205 S Second St · Beasley, TX 77417

$245,000

3 bd · 2.5 ba · 1,386 sqft · SingleFamily public records · 19 Days on market

Built 2024 3,300 sqft lot Est $261k · 6% under

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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 +26.0/30.0
• ARV discount +10.2/15.0
• DSCR +8.8/10.0
• Appreciation +7.1/10.0
• 1% rule +6.4/10.0
• 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

Spacious corner lot in the heart of Beasley! This property has been well-maintained and is already cleared/ready for construction. Existing survey can be provided upon request. Call or email for more info.

Key facts

• Open concept
• 3,300 sq ft lot
• Garage

Tags

• CHEF-INSPIRED KITCHEN
• OPEN CONCEPT
• LIGHTNING-FAST ACCESS

Property features AI

Finance

• Financial info: Owner will consider lease

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 2024; Entry on slab foundation
• Construction: Brick and wood siding exterior; Shingle and wood roof; Slab foundation
• Exterior features: Subdivision lot

Interior

• Kitchen: Convection oven; Dishwasher; Gas range; Microwave
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central gas heating; Central electric air conditioning
• Interior features: No fireplaces; 10 total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $610 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).
• Recommended offer: $241k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.3% 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 $12k of equity ($2k loan paydown + $10k 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 $69k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago 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.

Risks & watch-outs

• 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 $241,325 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.14% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.68%
• DSCR: 1.48
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $260,568
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 S 2nd St	0.04mi	3/2.0	1,368 (-1%)	23mo	$295,000	$216	75
7615 Avenue J	0.35mi	2/1.0 (-1)	1,386 (0%)	3mo	$275,000	$198	70
214 N 8th St	0.43mi	3/1.5	1,404 (+1%)	7mo	$110,000	$78	68
403 N 5th St	0.39mi	3/2.0	1,368 (-1%)	13mo	$294,999	$216	67
210 S 2nd St	0.03mi	3/1.0	1,500 (+8%)	18mo	$180,000	$120	63
7025 Loop 540	0.12mi	4/2.0 (+1)	1,517 (+10%)	16mo	$220,000	$145	59
8014 Alamo Ct	0.72mi	3/2.0	1,364 (-2%)	9mo	$272,987	$200	54
319 N 9th St	0.54mi	3/1.0	1,301 (-6%)	9mo	$124,900	$96	51
215 N 8th St N	0.45mi	3/2.0	1,467 (+6%)	20mo	$295,000	$201	51
231 N 5th St	0.31mi	3/2.0	1,226 (-12%)	19mo	$209,000	$170	48
8015 Jim Bowie Ct	0.66mi	4/2.0 (+1)	1,535 (+11%)	6mo	$288,103	$188	40
8015 Alamo Ct	0.70mi	4/2.0 (+1)	1,535 (+11%)	10mo	$278,843	$182	34

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: 20.2%
• Equity multiple: 2.22×
• Total profit: $83,654
• Equity at exit: $126,419

10-year hold

• IRR: 20.5%
• Equity multiple: 4.29×
• Total profit: $225,390
• Equity at exit: $208,545

Cash invested: $68,600 (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: 7.3×

Monthly cashflow live

• Estimated rent: $2,804 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$218 /mo · $2,614/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$589
• Net cashflow: $610

Break-even live

Break-even rent $2,031

Max offer price $245,000

Occupancy floor 73%

Sensitivity live

Price	-10% $749	-5% $680	+0% $610	+5% $541	+10% $472
Rent	-10% $389	-5% $500	+0% $610	+5% $721	+10% $832
Rate	-1.0pp $734	-0.5pp $673	base $610	+0.5pp $547	+1.0pp $482

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
402 N 4th St Beasley, TX	3.0	2.5	1700	$3,750	$2.21	0d	1	0.33mi
119 S 8th St Beasley, TX	3.0	2.0	1680	$1,680	$1.00	25d	1	0.40mi

Listing history 12 events

1. 2026-06-21
   days on market $245,000 Active 19 DOM
2. 2026-06-18
   days on market $245,000 Active 16 DOM
3. 2026-06-17
   days on market $245,000 Active 15 DOM
4. 2026-06-16
   days on market $245,000 Active 14 DOM
5. 2026-06-15
   days on market $245,000 Active 13 DOM
6. 2026-06-13
   days on market $245,000 Active 11 DOM
7. 2026-06-09
   days on market $245,000 Active 7 DOM
8. 2026-06-08
   days on market $245,000 Active 6 DOM
9. 2026-06-07
   days on market $245,000 Active 5 DOM
10. 2026-06-04
    days on market $245,000 Active 2 DOM
11. 2026-06-02
    remarks 485-char remark
12. 2026-06-02
    listed $245,000 Active 1 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: $2,614 · $218/mo
• Projected year-2 tax: $4,484 · $374/mo
• Expected delta: +$1,869/yr (+$156/mo · 71.5%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% 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: $33,646
• − Mortgage interest: −$13,724
• − Property taxes: −$2,614
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,692
• − Management: −$2,692
• − Depreciation: −$7,127
• Taxable income: $3,573
• Est. tax owed @ 24.0%: −$857
• After-tax cash flow: $6,466/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

+329.8% since first listed

6 events — show timeline

• 2026-06-02 Listed $245,000 HARMLS
• 2023-05-26 Sold (Public Records) — Public Records
• 2022-01-21 Sold (MLS) — HARMLS
• 2022-01-05 Pending — HARMLS
• 2021-12-07 Listed $57,000 HARMLS
• 2021-07-19 Sold (Public Records) — Public Records

Property tax history

+17.0%/yr

Latest (2025): $2,614 · +169.1% YoY. Source: county tax records.