303 N 9th St · Beasley, TX 77417

$199,000

3 bd · 2.0 ba · 1,331 sqft · SingleFamily public records · 70 Days on market

Built 1981 0.36 ac lot $150/sqft · 16% below area Est $274k · 27% under

---

Why this score? — see what drove the B+ 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 +27.1/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +7.9/10.0
• Appreciation +7.1/10.0
• Schools +4.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

****PRICE REDUCTION**GREAT VALUE 3 BEDROOM 1 STORY HOME 1,531 SQ. FT. - REMODELED 5 YEARS AGO WITH DOUBLE PANED WINDOWS, LARGE KITCHEN, GRANITE COUNTERS, DOUBLE OVEN, SOLAR PANELS INCLUDED IN SALE FOR ENERGY EFFICIENCY, SPACIOUS COVERED PATIO WITH LOT OVER 15,000 SQ. FT. ON A QUIET CUL-DE-SAC LOT! NO HOA DUES AND LOW TAX RATE****MAKE THIS COZY HOME AFFORDABLE YOURS! PERFECT FOR FIRST TIME HOME BUYER OR SOMEONE DOWNSIZING! NO CARPET, RECENT OUTSIDE PAINT READY FOR YOU!

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 $199k.

Deal economics

• At list price, monthly cash flow is $566 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $199k).
• Recommended offer: $187k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 5.4% 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-, schools D-, amenities 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.
• Market conditions: 232 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 $10k of equity ($1k loan paydown + $8k 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 $56k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $16k (7%) 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 $187,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.29% ✓
• Cap rate: 9.71%
• Cash-on-cash: 12.19%
• DSCR: 1.54
• GRM: 6.5

CMA / ARV

• ARV (median comp): $273,978
• List price: $199,000
• Delta: -27.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 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%)	9mo	$124,900	$96	83
214 N 8th St	0.08mi	3/1.5	1,404 (+6%)	7mo	$110,000	$78	80
8014 Alamo Ct	0.23mi	3/2.0	1,364 (+2%)	9mo	$272,987	$200	78
403 N 5th St	0.24mi	3/2.0	1,368 (+3%)	13mo	$294,999	$216	73
810 Tejas Village Pkwy	0.35mi	3/2.0	1,364 (+2%)	12mo	$275,612	$202	70
215 N 8th St N	0.06mi	3/2.0	1,467 (+10%)	19mo	$295,000	$201	64
231 N 5th St	0.23mi	3/2.0	1,226 (-8%)	19mo	$209,000	$170	60
7615 Avenue J	0.45mi	2/1.0 (-1)	1,386 (+4%)	3mo	$275,000	$198	60
206 S 2nd St	0.48mi	3/2.0	1,368 (+3%)	23mo	$295,000	$216	54
210 S 2nd St	0.49mi	3/1.0	1,500 (+13%)	18mo	$180,000	$120	37
7025 Loop 540	0.57mi	4/2.0 (+1)	1,517 (+14%)	16mo	$220,000	$145	32

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: 21.6%
• Equity multiple: 2.30×
• Total profit: $72,536
• Equity at exit: $102,684

10-year hold

• IRR: 21.7%
• Equity multiple: 4.47×
• Total profit: $193,257
• Equity at exit: $169,389

Cash invested: $55,720 (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 →

ZIP-level market 77417

• Home prices YoY: 1.2%
• Active inventory: 232
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,566 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$334 /mo · $4,014/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $566

Break-even live

Break-even rent $1,849

Max offer price $199,000

Occupancy floor 73%

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: $49,750
• Closing costs: $5,970
• 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	24d	1	0.25mi
402 N 4th St Beasley, TX	3.0	2.5	1700	$3,750	$2.21	1d	1	0.33mi

Listing history 20 events

1. 2026-06-18
   days on market $199,000 Active 70 DOM
2. 2026-06-17
   days on market $199,000 Active 69 DOM
3. 2026-06-16
   days on market $199,000 Active 68 DOM
4. 2026-06-15
   days on market $199,000 Active 67 DOM
5. 2026-06-13
   days on market $199,000 Active 65 DOM
6. 2026-06-10
   pricedays on market $199,000 Active 61 DOM
7. 2026-06-08
   days on market $209,900 Active 60 DOM
8. 2026-06-07
   days on market $209,900 Active 59 DOM
9. 2026-06-04
   days on market $209,900 Active 56 DOM
10. 2026-06-03
    days on market $209,900 Active 55 DOM
11. 2026-06-02
    days on market $209,900 Active 54 DOM
12. 2026-06-01
    days on market $209,900 Active 53 DOM
13. 2026-05-31
    days on market $209,900 Active 52 DOM
14. 2026-05-08
    price $209,900 472-char remark

    Show marketing remark (472 chars)

    ****PRICE REDUCTION**GREAT VALUE 3 BEDROOM 1 STORY HOME 1,531 SQ. FT. - REMODELED 5 YEARS AGO WITH DOUBLE PANED WINDOWS, LARGE KITCHEN, GRANITE COUNTERS, DOUBLE OVEN, SOLAR PANELS INCLUDED IN SALE FOR ENERGY EFFICIENCY, SPACIOUS COVERED PATIO WITH LOT OVER 15,000 SQ. FT. ON A QUIET CUL-DE-SAC LOT! NO HOA DUES AND LOW TAX RATE****MAKE THIS COZY HOME AFFORDABLE YOURS! PERFECT FOR FIRST TIME HOME BUYER OR SOMEONE DOWNSIZING! NO CARPET, RECENT OUTSIDE PAINT READY FOR YOU!

15. 2026-04-09
    listed $215,000 Active 472-char remark

    Show marketing remark (472 chars)

    ****PRICE REDUCTION**GREAT VALUE 3 BEDROOM 1 STORY HOME 1,531 SQ. FT. - REMODELED 5 YEARS AGO WITH DOUBLE PANED WINDOWS, LARGE KITCHEN, GRANITE COUNTERS, DOUBLE OVEN, SOLAR PANELS INCLUDED IN SALE FOR ENERGY EFFICIENCY, SPACIOUS COVERED PATIO WITH LOT OVER 15,000 SQ. FT. ON A QUIET CUL-DE-SAC LOT! NO HOA DUES AND LOW TAX RATE****MAKE THIS COZY HOME AFFORDABLE YOURS! PERFECT FOR FIRST TIME HOME BUYER OR SOMEONE DOWNSIZING! NO CARPET, RECENT OUTSIDE PAINT READY FOR YOU!

16. 2021-06-03
    soldstatus
17. 2021-06-01
    soldstatus Sold 248-char remark

    Show marketing remark (248 chars)

    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!

18. 2021-05-22
    status Pending 248-char remark

    Show marketing remark (248 chars)

    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!

19. 2021-05-12
    status Option Pending 248-char remark

    Show marketing remark (248 chars)

    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!

20. 2021-05-08
    listed $189,900 Active 248-char remark

    Show marketing remark (248 chars)

    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!

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 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: −$11,147
• − Property taxes: −$4,014
• − Insurance: −$995
• − Repairs & maintenance: −$2,463
• − Management: −$2,463
• − Depreciation: −$5,789
• Taxable income: $3,920
• Est. tax owed @ 24.0%: −$941
• After-tax cash flow: $5,853/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.

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

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
• Population (ZIP): 3,232

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%
• Common ancestry: Italian 2% Romanian 1%
• Foreign-born: 3% · Canada
• 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

+10.5% since first listed

7 events — show timeline

• 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.