8138 Goliad Way · Beasley, TX 77417

$337,491

4 bd · 3.0 ba · 2,125 sqft · Land · 21 Days on market

Built 2026 $33/mo HOA · 1% of rent ↓ 9% since listing

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Why this score? — see what drove the D+ 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 +13.6/30.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• Schools +4.6/10.0
• DSCR +4.1/10.0
• 1% rule +3.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

The Linden is a spacious and versatile 4-bedroom, 3-bathroom home designed for modern living. The open-concept downstairs layout seamlessly connects the kitchen, dining and living areas, creating the perfect space for gathering and entertaining. The large owner's retreat features a walk-in closet and a luxury bath with a garden tub and oversized shower. Upstairs, a generous gameroom provides extra space for fun and relaxation, while the fourth bedroom can easily serve as a home office. Step outside and enjoy the outdoors on the extended covered patio. The Linden offers the perfect combination of space, style and flexibility.

Key facts

• Owner's retreat
• Luxury bath
• Walk-in closet

Tags

• OPEN-CONCEPT LAYOUT
• OWNER'S RETREAT
• WALK-IN CLOSET
• LUXURY BATH
• GARDEN TUB
• OVERSIZED SHOWER

Property features AI

Finance

• HOA & community: CMI Association; Annual association fee of $400 covering common areas

Exterior

• Parking: Attached 2-car garage; Driveway parking
• Security: Prewired for security; Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; Under construction (new construction); Slab foundation; Composition roof; Built in 2026; Subdivision lot; Concrete road access
• Construction: Brick, cement siding and stone exterior; Built by First America Homes
• Exterior features: Covered patio; Fenced backyard; Porch; Patio; Deck

Interior

• Kitchen: Dishwasher; Electric oven; Free-standing range; Garbage disposal; Gas range; Microwave; Oven
• Bedrooms: Total rooms: 13
• Flooring: Carpet; Plank flooring; Vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning (electric)
• Interior features: Breakfast bar; Double vanity in bath(s); High ceilings; Kitchen island; Kitchen and family room combined; Quartz countertops; Soaking tub; Separate shower; Tub with shower; Walk-in pantry; Ceiling fan(s); Kitchen and dining area combined; Open living/dining area; Programmable thermostat; Low emissivity windows
• Laundry & utility: Washer hookup; Electric dryer hookup

🏗️ New construction. The $337,491 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $302,027.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath land listed at $337k.

Deal economics

• At list price, monthly cash flow is $15 ($177/yr) — positive.
• To cash-flow at today's rent, offer at most $304k (9.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $270k (19.9% below list).
• Recommended offer: $270k (19.9% below list) — sets the bar for 1% rule.

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 $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 $85k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($332k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $270,252 (19.9% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.89% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.21%
• DSCR: 1.01
• GRM: 9.3

CMA / ARV

• ARV (median comp): $302,027
• List price: $337,491
• Delta: 16.05%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 10.9%
• Equity multiple: 1.66×
• Total profit: $56,223
• Equity at exit: $155,845

10-year hold

• IRR: 12.5%
• Equity multiple: 3.09×
• Total profit: $176,826
• Equity at exit: $257,086

Cash invested: $84,568 (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: 10.4×

Monthly cashflow live

• Estimated rent: $2,703 medium
• Mortgage (P&I): −$1,584
• Tax est. 1.5%: −$378 /mo · $4,530/yr
• Insurance: −$126
• HOA: −$33
• Vacancy / Maint / Mgmt: −$568
• Net cashflow: $15

Break-even live

Break-even rent $2,684

Max offer price $302,027

Occupancy floor 94%

Sensitivity live

Price	-10% $223	-5% $119	+0% $15	+5% $-90	+10% $-194
Rent	-10% $-199	-5% $-92	+0% $15	+5% $121	+10% $228
Rate	-1.0pp $167	-0.5pp $92	base $15	+0.5pp $-64	+1.0pp $-143

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: $75,507
• Closing costs: $9,061
• 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	25d	1	0.61mi
402 N 4th St Beasley, TX	3.0	2.5	1700	$3,750	$2.21	2d	1	0.63mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 14 events

1. 2026-06-18
   days on market $337,491 Active 21 DOM
2. 2026-06-17
   days on market $337,491 Active 20 DOM
3. 2026-06-16
   days on market $337,491 Active 19 DOM
4. 2026-06-15
   days on market $337,491 Active 18 DOM
5. 2026-06-13
   days on market $337,491 Active 16 DOM
6. 2026-06-09
   days on market $337,491 Active 12 DOM
7. 2026-06-08
   days on market $337,491 Active 11 DOM

   Show marketing remark (632 chars)

   The Linden is a spacious and versatile 4-bedroom, 3-bathroom home designed for modern living. The open-concept downstairs layout seamlessly connects the kitchen, dining and living areas, creating the perfect space for gathering and entertaining. The large owner's retreat features a walk-in closet and a luxury bath with a garden tub and oversized shower. Upstairs, a generous gameroom provides extra space for fun and relaxation, while the fourth bedroom can easily serve as a home office. Step outside and enjoy the outdoors on the extended covered patio. The Linden offers the perfect combination of space, style and flexibility.

8. 2026-06-07
   days on market $337,491 Active 10 DOM
9. 2026-06-04
   days on market $337,491 Active 7 DOM
10. 2026-06-03
    days on market $337,491 Active 6 DOM
11. 2026-06-02
    days on market $337,491 Active 5 DOM
12. 2026-06-01
    days on market $337,491 Active 4 DOM
13. 2026-05-31
    days on market $337,491 Active 3 DOM
14. 2026-04-16
    listed $350,491 Active 632-char remark

    Show marketing remark (632 chars)

    The Linden is a spacious and versatile 4-bedroom, 3-bathroom home designed for modern living. The open-concept downstairs layout seamlessly connects the kitchen, dining and living areas, creating the perfect space for gathering and entertaining. The large owner's retreat features a walk-in closet and a luxury bath with a garden tub and oversized shower. Upstairs, a generous gameroom provides extra space for fun and relaxation, while the fourth bedroom can easily serve as a home office. Step outside and enjoy the outdoors on the extended covered patio. The Linden offers the perfect combination of space, style and flexibility.

ⓘ 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: $32,430
• − Mortgage interest: −$16,918
• − Property taxes: −$4,530
• − Insurance: −$1,510
• − Repairs & maintenance: −$2,594
• − Management: −$2,594
• − HOA: −$396
• − Depreciation: −$8,786
• Taxable loss: −$4,900
• Est. tax savings @ 24.0%: +$1,176
• After-tax cash flow: $1,353/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

-9.1% since first listed

4 events — show timeline

• 2026-06-08 Price Changed $318,449 Zillow
• 2026-05-29 Price Changed $337,491 Zillow
• 2026-05-28 Listed $337,491 HARMLS
• 2026-04-16 Listed $350,491 Zillow