Plan 1772 Plan · Beasley, TX 77417

$210,995

3 bd · 2.5 ba · 1,772 sqft · SingleFamily · 352 Days on market

Good condition ↓ 10% since listing

---

Why this score? — see what drove the D+ 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 +12.7/30.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• DSCR +3.8/10.0
• Condition / age +3.8/5.0
• 1% rule +3.6/10.0
• Schools +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

* Front porch * Open floor plan * Walk-in kitchen pantry * Loft * Spacious primary suite * Upstairs laundry room * 5-panel interior doors * Extra storage space * Low-E windows * Smart thermostat * Kitchen USB charging port * ENERGY STAR® certified home * Near local schools * Great shopping nearby * Near entertainment and leisure * Community park * Pickleball court * Pond

Key facts

• Extra storage space
• Loft
• Front porch

Tags

• FRONT PORCH
• WALK-IN KITCHEN PANTRY
• LOFT
• UPSTAIRS LAUNDRY ROOM
• 5-PANEL INTERIOR DOORS
• EXTRA STORAGE SPACE

🏗️ New construction. The $210,995 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $229,995.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $211k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-27 ($-321/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (6.3% below list).
• Recommended offer: $186k (12.0% below list) — sets the bar for market timing.

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); George J H (math 27% / reading 28%, grade F, #1,156 of 1,662 statewide, top 71%, 1,173 students, 81% FRL); B F Terry H S (math 34% / reading 41%, grade F, #888 of 1,632 statewide, top 55%, 1,739 students, 74% FRL) — zoned schools average 80% FRL vs 43% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 33% at this address vs 52% district-wide (-18 pts) — the specific schools serving this property underperform the Lamar CISD average; the district grade overstates school quality for this exact location.
• Market conditions: 316 active listings in the ZIP; 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).
• This rent runs 39% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 ~6 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 352 days — a 12% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $34k (14%) 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 $185,675 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 352 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.86% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.50%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

• ARV (median comp): $229,995
• List price: $210,995
• Delta: -8.26%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2235 Hawthorn Grove St	0.16mi	3/2.5	1,772 (0%)	4mo	$229,995	$130	89
2507 Spruce Hill Rd	0.13mi	3/2.0	1,793 (+1%)	3mo	$240,582	$134	88
7211 Saddle Crest Way	0.02mi	3/2.0	2,004 (+13%)	6mo	$263,028	$131	70
7214 Brooklea Rd	0.06mi	3/2.0	1,549 (-13%)	6mo	$223,882	$145	70
1811 Beasley West End Rd	0.52mi	3/2.0	1,991 (+12%)	11mo	$378,500	$190	44

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: 10.3%
• Equity multiple: 1.63×
• Total profit: $40,376
• Equity at exit: $118,677

10-year hold

• IRR: 12.0%
• Equity multiple: 3.01×
• Total profit: $129,345
• Equity at exit: $195,772

Cash invested: $64,399 (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: 10 active · 9 under contract
• Months of supply: 8.6 mo (12%/mo absorbed)
• Median asking: $209,995 ($122/sqft)
• Median days on market: 351 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +6.7% 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: 316
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,978 medium
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$287 /mo · $3,450/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $-27

Break-even live

Break-even rent $2,012

Max offer price $226,119

Occupancy floor 96%

Sensitivity live

Price	-10% $132	-5% $53	+0% $-27	+5% $-106	+10% $-186
Rent	-10% $-183	-5% $-105	+0% $-27	+5% $51	+10% $129
Rate	-1.0pp $89	-0.5pp $32	base $-27	+0.5pp $-86	+1.0pp $-147

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: $57,499
• Closing costs: $6,900
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-11-08
   days on market $210,995 Active 352 DOM
2. 2026-11-07
   days on market $210,995 Active 351 DOM
3. 2026-11-06
   days on market $210,995 Active 350 DOM
4. 2026-11-05
   days on market $210,995 Active 349 DOM
5. 2026-11-04
   days on market $210,995 Active 348 DOM
6. 2026-11-02
   days on market $210,995 Active 346 DOM
7. 2026-11-01
   days on market $210,995 Active 345 DOM
8. 2026-10-31
   days on market $210,995 Active 344 DOM
9. 2026-10-30
   days on market $210,995 Active 343 DOM
10. 2026-10-29
    days on market $210,995 Active 342 DOM
11. 2026-10-28
    days on market $210,995 Active 341 DOM
12. 2026-10-27
    days on market $210,995 Active 340 DOM
13. 2026-10-26
    days on market $210,995 Active 339 DOM
14. 2026-10-26
    days on market $210,995 Active 338 DOM
15. 2026-10-24
    days on market $210,995 Active 337 DOM
16. 2026-10-23
    days on market $210,995 Active 336 DOM
17. 2026-10-22
    days on market $210,995 Active 335 DOM
18. 2026-10-21
    days on market $210,995 Active 334 DOM
19. 2026-10-20
    days on market $210,995 Active 333 DOM
20. 2026-10-19
    days on market $210,995 Active 332 DOM
21. 2026-10-18
    days on market $210,995 Active 331 DOM
22. 2026-10-17
    days on market $210,995 Active 330 DOM
23. 2026-10-16
    days on market $210,995 Active 329 DOM
24. 2026-10-15
    days on market $210,995 Active 328 DOM
25. 2026-10-14
    days on market $210,995 Active 327 DOM
26. 2026-10-13
    days on market $210,995 Active 326 DOM
27. 2026-10-12
    days on market $210,995 Active 325 DOM
28. 2026-10-11
    days on market $210,995 Active 324 DOM
29. 2026-10-10
    days on market $210,995 Active 323 DOM
30. 2026-10-09
    days on market $210,995 Active 322 DOM
31. 2026-10-08
    days on market $210,995 Active 321 DOM
32. 2026-10-07
    days on market $210,995 Active 320 DOM
33. 2026-10-06
    days on market $210,995 Active 319 DOM
34. 2026-10-05
    days on market $210,995 Active 318 DOM
35. 2026-10-04
    days on market $210,995 Active 317 DOM
36. 2026-10-04
    days on market $210,995 Active 316 DOM
37. 2026-10-02
    days on market $210,995 Active 315 DOM
38. 2026-10-01
    pricedays on market $210,995 Active 314 DOM
39. 2026-09-30
    days on market $220,995 Active 313 DOM
40. 2026-09-29
    days on market $220,995 Active 312 DOM
41. 2026-09-28
    days on market $220,995 Active 311 DOM
42. 2026-09-27
    days on market $220,995 Active 310 DOM
43. 2026-09-26
    days on market $220,995 Active 309 DOM
44. 2026-09-25
    days on market $220,995 Active 308 DOM
45. 2026-09-24
    days on market $220,995 Active 307 DOM
46. 2026-09-23
    days on market $220,995 Active 306 DOM
47. 2026-09-22
    days on market $220,995 Active 305 DOM
48. 2026-09-21
    days on market $220,995 Active 304 DOM
49. 2026-09-20
    days on market $220,995 Active 303 DOM
50. 2026-09-18
    days on market $220,995 Active 301 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) · 10% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°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: $23,737
• − Mortgage interest: −$12,883
• − Property taxes: −$3,450
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,899
• − Management: −$1,899
• − Depreciation: −$6,691
• Taxable loss: −$4,235
• Est. tax savings @ 24.0%: +$1,016
• After-tax cash flow: $695/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 · 2 photos

Good 75/100 Cosmetic rehab Est. rehab $8,860–$26,580 screening

This single-family home in Rosenberg, TX, is in good condition with minimal repairs needed. It offers a good investment opportunity with potential for value enhancement through exterior painting and landscaping improvements.

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Interior cleaning and staging — Prepares home for showing and sale ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 36/100

Zoned Schools

Elementary Beasley El F TX #1,995/4,322 Nat'l #23,081/41,679 High B F Terry H S F TX #888/1,632 Nat'l #8,937/17,239

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

---

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%
• 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

-10.2% since first listed

9 events — show timeline

• 2026-04-11 Price Changed $219,995 Zillow
• 2026-03-28 Price Changed $217,995 Zillow
• 2026-03-24 Price Changed $215,995 Zillow
• 2026-02-06 Price Changed $214,995 Zillow
• 2025-12-12 Price Changed $224,995 Zillow
• 2025-11-22 Relisted — Zillow
• 2025-11-22 Price Changed $234,995 Zillow
• 2025-11-05 Delisted — Zillow
• 2025-11-04 Listed $244,995 Zillow