Beckman Plan · Needville, TX 77461

$224,990

3 bd · 2.0 ba · 1,302 sqft · SingleFamily · 220 Days on market

Excellent condition Garage

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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 +17.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Schools +5.4/10.0
• Condition / age +5.0/5.0
• 1% rule +4.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

Key facts

• 2 garage spots
• Listed 219 days

🏗️ New construction. The $224,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $225,540.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $179 ($2k/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 $220k (2.2% below list).
• Recommended offer: $198k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 4.6% in Needville — 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 75/100 on livability (#137 in TX, #3,992 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Needville ISD (rural): math 55% / reading 55% proficiency, ranked #95 of 826 in TX (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Needville El (math 58% / reading 53%, grade C, #587 of 4,322 statewide, top 14%, 1,129 students, 49% FRL); Needville Middle (math 56% / reading 56%, grade B-, #234 of 1,662 statewide, top 14%, 819 students, 45% FRL); Needville H S (math 50% / reading 56%, grade C-, #437 of 1,632 statewide, top 27%, 1,067 students, 41% FRL).
• Market conditions: 613 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Fort Bend County population projected at +75% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 220 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,991 (12.0% below list)

Questions for the listing agent

1. It's been on market 220 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. 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.
5. 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.
6. 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: 0.98% ✗
• Cap rate: 7.25%
• Cash-on-cash: 3.41%
• DSCR: 1.15
• GRM: 8.5

CMA / ARV

• ARV (median comp): $225,540
• List price: $224,990
• Delta: -0.24%
• 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
4942 Palamedes Swallowtail Ln	0.27mi	3/2.0	1,311 (+1%)	2mo	$194,990	$149	85
5019 Palamedes Swallowtail Ln	0.32mi	3/2.0	1,311 (+1%)	3mo	$209,990	$160	82
5006 Palamedes Swallowtail Ln	0.29mi	3/2.0	1,311 (+1%)	4mo	$211,190	$161	82
6526 Little Yellow Ct	0.12mi	3/2.0	1,461 (+12%)	0mo	$214,990	$147	74
7503 Madrid Mnr	0.63mi	3/2.0	1,266 (-3%)	3mo	$221,990	$175	63
5014 Palamedes Swallowtail Ln	0.30mi	3/2.0	1,451 (+11%)	4mo	$206,391	$142	63
4930 Valencia Frst	0.62mi	3/2.0	1,266 (-3%)	4mo	$199,991	$158	63
5003 Palamedes Swallowtail Ln	0.30mi	3/2.0	1,461 (+12%)	4mo	$227,740	$156	62
7523 Madrid Mnr	0.67mi	3/2.0	1,411 (+8%)	1mo	$206,990	$147	54
4938 Valencia Frst	0.62mi	3/2.0	1,411 (+8%)	4mo	$219,990	$156	54
7602 Barcelona Spgs	0.67mi	3/2.0	1,411 (+8%)	2mo	$197,991	$140	53
7510 Madrid Mnr	0.72mi	3/2.0	1,402 (+8%)	3mo	$220,990	$158	51

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

Projected returns pro-forma

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

5-year hold

• IRR: -10.9%
• Equity multiple: 0.60×
• Total profit: $-25,092
• Equity at exit: $33,629

10-year hold

• IRR: -1.6%
• Equity multiple: 0.89×
• Total profit: $-7,007
• Equity at exit: $19,501

Cash invested: $63,151 (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: 35 active · 65 under contract
• Months of supply: 7.0 mo (14%/mo absorbed)
• Median asking: $199,990 ($142/sqft)
• Median days on market: 44 d
• This list price: 80% of active listings are priced below it
• ARV vs active asking: +22.3% above current asking $/sqft

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

ZIP-level market 77461

• Home prices YoY: -22.9%
• Active inventory: 613
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$1,183
• Tax est. 1.5%: −$282 /mo · $3,383/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $179

Break-even live

Break-even rent $1,973

Max offer price $225,540

Occupancy floor 87%

Sensitivity live

Price	-10% $335	-5% $257	+0% $179	+5% $101	+10% $23
Rent	-10% $6	-5% $92	+0% $179	+5% $266	+10% $353
Rate	-1.0pp $293	-0.5pp $237	base $179	+0.5pp $121	+1.0pp $61

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: $56,385
• Closing costs: $6,766
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4707 Pine Meadow Dr Richmond, TX	3.0	2.0	1594	$2,200	$1.38	143d	1	0.32mi
4707 Pine Meadow Dr Richmond, TX	3.0	2.0	1594	$2,200	$1.38	0d	1	0.32mi

Property features AI

Finance

• Other: Listed price $270,990Address: Beckman Plan, Needville, TX 77461

Exterior

• Parking: 2 garage spaces2 total parking spaces
• Home design: New construction plan named BeckmanSingle entry plan (Plan)
• Exterior features: Living area approximately 1,302

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open plan living area

Listing history 50 events

1. 2026-11-08
   days on market $224,990 Active 220 DOM
2. 2026-11-07
   days on market $224,990 Active 219 DOM
3. 2026-11-06
   days on market $224,990 Active 218 DOM
4. 2026-11-05
   days on market $224,990 Active 217 DOM
5. 2026-11-04
   days on market $224,990 Active 216 DOM
6. 2026-11-02
   days on market $224,990 Active 214 DOM
7. 2026-11-01
   days on market $224,990 Active 213 DOM
8. 2026-10-31
   days on market $224,990 Active 212 DOM
9. 2026-10-30
   days on market $224,990 Active 211 DOM
10. 2026-10-29
    days on market $224,990 Active 210 DOM
11. 2026-10-28
    days on market $224,990 Active 209 DOM
12. 2026-10-27
    days on market $224,990 Active 208 DOM
13. 2026-10-26
    days on market $224,990 Active 207 DOM
14. 2026-10-26
    days on market $224,990 Active 206 DOM
15. 2026-10-24
    days on market $224,990 Active 205 DOM
16. 2026-10-23
    days on market $224,990 Active 204 DOM
17. 2026-10-22
    days on market $224,990 Active 203 DOM
18. 2026-10-21
    days on market $224,990 Active 202 DOM
19. 2026-10-20
    days on market $224,990 Active 201 DOM
20. 2026-10-19
    days on market $224,990 Active 200 DOM
21. 2026-10-18
    days on market $224,990 Active 199 DOM
22. 2026-10-17
    days on market $224,990 Active 198 DOM
23. 2026-10-16
    days on market $224,990 Active 197 DOM
24. 2026-10-15
    days on market $224,990 Active 196 DOM
25. 2026-10-14
    days on market $224,990 Active 195 DOM
26. 2026-10-13
    days on market $224,990 Active 194 DOM
27. 2026-10-12
    days on market $224,990 Active 193 DOM
28. 2026-10-11
    days on market $224,990 Active 192 DOM
29. 2026-10-10
    days on market $224,990 Active 191 DOM
30. 2026-10-09
    days on market $224,990 Active 190 DOM
31. 2026-10-08
    days on market $224,990 Active 189 DOM
32. 2026-10-07
    days on market $224,990 Active 188 DOM
33. 2026-10-06
    days on market $224,990 Active 187 DOM
34. 2026-10-05
    days on market $224,990 Active 186 DOM
35. 2026-10-04
    days on market $224,990 Active 185 DOM
36. 2026-10-04
    days on market $224,990 Active 184 DOM
37. 2026-10-02
    days on market $224,990 Active 183 DOM
38. 2026-10-01
    days on market $224,990 Active 182 DOM
39. 2026-09-30
    days on market $224,990 Active 181 DOM
40. 2026-09-29
    days on market $224,990 Active 180 DOM
41. 2026-09-28
    days on market $224,990 Active 179 DOM
42. 2026-09-27
    days on market $224,990 Active 178 DOM
43. 2026-09-26
    days on market $224,990 Active 177 DOM
44. 2026-09-25
    days on market $224,990 Active 176 DOM
45. 2026-09-24
    days on market $224,990 Active 175 DOM
46. 2026-09-23
    days on market $224,990 Active 174 DOM
47. 2026-09-22
    days on market $224,990 Active 173 DOM
48. 2026-09-21
    days on market $224,990 Active 172 DOM
49. 2026-09-20
    days on market $224,990 Active 171 DOM
50. 2026-09-19
    days on market $224,990 Active 170 DOM

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 23 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: $26,400
• − Mortgage interest: −$12,634
• − Property taxes: −$3,383
• − Insurance: −$1,128
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$6,561
• Taxable loss: −$1,530
• Est. tax savings @ 24.0%: +$367
• After-tax cash flow: $2,519/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 · 1 photo

Excellent 100/100 None rehab

This single-family home is in excellent condition with no visible repairs or maintenance needed. It is move-in ready and would benefit from a fresh coat of paint and some landscaping to further enhance its curb appeal.

Value-add opportunities

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping — Enhances curb appeal and can attract more potential buyers ↑
• Both Interior cleaning — A clean interior can make the home more appealing to potential buyers ↑

D Composite school gradezoned avg 54/100

Zoned Schools

Elementary Needville El C TX #587/4,322 Nat'l #9,513/41,679 Middle Needville J H B- TX #270/1,662 Nat'l #2,699/14,009 High Needville H S C- TX #437/1,632 Nat'l #4,893/17,239

Schools (NCES district)

• District: Needville ISD
• NCES district ID: 4832310
• Math proficiency: 55% ▲ 1.00%
• Reading proficiency: 55% ▬ 0.00%
• Median HH income: $62,900
• Composite: 48.17/100
• National rank: #2176
• State rank: #95 of 826 in TX

B Composite livability gradescore 75/100

Livability — Needville

• Score: 75/100
• State rank: #137
• US rank: #3992

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment B+ Housing A+ 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): 12,397
• Household income: $89,360
• Rent vs Own: 23.4% rent · 76.6% own
• Severe rent burden: 1% 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: Majority White (50%)
• Race & ethnicity: White 50% Hispanic / Latino 45% Two or more races 18% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 42%
• Languages at home: 69% English-only · Spanish 28% German/W. Germanic 2%

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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: ▼ -96.17%
• Current HPI: 324.3807
• 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

Property features AI

Finance

• Other: Listed price $270,990Address: Beckman Plan, Needville, TX 77461

Exterior

• Parking: 2 garage spaces2 total parking spaces
• Home design: New construction plan named BeckmanSingle entry plan (Plan)
• Exterior features: Living area approximately 1,302

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open plan living area