Sentosa Plan · Beasley, TX 77417

$265,990

4 bd · 2.0 ba · 1,644 sqft · SingleFamily · 499 Days on market

Excellent condition

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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 +20.3/30.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• DSCR +6.4/10.0
• 1% rule +5.4/10.0
• Condition / age +4.8/5.0
• Schools +3.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

This new home offers simple living with a convenient single-level layout. An open-concept floorplan combines the kitchen, living and dining areas for simple entertaining and multitasking. Three secondary bedrooms are tucked away to the side of the home, and the owner's suite is nestled into a private rear corner, offering access to a spa-inspired bathroom and walk-in closet.

Key facts

• Walk-in closet
• Single-level layout
• 2 garage spots

Tags

• SINGLE-LEVEL LAYOUT
• OPEN-CONCEPT FLOORPLAN
• SPA-INSPIRED BATHROOM
• WALK-IN CLOSET

🏗️ New construction. The $265,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $285,887.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $266k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $367 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $266k).
• Recommended offer: $234k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 5.6% 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-, 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 $2,965/mo this rent would consume 59% 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 $14k of equity ($2k loan paydown + $12k 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 $80k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 499 days — a 12% lower offer ($234k) is reasonable based on typical stale-listing flexibility.

Recommended offer $234,071 (12.0% below list)

Questions for the listing agent

1. It's been on market 499 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: 1.04% ✓
• Cap rate: 7.83%
• Cash-on-cash: 5.50%
• DSCR: 1.24
• GRM: 8.0

CMA / ARV

• ARV (median comp): $285,887
• List price: $265,990
• Delta: -6.96%
• 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
10715 Dogwood Sky Dr	0.45mi	3/2.0 (-1)	1,595 (-3%)	1mo	$259,990	$163	68
10710 Sage Bend Dr	0.49mi	3/2.0 (-1)	1,595 (-3%)	3mo	$274,990	$172	65
10735 Dogwood Sky Dr	0.44mi	4/2.0	1,778 (+8%)	2mo	$289,990	$163	64
10723 Dogwood Sky Dr	0.45mi	4/2.0	1,778 (+8%)	2mo	$284,990	$160	64
1027 Rosewood Trl	0.53mi	3/2.0 (-1)	1,620 (-2%)	5mo	$313,900	$194	64
719 Mockingbird Psge	0.23mi	3/2.0 (-1)	1,863 (+13%)	4mo	$335,490	$180	59
907 Heaven Dr	0.72mi	3/2.0 (-1)	1,627 (-1%)	1mo	$270,000	$166	58
1031 Rosewood Trl	0.53mi	4/2.0	1,778 (+8%)	4mo	$299,900	$169	58
622 Heaven Dr	0.67mi	4/2.0	1,796 (+9%)	0mo	$289,990	$161	53
10803 Hickory Ln	0.69mi	4/2.0	1,778 (+8%)	3mo	$309,900	$174	51
1111 Whispering Winds Dr	0.53mi	4/2.0	1,841 (+12%)	6mo	$338,900	$184	51
10627 Summers Way	0.67mi	3/2.0 (-1)	1,819 (+11%)	6mo	$303,990	$167	41

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: 15.6%
• Equity multiple: 1.95×
• Total profit: $75,668
• Equity at exit: $147,517

10-year hold

• IRR: 16.5%
• Equity multiple: 3.70×
• Total profit: $215,797
• Equity at exit: $243,348

Cash invested: $80,048 (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: 79 active · 23 under contract
• Months of supply: 15.3 mo (7%/mo absorbed)
• Median asking: $285,990 ($168/sqft)
• Median days on market: 60 d
• This list price: 23% of active listings are priced below it
• ARV vs active asking: +3.4% 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: 7.5×

Monthly cashflow live

• Estimated rent: $2,965 medium
• Mortgage (P&I): −$1,499
• Tax est. 1.5%: −$357 /mo · $4,288/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$623
• Net cashflow: $367

Break-even live

Break-even rent $2,501

Max offer price $285,887

Occupancy floor 83%

Sensitivity live

Price	-10% $564	-5% $465	+0% $367	+5% $268	+10% $169
Rent	-10% $132	-5% $250	+0% $367	+5% $484	+10% $601
Rate	-1.0pp $511	-0.5pp $439	base $367	+0.5pp $293	+1.0pp $217

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: $71,472
• Closing costs: $8,577
• 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	$2,965	$1.59	0d	1	0.06mi

Listing history 50 events

1. 2026-08-08
   days on market $265,990 Active 499 DOM
2. 2026-08-06
   days on market $265,990 Active 497 DOM
3. 2026-08-05
   days on market $265,990 Active 496 DOM
4. 2026-08-04
   days on market $265,990 Active 495 DOM
5. 2026-08-03
   days on market $265,990 Active 494 DOM
6. 2026-07-31
   days on market $265,990 Active 491 DOM
7. 2026-07-30
   days on market $265,990 Active 489 DOM
8. 2026-07-28
   days on market $265,990 Active 488 DOM
9. 2026-07-26
   days on market $265,990 Active 486 DOM
10. 2026-07-24
    days on market $265,990 Active 484 DOM
11. 2026-07-23
    days on market $265,990 Active 483 DOM
12. 2026-07-22
    days on market $265,990 Active 482 DOM
13. 2026-07-21
    days on market $265,990 Active 481 DOM
14. 2026-07-20
    days on market $265,990 Active 480 DOM
15. 2026-07-18
    days on market $265,990 Active 477 DOM
16. 2026-07-16
    days on market $265,990 Active 476 DOM
17. 2026-07-15
    days on market $265,990 Active 475 DOM
18. 2026-07-14
    days on market $265,990 Active 474 DOM
19. 2026-07-13
    days on market $265,990 Active 473 DOM
20. 2026-07-13
    days on market $265,990 Active 472 DOM
21. 2026-07-11
    days on market $265,990 Active 471 DOM
22. 2026-07-10
    days on market $265,990 Active 470 DOM
23. 2026-07-09
    days on market $265,990 Active 469 DOM
24. 2026-07-07
    days on market $265,990 Active 467 DOM
25. 2026-07-06
    days on market $265,990 Active 466 DOM
26. 2026-07-06
    days on market $265,990 Active 465 DOM
27. 2026-07-05
    days on market $265,990 Active 464 DOM
28. 2026-07-03
    days on market $265,990 Active 463 DOM
29. 2026-07-02
    days on market $265,990 Active 462 DOM
30. 2026-07-01
    days on market $265,990 Active 461 DOM
31. 2026-06-30
    days on market $265,990 Active 460 DOM
32. 2026-06-29
    days on market $265,990 Active 459 DOM
33. 2026-06-28
    days on market $265,990 Active 458 DOM
34. 2026-06-27
    days on market $265,990 Active 457 DOM
35. 2026-06-26
    days on market $265,990 Active 456 DOM
36. 2026-06-24
    days on market $265,990 Active 454 DOM
37. 2026-06-22
    days on market $265,990 Active 452 DOM
38. 2026-06-21
    days on market $265,990 Active 451 DOM
39. 2026-06-18
    days on market $265,990 Active 448 DOM
40. 2026-06-17
    days on market $265,990 Active 447 DOM
41. 2026-06-16
    days on market $265,990 Active 446 DOM
42. 2026-06-15
    days on market $265,990 Active 445 DOM
43. 2026-06-13
    days on market $265,990 Active 443 DOM
44. 2026-06-10
    pricedays on market $265,990 Active 439 DOM
45. 2026-06-08
    days on market $270,990 Active 438 DOM
46. 2026-06-07
    days on market $270,990 Active 437 DOM
47. 2026-06-04
    days on market $270,990 Active 434 DOM
48. 2026-06-03
    days on market $270,990 Active 433 DOM
49. 2026-06-02
    days on market $270,990 Active 432 DOM
50. 2026-06-01
    days on market $270,990 Active 431 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $35,580
• − Mortgage interest: −$16,014
• − Property taxes: −$4,288
• − Insurance: −$1,429
• − Repairs & maintenance: −$2,846
• − Management: −$2,846
• − Depreciation: −$8,317
• Taxable loss: −$161
• Est. tax savings @ 24.0%: +$39
• After-tax cash flow: $4,439/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

Excellent 95/100 None rehab

This single-family home is in excellent condition with a modern design and well-maintained exterior and interior. It offers a good investment opportunity with potential for minor updates to enhance its curb appeal and functionality.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers/renters. ↑

F Composite school gradezoned avg 34/100

Zoned Schools

Elementary Beasley El F TX #1,995/4,322 Nat'l #23,081/41,679 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

Price history

1 event — show timeline

• 2025-03-27 Listed $268,990 Zillow