303 N 9th St · Beasley, TX 77417

$179,000

3 bd · 2.0 ba · 1,331 sqft · SingleFamily public records · 210 Days on market

Built 1981 Fair condition 0.36 ac lot $134/sqft · 24% below area Est $271k · 34% under

---

Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Appreciation +7.1/10.0
• Schools +3.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Adorable 3 bedroom, 1 bath home ready for it's new owners. Well kept home. tucked away in a quiet cul-de-sac, low traffic neighborhood. This home will definitely be your peaceful retreat from the rest of the busy world. Make your appointment today!

Key facts

• Remodeled
• Quiet cul-de-sac lot
• Large kitchen

Tags

• REMODELED
• LARGE KITCHEN
• GRANITE COUNTERS
• DOUBLE OVEN
• SPACIOUS COVERED PATIO
• QUIET CUL-DE-SAC LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $179k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $679 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $179k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 5.5% 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); 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; 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 $9k of equity ($1k loan paydown + $7k 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 $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, 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 210 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $36k (17%) 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 210 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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.
7. 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.
8. 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: 1.43% ✓
• Cap rate: 10.85%
• Cash-on-cash: 16.27%
• DSCR: 1.72
• GRM: 5.8

CMA / ARV

• ARV (median comp): $271,223
• List price: $179,000
• Delta: -34.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
319 N 9th St	0.05mi	3/1.0	1,301 (-2%)	14mo	$124,900	$96	79
214 N 8th St	0.08mi	3/1.5	1,404 (+6%)	11mo	$110,000	$78	76
8014 Alamo Ct	0.23mi	3/2.0	1,364 (+2%)	13mo	$272,987	$200	74
403 N 5th St	0.24mi	3/2.0	1,368 (+3%)	18mo	$294,999	$216	69
810 Tejas Village Pkwy	0.35mi	3/2.0	1,364 (+2%)	16mo	$275,612	$202	66
231 N 5th St	0.23mi	3/2.0	1,226 (-8%)	24mo	$209,000	$170	56
7615 Avenue J	0.45mi	2/1.0 (-1)	1,386 (+4%)	8mo	$275,000	$198	56
210 S 2nd St	0.49mi	3/1.0	1,500 (+13%)	23mo	$180,000	$120	33
7025 Loop 540	0.57mi	4/2.0 (+1)	1,517 (+14%)	20mo	$220,000	$145	28

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: 25.2%
• Equity multiple: 2.52×
• Total profit: $76,105
• Equity at exit: $92,364

10-year hold

• IRR: 25.0%
• Equity multiple: 4.94×
• Total profit: $197,342
• Equity at exit: $152,365

Cash invested: $50,120 (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: 13 active · 1 under contract
• Months of supply: 78.0 mo (1%/mo absorbed)
• Median asking: $240,000 ($173/sqft)
• Median days on market: 29 d
• This list price: 8% of active listings are priced below it
• ARV vs active asking: +17.8% above 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: 5.8×

Monthly cashflow live

• Estimated rent: $2,566 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$334 /mo · $4,014/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $679

Break-even live

Break-even rent $1,706

Max offer price $179,000

Occupancy floor 69%

Sensitivity live

Price	-10% $781	-5% $730	+0% $679	+5% $629	+10% $578
Rent	-10% $477	-5% $578	+0% $679	+5% $781	+10% $882
Rate	-1.0pp $770	-0.5pp $725	base $679	+0.5pp $633	+1.0pp $586

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: $44,750
• Closing costs: $5,370
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
119 S 8th St Beasley, TX	3.0	2.0	1680	$1,680	$1.00	165d	1	0.25mi
402 N 4th St Beasley, TX	3.0	2.5	1700	$3,750	$2.21	55d	1	0.33mi

Property features AI

Finance

• Other: Lot features include cul-de-sac and woodedRoad surface: asphalt
• Financial info: Lease not considered

Exterior

• Parking: No designated parking
• Security: Leased security systemSmoke detector(s)
• Utilities: Public waterPublic sewer
• Home design: Residential propertyFaces northFull ownership
• Construction: Brick constructionComposition roofSlab foundationBuilt in 1981
• Exterior features: Covered patioDeckPatioFence (back yard)StorageShed(s)

Interior

• Kitchen: Double ovenDishwasherElectric ovenElectric rangeDisposalMicrowave
• Bedrooms: Primary bedroom (first level) — approximately 14 x 11Bedroom (first level) — approximately 10 x 10Bedroom (first level) — approximately 10 x 10
• Flooring: Engineered hardwoodPlankTileVinyl
• Bathrooms: 1 full bathroom (first level) — approximately 7 x 7
• Heating & cooling: Central heating (electric)Central air conditioning (electric)Attic fan
• Interior features: Kitchen islandPots & pan drawersPantryWindow treatmentsCeiling fan(s)Kitchen/dining comboProgrammable thermostatLow emissivity windowsWindow coverings
• Laundry & utility: Washer hookupElectric dryer hookupUtility room (first level) — approximately 12 x 8

Listing history 50 events

1. 2026-11-08
   days on market $179,000 Active 210 DOM
2. 2026-11-07
   days on market $179,000 Active 209 DOM
3. 2026-11-06
   days on market $179,000 Active 208 DOM
4. 2026-11-05
   days on market $179,000 Active 207 DOM
5. 2026-11-04
   days on market $179,000 Active 206 DOM
6. 2026-11-02
   days on market $179,000 Active 204 DOM
7. 2026-11-01
   days on market $179,000 Active 203 DOM
8. 2026-10-31
   days on market $179,000 Active 202 DOM
9. 2026-10-30
   days on market $179,000 Active 201 DOM
10. 2026-10-29
    days on market $179,000 Active 200 DOM
11. 2026-10-28
    days on market $179,000 Active 199 DOM
12. 2026-10-27
    days on market $179,000 Active 198 DOM
13. 2026-10-26
    days on market $179,000 Active 197 DOM
14. 2026-10-26
    days on market $179,000 Active 196 DOM
15. 2026-10-24
    days on market $179,000 Active 195 DOM
16. 2026-10-23
    days on market $179,000 Active 194 DOM
17. 2026-10-22
    days on market $179,000 Active 193 DOM
18. 2026-10-21
    days on market $179,000 Active 192 DOM
19. 2026-10-20
    days on market $179,000 Active 191 DOM
20. 2026-10-19
    days on market $179,000 Active 190 DOM
21. 2026-10-18
    days on market $179,000 Active 189 DOM
22. 2026-10-17
    days on market $179,000 Active 188 DOM
23. 2026-10-16
    days on market $179,000 Active 187 DOM
24. 2026-10-15
    days on market $179,000 Active 186 DOM
25. 2026-10-14
    days on market $179,000 Active 185 DOM
26. 2026-10-13
    days on market $179,000 Active 184 DOM
27. 2026-10-12
    days on market $179,000 Active 183 DOM
28. 2026-10-11
    days on market $179,000 Active 182 DOM
29. 2026-10-10
    days on market $179,000 Active 181 DOM
30. 2026-10-09
    days on market $179,000 Active 180 DOM
31. 2026-10-08
    days on market $179,000 Active 179 DOM
32. 2026-10-07
    days on market $179,000 Active 178 DOM
33. 2026-10-06
    days on market $179,000 Active 177 DOM
34. 2026-10-05
    days on market $179,000 Active 176 DOM
35. 2026-10-04
    days on market $179,000 Active 175 DOM
36. 2026-10-04
    days on market $179,000 Active 174 DOM
37. 2026-10-02
    days on market $179,000 Active 173 DOM
38. 2026-10-01
    statusdays on market $179,000 Active 172 DOM
39. 2026-09-30
    days on market $179,000 Pending 171 DOM
40. 2026-09-29
    days on market $179,000 Pending 170 DOM
41. 2026-09-28
    days on market $179,000 Pending 169 DOM
42. 2026-09-27
    days on market $179,000 Pending 168 DOM
43. 2026-09-26
    days on market $179,000 Pending 167 DOM
44. 2026-09-25
    days on market $179,000 Pending 166 DOM
45. 2026-09-24
    days on market $179,000 Pending 165 DOM
46. 2026-09-23
    statusdays on market $179,000 Pending 164 DOM
47. 2026-09-22
    days on market $179,000 Active 163 DOM
48. 2026-09-21
    days on market $179,000 Active 162 DOM
49. 2026-09-20
    days on market $179,000 Active 161 DOM
50. 2026-09-18
    days on market $179,000 Active 159 DOM

ⓘ 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: $4,014 · $334/mo
• Projected year-2 tax: $4,014 · $334/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 3/10 Moderate
• 🌡 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: $30,792
• − Mortgage interest: −$10,027
• − Property taxes: −$4,014
• − Insurance: −$895
• − Repairs & maintenance: −$2,463
• − Management: −$2,463
• − Depreciation: −$5,207
• Taxable income: $5,723
• Est. tax owed @ 24.0%: −$1,373
• After-tax cash flow: $6,779/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $33,275–$59,895 screening

The home is in fair condition with several areas in need of repair and maintenance. Upgrading the exterior, kitchen, and bathroom can significantly increase its value.

Components & finishes AI

Roof asphalt shingle · good Flooring hardwood Counters granite Appliances stainless steel HVAC central · new lt5

Repairs flagged

• Major Kitchen cabinets — The cabinets are visibly worn and in need of replacement or repair.
• Major Bathroom fixtures — The fixtures are outdated and in poor condition, requiring replacement.
• Major Exterior paint — The exterior paint is peeling and in need of repainting.
• Major Flooring — The flooring is visibly worn and in need of replacement or repair.
• Major Interior walls and ceilings — The walls and ceilings show signs of wear and tear, with possible mold or mildew, requiring repair or replacement.
• Major HVAC system — The HVAC system is in poor condition, requiring repair or replacement.
• Minor Windows — The windows appear to be in fair condition, but there may be some issues with the frames or seals.

Value-add opportunities

• Resale Painting the exterior — Painting the exterior can significantly improve the curb appeal and resale value of the home. ↑
• Rental Refrigerator — Upgrading the refrigerator can make the home more appealing to renters, especially those with families. ↑
• Both Flooring — Replacing the flooring can improve the overall condition of the home and make it more appealing to both buyers and renters. ↑
• Both Kitchen cabinets — Replacing the kitchen cabinets can significantly improve the condition of the kitchen and make it more appealing to both buyers and renters. ↑
• Both Bathroom fixtures — Upgrading the bathroom fixtures can improve the condition of the bathroom and make it more appealing to both buyers and renters. ↑
• Both HVAC system — Upgrading the HVAC system can improve the comfort and energy efficiency of the home, making it more appealing to both buyers and renters. ↑

ⓘ Rehab cost is a screening estimate — Moderate 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 George J H F TX #1,156/1,662 Nat'l #9,659/14,009 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

• Census place: Beasley, TX
• 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

Property features AI

Finance

• Other: Lot features include cul-de-sac and woodedRoad surface: asphalt
• Financial info: Lease not considered

Exterior

• Parking: No designated parking
• Security: Leased security systemSmoke detector(s)
• Utilities: Public waterPublic sewer
• Home design: Residential propertyFaces northFull ownership
• Construction: Brick constructionComposition roofSlab foundationBuilt in 1981
• Exterior features: Covered patioDeckPatioFence (back yard)StorageShed(s)

Interior

• Kitchen: Double ovenDishwasherElectric ovenElectric rangeDisposalMicrowave
• Bedrooms: Primary bedroom (first level) — approximately 14 x 11Bedroom (first level) — approximately 10 x 10Bedroom (first level) — approximately 10 x 10
• Flooring: Engineered hardwoodPlankTileVinyl
• Bathrooms: 1 full bathroom (first level) — approximately 7 x 7
• Heating & cooling: Central heating (electric)Central air conditioning (electric)Attic fan
• Interior features: Kitchen islandPots & pan drawersPantryWindow treatmentsCeiling fan(s)Kitchen/dining comboProgrammable thermostatLow emissivity windowsWindow coverings
• Laundry & utility: Washer hookupElectric dryer hookupUtility room (first level) — approximately 12 x 8

Price history

+2.7% since first listed

9 events — show timeline

• 2026-06-26 Price Changed $195,000 HARMLS
• 2026-06-09 Price Changed $199,000 HARMLS
• 2026-05-08 Price Changed $209,900 HARMLS
• 2026-04-09 Listed $215,000 HARMLS
• 2021-06-03 Sold (Public Records) — Public Records
• 2021-06-01 Sold (MLS) — HARMLS
• 2021-05-22 Pending — HARMLS
• 2021-05-12 Pending — HARMLS
• 2021-05-08 Listed $189,900 HARMLS

Property tax history

+6.0%/yr

Latest (2025): $4,014 · -6.4% YoY. Source: county tax records.