26417 Bedias Dr · Madisonville, TX 77831

$95,000

3 bd · 2.0 ba · 1,200 sqft · SingleFamily public records · 197 Days on market

Built 1994 3.00 ac lot Est $180k · 47% under ↓ 24% since listing

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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 +22.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +6.4/10.0
• Schools +4.3/10.0
• Appreciation +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Unleash the potential of this expansive 3-acre property in Bedias, TX, a promising area between Houston and Dallas. Perfect for investors and homebuilders, this land offers endless opportunities. The current structure can be rehabbed or replaced to suit your vision of Texas living. With room to grow and future potential for buyers, this property is a blank canvas for your dreams. Whether you want to build a custom home, an RV park, a business, or to hold on to meet the demands for future growth. This is the ideal place to make your mark in a city with future potential. This property is perfect for buyers looking for space, privacy, and future potential in one of Texas's next emerging areas.

Key facts

• Future potential
• 3 acre property
• Current structure

Tags

• 3 ACRE PROPERTY
• CURRENT STRUCTURE
• CUSTOM HOME
• BLANK CANVAS
• FUTURE POTENTIAL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $36 ($433/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 1.7% in Madisonville — 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 66/100 on livability (#630 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools D-, amenities F, commute F.
• Madisonville CISD (town): math 53% / reading 50% proficiency, ranked #177 of 826 in TX (top 21%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 116 active listings in the ZIP; 110 units permitted in Grimes County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Grimes County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 197 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $18k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 197 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
7. 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.
8. 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: 8.33%
• Cash-on-cash: 7.28%
• DSCR: 1.32
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $180,000
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26353 Bedias Dr	0.06mi	3/2.0	1,200 (0%)	1mo	$179,900	$150	96
26434 County Road 131	0.33mi	3/2.0	1,200 (0%)	1mo	$95,000	$79	84
25975 Cemetery Rd	0.29mi	3/2.0	1,200 (0%)	10mo	$183,329	$153	78

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -13.6%
• Equity multiple: 0.51×
• Total profit: $-12,978
• Equity at exit: $14,165

10-year hold

• IRR: -4.5%
• Equity multiple: 0.70×
• Total profit: $-7,868
• Equity at exit: $8,214

Cash invested: $26,600 (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 77831

• Home prices YoY: -1.4%
• Active inventory: 116
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,082 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$156 /mo · $1,872/yr
• Insurance: −$40
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $36

Break-even live

Break-even rent $1,037

Max offer price $95,000

Occupancy floor 92%

Sensitivity live

Price	-10% $90	-5% $63	+0% $36	+5% $9	+10% $-18
Rent	-10% $-49	-5% $-7	+0% $36	+5% $79	+10% $122
Rate	-1.0pp $84	-0.5pp $60	base $36	+0.5pp $11	+1.0pp $-14

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $95,000 Active 197 DOM
2. 2026-06-18
   days on market $95,000 Active 196 DOM
3. 2026-06-17
   days on market $95,000 Active 195 DOM
4. 2026-06-16
   days on market $95,000 Active 194 DOM
5. 2026-06-15
   days on market $95,000 Active 193 DOM
6. 2026-06-14
   days on market $95,000 Active 191 DOM
7. 2026-06-13
   days on market $95,000 Active 190 DOM
8. 2026-06-10
   days on market $95,000 Active 188 DOM
9. 2026-06-09
   days on market $95,000 Active 187 DOM
10. 2026-06-08
    days on market $95,000 Active 186 DOM
11. 2026-06-07
    days on market $95,000 Active 185 DOM
12. 2026-06-02
    days on market $95,000 Active 180 DOM
13. 2026-06-01
    days on market $95,000 Active 179 DOM
14. 2026-05-31
    pricedays on market $95,000 Active 178 DOM
15. 2026-05-30
    days on market $112,500 Active 177 DOM
16. 2025-12-04
    listed $112,500 Active 701-char remark

    Show marketing remark (701 chars)

    Unleash the potential of this expansive 3-acre property in Bedias, TX, a promising area between Houston and Dallas. Perfect for investors and homebuilders, this land offers endless opportunities. The current structure can be rehabbed or replaced to suit your vision of Texas living. With room to grow and future potential for buyers, this property is a blank canvas for your dreams. Whether you want to build a custom home, an RV park, a business, or to hold on to meet the demands for future growth. This is the ideal place to make your mark in a city with future potential. This property is perfect for buyers looking for space, privacy, and future potential in one of Texas's next emerging areas.

17. 2025-12-02
    historical
18. 2025-06-01
    listed $115,000 Active
19. 2025-05-31
    historical
20. 2024-12-31
    historical
21. 2024-07-15
    price $120,000
22. 2024-03-18
    listed $149,000 Active
23. 2012-10-31
    soldstatus
24. 2006-05-18
    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: $1,872 · $156/mo
• Projected year-2 tax: $1,872 · $156/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 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 25 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,988
• − Mortgage interest: −$5,321
• − Property taxes: −$1,872
• − Insurance: −$1,978
• − Repairs & maintenance: −$1,039
• − Management: −$1,039
• − Depreciation: −$2,764
• Taxable loss: −$1,024
• Est. tax savings @ 24.0%: +$246
• After-tax cash flow: $679/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: Madisonville CISD
• NCES district ID: 4828710
• Math proficiency: 53% ▼ -1.00%
• Reading proficiency: 50% ▲ 7.00%
• Median HH income: $39,234
• Composite: 43.02/100
• National rank: #3102
• State rank: #177 of 826 in TX

Livability — Madisonville

• Score: 66/100
• State rank: #630
• US rank: #12063

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment B Housing A Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 7,635
• Population (ZIP): 3,163

Population outlook (Grimes County) Hauer SSP2

• Today (2025): 28,910 people
• By 2030: 29,539 · +2.2%
• By 2040: 30,648 · +6.0%
• By 2050: 31,698 · +9.6%
• By 2075: 34,351 · +18.8%
• By 2100: 33,565 · +16.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 16% Two or more races 9% Black 8%
• Hispanic origin (detail): Mexican 15% Cuban 1%
• Common ancestry: Italian 6% Iranian 3% Scottish 2%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 9%

Political lean MEDSL · Grimes

• 2024 margin: Solid R (+60.3) · D 19.5% · R 79.7%
• 2008→2024 swing: -25.9pp toward R · 2008: -34.3pp · 2024: -60.3pp
• All cycles: 2024: R+60.3 2020: R+53.2 2016: R+51.1 2012: R+44.2 2008: R+34.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.27%
• Current HPI: 240.0197
• 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

-24.5% since first listed

9 events — show timeline

• 2025-12-04 Listed $112,500 HARMLS
• 2025-12-02 Listing Removed — HARMLS
• 2025-06-01 Listed $115,000 HARMLS
• 2025-05-31 Coming Soon — HARMLS
• 2024-12-31 Listing Removed — HARMLS
• 2024-07-15 Price Changed $120,000 HARMLS
• 2024-03-18 Listed $149,000 HARMLS
• 2012-10-31 Sold (Public Records) — Public Records
• 2006-05-18 Sold (Public Records) — Public Records

Property tax history

+11.8%/yr

Latest (2025): $1,872 · +11.5% YoY. Source: county tax records.