
• List price: $309,900
• Delta: 13.80%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
430 Tejas Village Pkwy	0.39mi	4/3.0	2,125 (-3%)	4mo	$343,003	$161	70
422 Tejas Village Pkwy	0.39mi	4/2.5	2,049 (-6%)	2mo	$304,503	$149	68
518 Tejas Village Pkwy	0.41mi	4/3.0	2,084 (-5%)	6mo	$346,229	$166	64
506 Tejas Village Pkwy	0.40mi	4/3.0	2,084 (-5%)	9mo	$340,858	$164	62
823 Tejas Village Pkwy	0.57mi	4/2.5	2,049 (-6%)	1mo	$324,916	$159	60
426 Tejas Village Pkwy	0.39mi	4/3.0	2,084 (-5%)	14mo	$338,064	$162	59
723 Tejas Village Pkwy	0.52mi	4/3.0	2,084 (-5%)	8mo	$315,773	$152	57
8011 Alamo Ct	0.46mi	4/2.5	2,049 (-6%)	15mo	$318,266	$155	54
502 Tejas Village Pkwy	0.40mi	5/2.5 (+1)	2,416 (+11%)	4mo	$358,172	$148	53
8002 Jim Bowie Ct	0.42mi	5/2.5 (+1)	2,416 (+11%)	5mo	$345,140	$143	52
514 Tejas Village Pkwy	0.41mi	5/2.5 (+1)	2,416 (+11%)	9mo	$350,000	$145	49
418 Tejas Village Pkwy	0.38mi	5/2.5 (+1)	2,416 (+11%)	12mo	$358,047	$148	47

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: $78,827
• Equity at exit: $159,908

10-year hold

• IRR: 15.9%
• Equity multiple: 3.62×
• Total profit: $227,221
• Equity at exit: $263,788

Cash invested: $86,772 (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: 7.8×

Monthly cashflow live

• Estimated rent: $3,294 medium
• Mortgage (P&I): −$1,625
• Tax from tax record: −$502 /mo · $6,021/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$692
• Net cashflow: $346

Break-even live

Break-even rent $2,856

Max offer price $309,900

Occupancy floor 84%

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: $77,475
• Closing costs: $9,297
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
402 N 4th St Beasley, TX	3.0	2.5	1700	$3,750	$2.21	1d	1	0.01mi
119 S 8th St Beasley, TX	3.0	2.0	1680	$1,680	$1.00	24d	1	0.35mi

Listing history 32 events

1. 2026-06-18
   days on market $309,900 Active 212 DOM
2. 2026-06-17
   days on market $309,900 Active 211 DOM
3. 2026-06-16
   days on market $309,900 Active 210 DOM
4. 2026-06-15
   days on market $309,900 Active 209 DOM
5. 2026-06-13
   days on market $309,900 Active 207 DOM
6. 2026-06-10
   days on market $309,900 Active 203 DOM
7. 2026-06-08
   days on market $309,900 Active 202 DOM
8. 2026-06-07
   days on market $309,900 Active 201 DOM
9. 2026-06-04
   days on market $309,900 Active 198 DOM
10. 2026-06-03
    days on market $309,900 Active 197 DOM
11. 2026-06-02
    days on market $309,900 Active 196 DOM
12. 2026-06-01
    days on market $309,900 Active 195 DOM
13. 2026-05-31
    days on market $309,900 Active 194 DOM
14. 2026-02-24
    status Active 878-char remark

    Show marketing remark (878 chars)

    Schedule your private tour today to see 330 N 3rd Street, a move-in-ready home blending modern upgrades with timeless appeal! The split-bedroom layout offers privacy, with a spacious primary suite separate from secondary bedrooms, each with generous closet storage. A private, fenced backyard—perfect for entertaining—flows from the dining area and open-concept kitchen. A concrete shed provides extra storage or workshop space. Enjoy sleek quartz countertops, a stylish backsplash, updated wood floors, an efficient AC unit, a modern furnace, an updated hot water heater, and PEX plumbing throughout. A versatile family room creates additional space for relaxation. A striking stone wood-burning fireplace anchors the open living area, ideal for cozy evenings. This thoughtfully designed home is waiting for you! Property is located with no HOA in city of Beasley.

15. 2026-02-19
    status Pending 878-char remark

    Show marketing remark (878 chars)

    Schedule your private tour today to see 330 N 3rd Street, a move-in-ready home blending modern upgrades with timeless appeal! The split-bedroom layout offers privacy, with a spacious primary suite separate from secondary bedrooms, each with generous closet storage. A private, fenced backyard—perfect for entertaining—flows from the dining area and open-concept kitchen. A concrete shed provides extra storage or workshop space. Enjoy sleek quartz countertops, a stylish backsplash, updated wood floors, an efficient AC unit, a modern furnace, an updated hot water heater, and PEX plumbing throughout. A versatile family room creates additional space for relaxation. A striking stone wood-burning fireplace anchors the open living area, ideal for cozy evenings. This thoughtfully designed home is waiting for you! Property is located with no HOA in city of Beasley.

16. 2025-11-18
    listed $309,900 Active 878-char remark

    Show marketing remark (878 chars)

    Schedule your private tour today to see 330 N 3rd Street, a move-in-ready home blending modern upgrades with timeless appeal! The split-bedroom layout offers privacy, with a spacious primary suite separate from secondary bedrooms, each with generous closet storage. A private, fenced backyard—perfect for entertaining—flows from the dining area and open-concept kitchen. A concrete shed provides extra storage or workshop space. Enjoy sleek quartz countertops, a stylish backsplash, updated wood floors, an efficient AC unit, a modern furnace, an updated hot water heater, and PEX plumbing throughout. A versatile family room creates additional space for relaxation. A striking stone wood-burning fireplace anchors the open living area, ideal for cozy evenings. This thoughtfully designed home is waiting for you! Property is located with no HOA in city of Beasley.

17. 2025-11-14
    historical
18. 2025-06-11
    listed $319,900 Active
19. 2025-05-23
    historical
20. 2022-09-22
    soldstatus Sold
21. 2022-09-22
    soldstatus
22. 2022-07-22
    status Pending
23. 2022-07-16
    status Option Pending
24. 2022-07-12
    status Active
25. 2022-07-07
    status Option Pending
26. 2022-06-08
    listed $299,000 Active
27. 2022-06-08
    historical
28. 2022-06-07
    price $2,540
29. 2022-05-29
    price $299,000
30. 2022-04-29
    price $315,000
31. 2022-04-08
    price $329,000
32. 2022-03-21
    listed $339,000 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: $6,021 · $502/mo
• Projected year-2 tax: $6,021 · $502/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 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 · 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: $39,526
• − Mortgage interest: −$17,359
• − Property taxes: −$6,021
• − Insurance: −$1,550
• − Repairs & maintenance: −$3,162
• − Management: −$3,162
• − Depreciation: −$9,015
• Taxable loss: −$743
• Est. tax savings @ 24.0%: +$178
• After-tax cash flow: $4,332/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: 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

-8.6% since first listed

19 events — show timeline

• 2026-02-24 Relisted — HARMLS
• 2026-02-19 Pending — HARMLS
• 2025-11-18 Listed $309,900 HARMLS
• 2025-11-14 Listing Removed — HARMLS
• 2025-06-11 Listed $319,900 HARMLS
• 2025-05-23 Coming Soon — HARMLS
• 2022-09-22 Sold (Public Records) — Public Records
• 2022-09-22 Sold (MLS) — HARMLS
• 2022-07-22 Pending — HARMLS
• 2022-07-16 Pending — HARMLS
• 2022-07-12 Relisted — HARMLS
• 2022-07-07 Pending — HARMLS
• 2022-06-08 Listing Removed — HARMLS
• 2022-06-08 Listed $299,000 HARMLS
• 2022-06-07 Price Changed $2,540 RENT.
• 2022-05-29 Price Changed $299,000 HARMLS
• 2022-04-29 Price Changed $315,000 HARMLS
• 2022-04-08 Price Changed $329,000 HARMLS
• 2022-03-21 Listed $339,000 HARMLS

Property tax history

+3.4%/yr

Latest (2025): $6,021 · +1.7% YoY. Source: county tax records.