212 N 8th St · Beasley, TX 77417

$105,000

2 bd · 1.0 ba · 967 sqft · SingleFamily public records · 60 Days on market

Built 1975 Fair condition 6,599 sqft lot $109/sqft · 45% below area Est $189k · 45% under

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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 +29.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• 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

Calling all investors! Great opportunity to own a 2-bedroom, 1-bath home situated on a 6,600 sqft lot in a fast-growing area. Built in 1975, this property offers approximately 967 sqft of living space and plenty of potential for renovation, rental income, or future investment. Conveniently located with easy access to major roads, shopping, and local amenities. Whether you’re looking to add to your investment portfolio or take on your next project, this property is full of possibilities! Sold as-is.

Key facts

• 6,599 sq ft lot
• Built 1975
• Listed 59 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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); 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: 273 active listings in the ZIP; 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($726 loan paydown + $4k 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 $29k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% 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. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.42% ✓
• Cap rate: 10.58%
• Cash-on-cash: 15.30%
• DSCR: 1.68
• GRM: 5.9

CMA / ARV

• ARV (median comp): $189,356
• List price: $105,000
• Delta: -44.55%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
418 N 9th St	0.17mi	2/1.0	933 (-4%)	25mo	$149,900	$161	66
310 N 9th St	0.08mi	3/1.0 (+1)	1,015 (+5%)	23mo	$185,000	$182	64
402 N 1st St	0.44mi	2/1.0	875 (-10%)	5mo	$149,900	$171	60
307 N 8th St	0.05mi	2/1.0	1,096 (+13%)	25mo	$182,000	$166	55
419 S 4th St	0.44mi	3/1.0 (+1)	1,071 (+11%)	19mo	$110,000	$103	40

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: 21.9%
• Equity multiple: 2.32×
• Total profit: $38,942
• Equity at exit: $54,180

10-year hold

• IRR: 22.1%
• Equity multiple: 4.52×
• Total profit: $103,584
• Equity at exit: $89,376

Cash invested: $29,400 (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: 2 active
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $179,500 ($168/sqft)
• Median days on market: 103 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +16.2% 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: 273
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,488 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$206 /mo · $2,476/yr
• Insurance: −$44
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $308

Break-even live

Break-even rent $1,098

Max offer price $105,000

Occupancy floor 74%

Sensitivity live

Price	-10% $368	-5% $338	+0% $308	+5% $279	+10% $249
Rent	-10% $191	-5% $250	+0% $308	+5% $367	+10% $426
Rate	-1.0pp $361	-0.5pp $335	base $308	+0.5pp $281	+1.0pp $253

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: $26,250
• Closing costs: $3,150
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Utilities: Public water
• Home design: Residential propertySingle-story (entry level: first floor)
• Construction: Built in 1975Brick and cement siding exteriorComposition roofSlab foundation
• Exterior features: Cleared lot

Interior

• Bedrooms: Bedroom on the first floor (9 x 9)Primary bedroom on the first floor (9 x 9)
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (electric)Central air conditioningGas cooling
• Interior features: Two total rooms

Listing history 49 events

1. 2026-08-08
   days on market $105,000 Active 60 DOM
2. 2026-08-06
   days on market $105,000 Active 58 DOM
3. 2026-08-05
   days on market $105,000 Active 57 DOM
4. 2026-08-04
   days on market $105,000 Active 56 DOM
5. 2026-07-26
   days on market $105,000 Active 54 DOM
6. 2026-07-24
   days on market $105,000 Active 52 DOM
7. 2026-07-23
   days on market $105,000 Active 51 DOM
8. 2026-07-22
   days on market $105,000 Active 50 DOM
9. 2026-07-21
   days on market $105,000 Active 49 DOM
10. 2026-07-20
    days on market $105,000 Active 48 DOM
11. 2026-07-18
    days on market $105,000 Active 46 DOM
12. 2026-07-18
    days on market $105,000 Active 45 DOM
13. 2026-07-16
    days on market $105,000 Active 44 DOM
14. 2026-07-15
    days on market $105,000 Active 43 DOM
15. 2026-07-14
    days on market $105,000 Active 42 DOM
16. 2026-07-13
    days on market $105,000 Active 41 DOM
17. 2026-07-13
    days on market $105,000 Active 40 DOM
18. 2026-07-11
    days on market $105,000 Active 39 DOM
19. 2026-07-10
    days on market $105,000 Active 38 DOM
20. 2026-07-09
    days on market $105,000 Active 37 DOM
21. 2026-07-07
    days on market $105,000 Active 35 DOM
22. 2026-07-06
    days on market $105,000 Active 34 DOM
23. 2026-07-06
    days on market $105,000 Active 33 DOM
24. 2026-07-05
    days on market $105,000 Active 32 DOM
25. 2026-07-03
    days on market $105,000 Active 31 DOM
26. 2026-07-02
    days on market $105,000 Active 30 DOM
27. 2026-07-01
    days on market $105,000 Active 29 DOM
28. 2026-06-30
    days on market $105,000 Active 28 DOM
29. 2026-06-29
    days on market $105,000 Active 27 DOM
30. 2026-06-28
    days on market $105,000 Active 26 DOM
31. 2026-06-27
    days on market $105,000 Active 25 DOM
32. 2026-06-26
    days on market $105,000 Active 24 DOM
33. 2026-06-24
    days on market $105,000 Active 22 DOM
34. 2026-06-22
    days on market $105,000 Active 20 DOM
35. 2026-06-21
    days on market $105,000 Active 19 DOM
36. 2026-06-18
    days on market $105,000 Active 16 DOM
37. 2026-06-17
    days on market $105,000 Active 15 DOM
38. 2026-06-16
    days on market $105,000 Active 14 DOM
39. 2026-06-15
    days on market $105,000 Active 13 DOM
40. 2026-06-13
    days on market $105,000 Active 11 DOM
41. 2026-06-09
    days on market $105,000 Active 7 DOM
42. 2026-06-08
    days on market $105,000 Active 6 DOM
43. 2026-06-07
    days on market $105,000 Active 5 DOM
44. 2026-06-04
    days on market $105,000 Active 2 DOM
45. 2026-06-02
    statusdays on market $105,000 Active 1 DOM
46. 2026-06-01
    days on market $105,000 Coming Soon 20 DOM
47. 2026-05-31
    days on market $105,000 Coming Soon 19 DOM
48. 2026-05-13
    historical $105,000 509-char remark
49. 2007-12-18
    soldstatus

ⓘ 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: $2,476 · $206/mo
• Projected year-2 tax: $2,476 · $206/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 7/10 Severe FEMA zone X (unshaded) · 99% 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: $17,855
• − Mortgage interest: −$5,882
• − Property taxes: −$2,476
• − Insurance: −$1,322
• − Repairs & maintenance: −$1,428
• − Management: −$1,428
• − Depreciation: −$3,055
• Taxable income: $2,263
• Est. tax owed @ 24.0%: −$543
• After-tax cash flow: $3,156/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

Fair 45/100 Moderate rehab Est. rehab $24,175–$43,515 screening

This 2-bedroom home requires significant exterior repairs and maintenance to improve its condition and value. Potential buyers and renters will appreciate a fresh coat of paint and well-maintained landscaping.

Repairs flagged

• Major roof — Signs of significant wear
• Major exterior siding — Weathered and peeling
• Major landscaping — Overgrown and unkempt

Value-add opportunities

• Both paint exterior — Fresh paint enhances curb appeal and value ↑
• Both landscaping — Well-maintained landscaping improves curb appeal and rental value ↑
• Both roof repair — A new roof significantly increases the home's value and reduces maintenance costs ↑

ⓘ 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

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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

• Financial info: Lease not considered

Exterior

• Utilities: Public water
• Home design: Residential propertySingle-story (entry level: first floor)
• Construction: Built in 1975Brick and cement siding exteriorComposition roofSlab foundation
• Exterior features: Cleared lot

Interior

• Bedrooms: Bedroom on the first floor (9 x 9)Primary bedroom on the first floor (9 x 9)
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (electric)Central air conditioningGas cooling
• Interior features: Two total rooms

Price history

+0.0% since first listed

3 events — show timeline

• 2026-06-02 Listed $105,000 HARMLS
• 2026-05-13 Coming Soon $105,000 HARMLS
• 2007-12-18 Sold (Public Records) — Public Records

Property tax history

+6.4%/yr

Latest (2025): $2,476 · -4.7% YoY. Source: county tax records.