215 S 7 Th St S · Beasley, TX 77417

$275,000

3 bd · 2.5 ba · 2,000 sqft · SingleFamily · 74 Days on market

Built 2025 Good condition $138/sqft · at area comps Est $265k · at est. ↓ 4% 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 +9.0/30.0
• Appreciation +7.1/10.0
• ARV discount +5.8/15.0
• Schools +4.6/10.0
• Condition / age +4.0/5.0
• Livability +2.9/5.0
• 1% rule +2.8/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

Quiet community found in the city of Beasley, Texas. No HOA, no MUD fees, and a very Low Tax rate. This property has a 10-foot ceiling on the first floor and a 9-foot-ceiling on the second floor, where you can walk out onto the balcony and enjoy the view. It also has a custom-made shower in an oversized primary bedroom. Other specialty features of this home includes a 14-piers (12 x 12 x 36) support system beneath the foundation, granite countertops throughout, walk-in closets, ample cabinet space, and an open floor plan to maximize the living space. 219 S 7th St is a must-see home, 5 minutes from Brazos Town Center and 30 seconds from Hwy I-69/59 S.

Key facts

• 9 foot ceiling
• Custom made shower
• No mud fees

Tags

• NO HOA
• NO MUD FEES
• LOW TAX RATE
• 10 FOOT CEILING
• 9 FOOT CEILING
• CUSTOM MADE SHOWER

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $275k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-214 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (11.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (22.4% below list).
• Recommended offer: $213k (22.4% 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-, 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: 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 $13k of equity ($2k loan paydown + $11k 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.
• By year 3, 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 74 days — a 6% lower offer ($258k) is reasonable based on typical stale-listing flexibility.

Recommended offer $213,446 (22.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.78% ✗
• Cap rate: 5.36%
• Cash-on-cash: -3.34%
• DSCR: 0.85
• GRM: 10.7

CMA / ARV

• ARV (median comp): $265,242
• List price: $275,000
• Delta: 3.68%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
422 Tejas Village Pkwy	0.41mi	4/2.5 (+1)	2,049 (+2%)	2mo	$304,503	$149	70
430 Tejas Village Pkwy	0.42mi	4/3.0 (+1)	2,125 (+6%)	4mo	$343,003	$161	59
518 Tejas Village Pkwy	0.47mi	4/3.0 (+1)	2,084 (+4%)	7mo	$346,229	$166	59
823 Tejas Village Pkwy	0.68mi	4/2.5 (+1)	2,049 (+2%)	1mo	$324,916	$159	58
506 Tejas Village Pkwy	0.45mi	4/3.0 (+1)	2,084 (+4%)	9mo	$340,858	$164	58
418 N 4th St	0.36mi	3/2.5	1,700 (-15%)	2mo	$249,999	$147	56
422 N 4th St	0.36mi	3/2.5	1,700 (-15%)	2mo	$249,999	$147	56
8011 Alamo Ct	0.50mi	4/2.5 (+1)	2,049 (+2%)	15mo	$318,266	$155	55
426 Tejas Village Pkwy	0.42mi	4/3.0 (+1)	2,084 (+4%)	14mo	$338,064	$162	55
402 N 4th St	0.36mi	3/2.5	1,700 (-15%)	8mo	$269,900	$159	52
414 N 4th St	0.36mi	3/2.5	1,700 (-15%)	8mo	$269,900	$159	52
723 Tejas Village Pkwy	0.62mi	4/3.0 (+1)	2,084 (+4%)	8mo	$315,773	$152	51

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: 7.8%
• Equity multiple: 1.48×
• Total profit: $36,668
• Equity at exit: $141,899

10-year hold

• IRR: 9.9%
• Equity multiple: 2.68×
• Total profit: $129,589
• Equity at exit: $234,081

Cash invested: $77,000 (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: 10.7×

Monthly cashflow live

• Estimated rent: $2,134 medium
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $-214

Break-even live

Break-even rent $2,406

Max offer price $243,999

Occupancy floor —

Sensitivity live

Price	-10% $-24	-5% $-119	+0% $-214	+5% $-309	+10% $-404
Rent	-10% $-383	-5% $-299	+0% $-214	+5% $-130	+10% $-46
Rate	-1.0pp $-76	-0.5pp $-144	base $-214	+0.5pp $-285	+1.0pp $-358

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: $68,750
• Closing costs: $8,250
• 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	26d	1	0.09mi
402 N 4th St Beasley, TX	3.0	2.5	1700	$3,750	$2.21	0d	1	0.36mi

Listing history 16 events

1. 2026-06-21
   days on market $275,000 Active 74 DOM
2. 2026-06-18
   days on market $275,000 Active 71 DOM
3. 2026-06-17
   days on market $275,000 Active 70 DOM
4. 2026-06-16
   days on market $275,000 Active 69 DOM
5. 2026-06-15
   days on market $275,000 Active 68 DOM
6. 2026-06-13
   pricedays on market $275,000 Active 66 DOM
7. 2026-06-10
   days on market $265,000 Active 62 DOM
8. 2026-06-08
   days on market $265,000 Active 61 DOM
9. 2026-06-07
   days on market $265,000 Active 60 DOM
10. 2026-06-04
    days on market $265,000 Active 57 DOM
11. 2026-06-03
    days on market $265,000 Active 56 DOM
12. 2026-06-02
    days on market $265,000 Active 55 DOM
13. 2026-06-01
    days on market $265,000 Active 54 DOM
14. 2026-05-31
    days on market $265,000 Active 53 DOM
15. 2026-05-19
    price $265,000 658-char remark

    Show marketing remark (658 chars)

    Quiet community found in the city of Beasley, Texas. No HOA, no MUD fees, and a very Low Tax rate. This property has a 10-foot ceiling on the first floor and a 9-foot-ceiling on the second floor, where you can walk out onto the balcony and enjoy the view. It also has a custom-made shower in an oversized primary bedroom. Other specialty features of this home includes a 14-piers (12 x 12 x 36) support system beneath the foundation, granite countertops throughout, walk-in closets, ample cabinet space, and an open floor plan to maximize the living space. 219 S 7th St is a must-see home, 5 minutes from Brazos Town Center and 30 seconds from Hwy I-69/59 S.

16. 2026-04-08
    listed $275,000 Active 658-char remark

    Show marketing remark (658 chars)

    Quiet community found in the city of Beasley, Texas. No HOA, no MUD fees, and a very Low Tax rate. This property has a 10-foot ceiling on the first floor and a 9-foot-ceiling on the second floor, where you can walk out onto the balcony and enjoy the view. It also has a custom-made shower in an oversized primary bedroom. Other specialty features of this home includes a 14-piers (12 x 12 x 36) support system beneath the foundation, granite countertops throughout, walk-in closets, ample cabinet space, and an open floor plan to maximize the living space. 219 S 7th St is a must-see home, 5 minutes from Brazos Town Center and 30 seconds from Hwy I-69/59 S.

ⓘ 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: $25,614
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,049
• − Management: −$2,049
• − Depreciation: −$8,000
• Taxable loss: −$7,389
• Est. tax savings @ 24.0%: +$1,773
• After-tax cash flow: $-798/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 · 12 photos

Good 80/100 Cosmetic rehab

This home is in excellent condition with modern finishes and a good curb appeal, making it a great investment.

Value-add opportunities

• Both landscaping — improves curb appeal and adds value
• Both smart home integration — enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — improves curb appeal and adds value ↑
• Both smart home integration — enhances convenience and marketability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-3.6% since first listed

2 events — show timeline

• 2026-05-19 Price Changed $265,000 HARMLS
• 2026-04-08 Listed $275,000 HARMLS