723 Blue Stone Dr · Beasley, TX 77417

$309,990

4 bd · 2.0 ba · 2,031 sqft · Land · 14 Days on market

Built 2026 $88/mo HOA · 3% of rent ↓ 11% since listing

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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 +18.9/30.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• DSCR +5.9/10.0
• Schools +4.6/10.0
• 1% rule +4.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

The property is located at 723 Blue Stone Drive BEASLEY TX 77417 priced at 309990, the square foot and stories are 2031, 1.The number of bath is 2, halfbath is 0 there are 4 bedrooms and 2 garages. For more details please, call or email.

Key facts

• Large breakfast bar
• Open concept design
• Move in ready

Tags

• MOVE IN READY
• CENTRALLY LOCATED KITCHEN
• LARGE BREAKFAST BAR
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• OPEN CONCEPT DESIGN

Property features AI

Finance

• Other: Association pool available
• HOA & community: Emberly Homeowner Association; Community amenities: clubhouse, dog park, fitness center, playground, pickleball, pool; Annual association fee

Exterior

• Parking: Attached 2-car garage
• Security: Prewired for security; Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; New construction (2026); Slab foundation; Composition roof; Built by D.R. Horton
• Construction: Brick and vinyl siding construction; Year built 2026
• Exterior features: Covered patio; Deck; Patio; Private yard; Back yard fence

Interior

• Kitchen: Dishwasher; Gas cooktop; Gas oven; Microwave; Disposal
• Bedrooms: Primary bedroom (first floor) — 12 x 16; Bedroom (first floor) — 10 x 10; Bedroom (first floor) — 10 x 10; Bedroom (first floor) — 10 x 10
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Breakfast bar; Double vanity; Entrance foyer; Solid surface counters; Kitchen/dining combo; Programmable thermostat; Tankless water heater; ENERGY STAR qualified appliances
• Laundry & utility: Washer hookup; Electric dryer hookup

🏗️ New construction. The $309,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $318,018.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $310k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $296k (4.4% below list).
• Recommended offer: $296k (4.4% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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; 1 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 $15k of equity ($2k loan paydown + $13k 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 $89k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $30k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $296,500 (4.4% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.93% ✗
• Cap rate: 7.52%
• Cash-on-cash: 4.37%
• DSCR: 1.19
• GRM: 8.9

CMA / ARV

• ARV (median comp): $318,018
• List price: $309,990
• Delta: 6.91%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

4.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.5%
• Equity multiple: 1.88×
• Total profit: $78,728
• Equity at exit: $164,097

10-year hold

• IRR: 15.6%
• Equity multiple: 3.56×
• Total profit: $227,980
• Equity at exit: $270,698

Cash invested: $89,045 (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: 8.7×

Monthly cashflow live

• Estimated rent: $2,965 medium
• Mortgage (P&I): −$1,668
• Tax from tax record: −$130 /mo · $1,559/yr
• Insurance: −$133
• HOA: −$88
• Vacancy / Maint / Mgmt: −$623
• Net cashflow: $324

Break-even live

Break-even rent $2,555

Max offer price $318,018

Occupancy floor 84%

Sensitivity live

Price	-10% $504	-5% $414	+0% $324	+5% $234	+10% $144
Rent	-10% $90	-5% $207	+0% $324	+5% $441	+10% $558
Rate	-1.0pp $484	-0.5pp $405	base $324	+0.5pp $242	+1.0pp $158

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: $79,505
• Closing costs: $9,541
• 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	2d	1	0.80mi

HOA detail

• Monthly dues: $88 · $1,056/yr

Listing history 15 events

1. 2026-06-18
   days on market $309,990 Active 14 DOM
2. 2026-06-17
   days on market $309,990 Active 13 DOM
3. 2026-06-16
   days on market $309,990 Active 12 DOM
4. 2026-06-15
   days on market $309,990 Active 11 DOM
5. 2026-06-13
   days on market $309,990 Active 9 DOM
6. 2026-06-09
   days on market $309,990 Active 5 DOM
7. 2026-06-08
   days on market $309,990 Active 4 DOM
8. 2026-06-07
   remarks 699-char remark
9. 2026-06-07
   pricedays on marketlisting id $309,990 Active 3 DOM
10. 2026-06-04
    days on market $339,990 Active 21 DOM
11. 2026-06-03
    days on market $339,990 Active 20 DOM
12. 2026-06-02
    days on market $339,990 Active 19 DOM
13. 2026-06-01
    days on market $339,990 Active 18 DOM
14. 2026-05-31
    days on market $339,990 Active 17 DOM
15. 2026-05-14
    listed $347,990 Active 237-char remark

    Show marketing remark (237 chars)

    The property is located at 723 Blue Stone Drive BEASLEY TX 77417 priced at 309990, the square foot and stories are 2031, 1.The number of bath is 2, halfbath is 0 there are 4 bedrooms and 2 garages. For more details please, call or email.

ⓘ 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: $1,559 · $130/mo
• Projected year-2 tax: $5,673 · $473/mo
• Expected delta: +$4,114/yr (+$343/mo · 263.9%)

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

Taxation est. · year 1

• Rental income: $35,580
• − Mortgage interest: −$17,814
• − Property taxes: −$1,559
• − Insurance: −$1,590
• − Repairs & maintenance: −$2,846
• − Management: −$2,846
• − HOA: −$1,056
• − Depreciation: −$9,251
• Taxable loss: −$1,383
• Est. tax savings @ 24.0%: +$332
• After-tax cash flow: $4,222/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

• 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

-10.9% since first listed

5 events — show timeline

• 2026-06-06 Price Changed $309,990 Zillow
• 2026-06-04 Price Changed $309,990 HARMLS
• 2026-06-04 Listed $339,990 HARMLS
• 2026-05-22 Price Changed $339,990 Zillow
• 2026-05-14 Listed $347,990 Zillow