731 Mockingbird Passage Dr · Beasley, TX 77417

$250,000

3 bd · 2.0 ba · 1,863 sqft · SingleFamily public records · 74 Days on market

Built 2023 Good condition 5,458 sqft lot 2-car garage $134/sqft · 13% below area Est $288k · 13% under $113/mo HOA · 5% of rent ↓ 19% since listing

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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).

• ARV discount +13.5/15.0
• Cash flow +7.1/30.0
• Appreciation +7.1/10.0
• 1% rule +4.5/10.0
• Condition / age +4.0/5.0
• Schools +3.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• DSCR +1.3/10.0

Listing remarks MLS

NEW! Lennar Watermill Collection "Knightley IV" Plan with Brick Elevation "C" in Emberly! This single-story layout makes great use of the space available and features the convenience of having everything you need on one level. The main living area features an open layout among the kitchen, dining room and family room with a flex room/study. The owner's suite with its own bathroom and two closets is located in the back, while two bedrooms are located near the front.

Key facts

• 5,458 sq ft lot
• 2 garage spots
• Built 2023

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-354 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $187k (25.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (5.0% below list).
• Recommended offer: $187k (25.0% below list) — sets the bar for cash-flow.

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).
• At $2,375/mo this rent would consume 47% of the median local household income ($61k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $12k 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.
• By year 4, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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

• Watch-outs: property tax is 3.4% of price.

Recommended offer $187,461 (25.0% 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 74 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.95% ✗
• Cap rate: 4.59%
• Cash-on-cash: -6.07%
• DSCR: 0.73
• GRM: 8.8

CMA / ARV

• ARV (median comp): $288,242
• List price: $250,000
• Delta: -13.27%
• 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
10735 Dogwood Sky Dr	0.31mi	4/2.0 (+1)	1,778 (-5%)	2mo	$289,990	$163	71
10723 Dogwood Sky Dr	0.33mi	4/2.0 (+1)	1,778 (-5%)	2mo	$284,990	$160	71
622 Heaven Dr	0.57mi	4/2.0 (+1)	1,796 (-4%)	0mo	$289,990	$161	62
10715 Dogwood Sky Dr	0.35mi	3/2.0	1,595 (-14%)	1mo	$259,990	$163	59
10722 Sky Creek Ln	0.31mi	3/2.0	2,141 (+15%)	3mo	$319,000	$149	58
10710 Sage Bend Dr	0.36mi	3/2.0	1,595 (-14%)	3mo	$274,990	$172	57
907 Heaven Dr	0.53mi	3/2.0	1,627 (-13%)	1mo	$270,000	$166	53
723 Blue Stone Dr	0.59mi	4/2.0 (+1)	2,031 (+9%)	0mo	$306,990	$151	52
619 Blue Stone Dr	0.61mi	4/2.0 (+1)	2,031 (+9%)	0mo	$306,990	$151	51
1018 Garnet Rain Dr	0.63mi	3/2.0	1,593 (-14%)	1mo	$254,990	$160	46
10402 Rocky Trl	0.70mi	4/2.0 (+1)	1,644 (-12%)	0mo	$251,990	$153	43
10411 Birds Nest Dr	0.74mi	4/2.0 (+1)	1,670 (-10%)	2mo	$256,990	$154	42

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: 5.5%
• Equity multiple: 1.34×
• Total profit: $23,507
• Equity at exit: $128,999

10-year hold

• IRR: 8.1%
• Equity multiple: 2.39×
• Total profit: $97,471
• Equity at exit: $212,801

Cash invested: $70,000 (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: 94 active · 27 under contract
• Months of supply: 12.8 mo (8%/mo absorbed)
• Median asking: $289,990 ($163/sqft)
• Median days on market: 62 d
• This list price: 7% of active listings are priced below it
• ARV vs active asking: -5.1% 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: 8.8×

Monthly cashflow live

• Estimated rent: $2,375 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$702 /mo · $8,425/yr
• Insurance: −$104
• HOA: −$113
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $-354

Break-even live

Break-even rent $2,823

Max offer price $187,461

Occupancy floor —

Sensitivity live

Price	-10% $-212	-5% $-283	+0% $-354	+5% $-425	+10% $-496
Rent	-10% $-542	-5% $-448	+0% $-354	+5% $-260	+10% $-166
Rate	-1.0pp $-228	-0.5pp $-290	base $-354	+0.5pp $-419	+1.0pp $-485

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: $62,500
• Closing costs: $7,500
• 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	$2,375	$1.27	0d	1	0.30mi

Property features AI

Finance

• HOA & community: Evergreen Lifestyle Mgmt associationAnnual association fee of $1,352

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewer
• Home design: Residential property1-storyEntry level: First floor
• Construction: Built in 2023Brick constructionComposition roofSlab foundation
• Exterior features: Subdivision lotPublic waterPublic sewer

Interior

• Kitchen: Kitchen (first floor)
• Bedrooms: Bedroom (first floor)Bedroom (first floor)Primary bedroom (first floor)Office (first floor)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas)Central electric air conditioning
• Interior features: Dishwasher

HOA detail $113/mo · $1,356/yr

• Likely covers: water

Listing history 42 events

1. 2026-07-14
   days on market $250,000 Active 74 DOM
2. 2026-07-13
   days on market $250,000 Active 73 DOM
3. 2026-07-13
   days on market $250,000 Active 72 DOM
4. 2026-07-11
   days on market $250,000 Active 71 DOM
5. 2026-07-10
   days on market $250,000 Active 70 DOM
6. 2026-07-09
   days on market $250,000 Active 69 DOM
7. 2026-07-07
   days on market $250,000 Active 67 DOM
8. 2026-07-06
   days on market $250,000 Active 66 DOM
9. 2026-07-06
   days on market $250,000 Active 65 DOM
10. 2026-07-05
    days on market $250,000 Active 64 DOM
11. 2026-07-03
    days on market $250,000 Active 63 DOM
12. 2026-07-02
    days on market $250,000 Active 62 DOM
13. 2026-07-01
    days on market $250,000 Active 61 DOM
14. 2026-06-30
    days on market $250,000 Active 60 DOM
15. 2026-06-29
    days on market $250,000 Active 59 DOM
16. 2026-06-28
    days on market $250,000 Active 58 DOM
17. 2026-06-27
    days on market $250,000 Active 57 DOM
18. 2026-06-26
    days on market $250,000 Active 56 DOM
19. 2026-06-24
    days on market $250,000 Active 54 DOM
20. 2026-06-22
    days on market $250,000 Active 52 DOM
21. 2026-06-21
    days on market $250,000 Active 51 DOM
22. 2026-06-18
    days on market $250,000 Active 48 DOM
23. 2026-06-17
    days on market $250,000 Active 47 DOM
24. 2026-06-16
    days on market $250,000 Active 46 DOM
25. 2026-06-15
    days on market $250,000 Active 45 DOM
26. 2026-06-13
    days on market $250,000 Active 43 DOM
27. 2026-06-09
    days on market $250,000 Active 39 DOM
28. 2026-06-08
    days on market $250,000 Active 38 DOM
29. 2026-06-07
    days on market $250,000 Active 37 DOM
30. 2026-06-04
    days on market $250,000 Active 34 DOM
31. 2026-06-03
    days on market $250,000 Active 33 DOM
32. 2026-06-02
    days on market $250,000 Active 32 DOM
33. 2026-06-01
    days on market $250,000 Active 31 DOM
34. 2026-06-01
    price $250,000 Active 30 DOM
35. 2026-05-31
    days on market $259,000 Active 30 DOM
36. 2026-05-01
    listed $259,000 Active 734-char remark
37. 2026-04-30
    historical $259,000 734-char remark
38. 2024-01-30
    soldstatus Sold 545-char remark

    Show marketing remark (545 chars)

    NEW! Lennar Watermill Collection "Knightley IV" Plan with Brick Elevation "C" in Emberly! This single-story layout makes great use of the space available and features the convenience of having everything you need on one level. The main living area features an open layout among the kitchen, dining room and family room with a flex room/study. The owner's suite with its own bathroom and two closets is located in the back, while two bedrooms are located near the front. * HOME ESTIMATED TO BE READY FOR A December CLOSING *

39. 2023-11-29
    status Pending 545-char remark

    Show marketing remark (545 chars)

    NEW! Lennar Watermill Collection "Knightley IV" Plan with Brick Elevation "C" in Emberly! This single-story layout makes great use of the space available and features the convenience of having everything you need on one level. The main living area features an open layout among the kitchen, dining room and family room with a flex room/study. The owner's suite with its own bathroom and two closets is located in the back, while two bedrooms are located near the front. * HOME ESTIMATED TO BE READY FOR A December CLOSING *

40. 2023-11-22
    price $290,000 545-char remark

    Show marketing remark (545 chars)

    NEW! Lennar Watermill Collection "Knightley IV" Plan with Brick Elevation "C" in Emberly! This single-story layout makes great use of the space available and features the convenience of having everything you need on one level. The main living area features an open layout among the kitchen, dining room and family room with a flex room/study. The owner's suite with its own bathroom and two closets is located in the back, while two bedrooms are located near the front. * HOME ESTIMATED TO BE READY FOR A December CLOSING *

41. 2023-11-04
    price $295,000 545-char remark

    Show marketing remark (545 chars)

    NEW! Lennar Watermill Collection "Knightley IV" Plan with Brick Elevation "C" in Emberly! This single-story layout makes great use of the space available and features the convenience of having everything you need on one level. The main living area features an open layout among the kitchen, dining room and family room with a flex room/study. The owner's suite with its own bathroom and two closets is located in the back, while two bedrooms are located near the front. * HOME ESTIMATED TO BE READY FOR A December CLOSING *

42. 2023-11-03
    listed $308,990 Active 545-char remark

    Show marketing remark (545 chars)

    NEW! Lennar Watermill Collection "Knightley IV" Plan with Brick Elevation "C" in Emberly! This single-story layout makes great use of the space available and features the convenience of having everything you need on one level. The main living area features an open layout among the kitchen, dining room and family room with a flex room/study. The owner's suite with its own bathroom and two closets is located in the back, while two bedrooms are located near the front. * HOME ESTIMATED TO BE READY FOR A December CLOSING *

ⓘ 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: $8,425 · $702/mo
• Projected year-2 tax: $8,425 · $702/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $28,500
• − Mortgage interest: −$14,004
• − Property taxes: −$8,425
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,280
• − Management: −$2,280
• − HOA: −$1,356
• − Depreciation: −$7,273
• Taxable loss: −$8,368
• Est. tax savings @ 24.0%: +$2,008
• After-tax cash flow: $-2,240/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

Good 80/100 Cosmetic rehab Est. rehab $9,315–$27,945 screening

This 3-bedroom, 2-bath home in Kendleton, TX is in good condition with a good condition score of 80. It has a good exterior, interior walls, and flooring. The home is ready for a cosmetic rehab with minor updates to the exterior and interior to enhance its curb appeal and value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping and mulching — Well-maintained landscaping improves curb appeal and adds value ↑
• Both Replace window treatments — Fresh window treatments improve curb appeal and interior aesthetics ↑
• Resale Replace kitchen faucet — Modern faucet enhances kitchen functionality and aesthetics ↑
• Resale Replace bathroom fixtures — Modern fixtures enhance bathroom functionality and aesthetics ↑

ⓘ 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 33/100

Zoned Schools

Elementary Beasley El F TX #1,995/4,322 Nat'l #23,081/41,679 Middle Lamar J H F TX #971/1,662 Nat'l #8,317/14,009 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

Property features AI

Finance

• HOA & community: Evergreen Lifestyle Mgmt associationAnnual association fee of $1,352

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewer
• Home design: Residential property1-storyEntry level: First floor
• Construction: Built in 2023Brick constructionComposition roofSlab foundation
• Exterior features: Subdivision lotPublic waterPublic sewer

Interior

• Kitchen: Kitchen (first floor)
• Bedrooms: Bedroom (first floor)Bedroom (first floor)Primary bedroom (first floor)Office (first floor)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas)Central electric air conditioning
• Interior features: Dishwasher

Price history

-19.1% since first listed

8 events — show timeline

• 2026-06-01 Price Changed $250,000 HARMLS
• 2026-05-01 Listed $259,000 HARMLS
• 2026-04-30 Coming Soon $259,000 HARMLS
• 2024-01-30 Sold (MLS) — HARMLS
• 2023-11-29 Pending — HARMLS
• 2023-11-22 Price Changed $290,000 HARMLS
• 2023-11-04 Price Changed $295,000 HARMLS
• 2023-11-03 Listed $308,990 HARMLS