7440 Avenue E · Beasley, TX 77417

$289,000

4 bd · 2.5 ba · 1,986 sqft · SingleFamily · 111 Days on market

Built 2025 Good condition 6,534 sqft lot $146/sqft · 18% above area Est $244k · 18% over ↓ 26% 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 +19.1/30.0
• Appreciation +7.1/10.0
• DSCR +6.0/10.0
• 1% rule +5.1/10.0
• Schools +4.6/10.0
• Condition / age +4.0/5.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Experience Modern Elegance In This Beautifully Crafted Home Featuring 4 Bedrooms And 2.5 Bathrooms. The Open Floor Plan Showcases A Stunning Quartz Waterfall Island, Gas Range, Custom Cabinets, And Luxurious Vinyl Flooring Throughout. Natural Light And Soaring Ceilings Create An Inviting, Airy Atmosphere. Crafted By A Premier Luxury Builder, This Home Combines Quality And Style. Built With 6-inch Stud Walls For Exceptional Insulation And Soundproofing, A Pile Foundation, Solid Core Doors, And High-End Finishes. The Primary Suite Offers Dual Vanities, A Spacious Tiled Shower, And A Generous Walk-In Closet. Jack-And-Jill Bedrooms Include Private Closets, Adding Convenience And Privacy For Family And Guests. Enjoy Outdoor Living With A Covered Patio, 2-Car Garage, And No HOA Fees! Located Near Hwy 59 For Easy Access To Shopping And Dining. The Standout Home In The Neighborhood—Move-In Ready!

Key facts

• Custom cabinets
• Vinyl flooring
• Natural light

Tags

• QUARTZ WATERFALL ISLAND
• GAS RANGE
• CUSTOM CABINETS
• VINYL FLOORING
• NATURAL LIGHT
• SOARING CEILINGS

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $289k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $289k).
• Recommended offer: $263k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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 $14k of equity ($2k loan paydown + $12k 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 $81k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $36k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: 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 $262,990 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.01% ✓
• Cap rate: 7.56%
• Cash-on-cash: 4.51%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (median comp): $244,095
• List price: $289,000
• Delta: 18.40%
• Verdict: OVERPRICED
• 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	0.40mi	4/2.5	2,049 (+3%)	2mo	$304,503	$149	75
823 Tejas Village Pkwy	0.64mi	4/2.5	2,049 (+3%)	1mo	$324,916	$159	64
430 Tejas Village Pkwy	0.41mi	4/3.0	2,125 (+7%)	4mo	$343,003	$161	64
518 Tejas Village Pkwy	0.44mi	4/3.0	2,084 (+5%)	7mo	$346,229	$166	64
506 Tejas Village Pkwy	0.42mi	4/3.0	2,084 (+5%)	9mo	$340,858	$164	63
422 N 4th St	0.17mi	3/2.5 (-1)	1,700 (-14%)	2mo	$249,999	$147	61
418 N 4th St	0.17mi	3/2.5 (-1)	1,700 (-14%)	2mo	$249,999	$147	61
8011 Alamo Ct	0.49mi	4/2.5	2,049 (+3%)	15mo	$318,266	$155	60
426 Tejas Village Pkwy	0.40mi	4/3.0	2,084 (+5%)	14mo	$338,064	$162	59
402 N 4th St	0.17mi	3/2.5 (-1)	1,700 (-14%)	8mo	$269,900	$159	57
414 N 4th St	0.17mi	3/2.5 (-1)	1,700 (-14%)	8mo	$269,900	$159	57
723 Tejas Village Pkwy	0.58mi	4/3.0	2,084 (+5%)	8mo	$315,773	$152	56

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: 14.7%
• Equity multiple: 1.89×
• Total profit: $72,265
• Equity at exit: $149,123

10-year hold

• IRR: 15.7%
• Equity multiple: 3.58×
• Total profit: $209,019
• Equity at exit: $245,998

Cash invested: $80,920 (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: 8.3×

Monthly cashflow live

• Estimated rent: $2,913 medium
• Mortgage (P&I): −$1,516
• Tax est. 1.5%: −$361 /mo · $4,335/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$612
• Net cashflow: $304

Break-even live

Break-even rent $2,528

Max offer price $289,000

Occupancy floor 85%

Sensitivity live

Price	-10% $504	-5% $404	+0% $304	+5% $204	+10% $105
Rent	-10% $74	-5% $189	+0% $304	+5% $419	+10% $534
Rate	-1.0pp $450	-0.5pp $378	base $304	+0.5pp $229	+1.0pp $153

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: $72,250
• Closing costs: $8,670
• 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	2d	1	0.16mi
119 S 8th St Beasley, TX	3.0	2.0	1680	$1,680	$1.00	25d	1	0.23mi

Listing history 30 events

1. 2026-06-18
   days on market $289,000 Active 111 DOM
2. 2026-06-17
   days on market $289,000 Active 110 DOM
3. 2026-06-16
   days on market $289,000 Active 109 DOM
4. 2026-06-15
   days on market $289,000 Active 108 DOM
5. 2026-06-13
   days on market $289,000 Active 106 DOM
6. 2026-06-10
   days on market $289,000 Active 102 DOM
7. 2026-06-08
   days on market $289,000 Active 101 DOM
8. 2026-06-07
   days on market $289,000 Active 100 DOM
9. 2026-06-04
   days on market $289,000 Active 97 DOM
10. 2026-06-03
    days on market $289,000 Active 96 DOM
11. 2026-06-02
    days on market $289,000 Active 95 DOM
12. 2026-06-01
    days on market $289,000 Active 94 DOM
13. 2026-05-31
    days on market $289,000 Active 93 DOM
14. 2026-04-30
    price $289,000 910-char remark

    Show marketing remark (910 chars)

    Experience Modern Elegance In This Beautifully Crafted Home Featuring 4 Bedrooms And 2.5 Bathrooms. The Open Floor Plan Showcases A Stunning Quartz Waterfall Island, Gas Range, Custom Cabinets, And Luxurious Vinyl Flooring Throughout. Natural Light And Soaring Ceilings Create An Inviting, Airy Atmosphere. Crafted By A Premier Luxury Builder, This Home Combines Quality And Style. Built With 6-inch Stud Walls For Exceptional Insulation And Soundproofing, A Pile Foundation, Solid Core Doors, And High-End Finishes. The Primary Suite Offers Dual Vanities, A Spacious Tiled Shower, And A Generous Walk-In Closet. Jack-And-Jill Bedrooms Include Private Closets, Adding Convenience And Privacy For Family And Guests. Enjoy Outdoor Living With A Covered Patio, 2-Car Garage, And No HOA Fees! Located Near Hwy 59 For Easy Access To Shopping And Dining. The Standout Home In The Neighborhood—Move-In Ready!

15. 2026-03-27
    price $300,000 910-char remark

    Show marketing remark (910 chars)

    Experience Modern Elegance In This Beautifully Crafted Home Featuring 4 Bedrooms And 2.5 Bathrooms. The Open Floor Plan Showcases A Stunning Quartz Waterfall Island, Gas Range, Custom Cabinets, And Luxurious Vinyl Flooring Throughout. Natural Light And Soaring Ceilings Create An Inviting, Airy Atmosphere. Crafted By A Premier Luxury Builder, This Home Combines Quality And Style. Built With 6-inch Stud Walls For Exceptional Insulation And Soundproofing, A Pile Foundation, Solid Core Doors, And High-End Finishes. The Primary Suite Offers Dual Vanities, A Spacious Tiled Shower, And A Generous Walk-In Closet. Jack-And-Jill Bedrooms Include Private Closets, Adding Convenience And Privacy For Family And Guests. Enjoy Outdoor Living With A Covered Patio, 2-Car Garage, And No HOA Fees! Located Near Hwy 59 For Easy Access To Shopping And Dining. The Standout Home In The Neighborhood—Move-In Ready!

16. 2026-03-12
    price $315,000 910-char remark

    Show marketing remark (910 chars)

    Experience Modern Elegance In This Beautifully Crafted Home Featuring 4 Bedrooms And 2.5 Bathrooms. The Open Floor Plan Showcases A Stunning Quartz Waterfall Island, Gas Range, Custom Cabinets, And Luxurious Vinyl Flooring Throughout. Natural Light And Soaring Ceilings Create An Inviting, Airy Atmosphere. Crafted By A Premier Luxury Builder, This Home Combines Quality And Style. Built With 6-inch Stud Walls For Exceptional Insulation And Soundproofing, A Pile Foundation, Solid Core Doors, And High-End Finishes. The Primary Suite Offers Dual Vanities, A Spacious Tiled Shower, And A Generous Walk-In Closet. Jack-And-Jill Bedrooms Include Private Closets, Adding Convenience And Privacy For Family And Guests. Enjoy Outdoor Living With A Covered Patio, 2-Car Garage, And No HOA Fees! Located Near Hwy 59 For Easy Access To Shopping And Dining. The Standout Home In The Neighborhood—Move-In Ready!

17. 2026-02-27
    listed $325,000 Active 910-char remark

    Show marketing remark (910 chars)

    Experience Modern Elegance In This Beautifully Crafted Home Featuring 4 Bedrooms And 2.5 Bathrooms. The Open Floor Plan Showcases A Stunning Quartz Waterfall Island, Gas Range, Custom Cabinets, And Luxurious Vinyl Flooring Throughout. Natural Light And Soaring Ceilings Create An Inviting, Airy Atmosphere. Crafted By A Premier Luxury Builder, This Home Combines Quality And Style. Built With 6-inch Stud Walls For Exceptional Insulation And Soundproofing, A Pile Foundation, Solid Core Doors, And High-End Finishes. The Primary Suite Offers Dual Vanities, A Spacious Tiled Shower, And A Generous Walk-In Closet. Jack-And-Jill Bedrooms Include Private Closets, Adding Convenience And Privacy For Family And Guests. Enjoy Outdoor Living With A Covered Patio, 2-Car Garage, And No HOA Fees! Located Near Hwy 59 For Easy Access To Shopping And Dining. The Standout Home In The Neighborhood—Move-In Ready!

18. 2026-02-17
    historical
19. 2026-01-27
    price $340,000
20. 2025-12-05
    status Active
21. 2025-12-04
    price $344,000
22. 2025-12-04
    status Active
23. 2025-12-04
    historical
24. 2025-07-23
    status Pending
25. 2025-06-05
    listed $349,999 Active
26. 2025-05-31
    historical
27. 2025-03-15
    price $369,900
28. 2025-02-06
    listed $379,900 Active
29. 2024-11-11
    historical
30. 2024-07-20
    listed $389,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $34,960
• − Mortgage interest: −$16,188
• − Property taxes: −$4,335
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,797
• − Management: −$2,797
• − Depreciation: −$8,407
• Taxable loss: −$1,010
• Est. tax savings @ 24.0%: +$242
• After-tax cash flow: $3,894/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 · 13 photos

Good 80/100 Cosmetic rehab

This home is in good condition with a good condition score of 80. It has a good kitchen, bathrooms, and exterior. The home is move-in ready with minor cosmetic updates needed to enhance its curb appeal and rental value.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal
• Both Landscaping — Improves curb appeal and enhances property value
• Rental Replace ceiling fans — Modernizes the space and improves air circulation

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal ↑
• Both Landscaping — Improves curb appeal and enhances property value ↑
• Rental Replace ceiling fans — Modernizes the space and improves air circulation ↑

ⓘ 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

-25.9% since first listed

17 events — show timeline

• 2026-04-30 Price Changed $289,000 HARMLS
• 2026-03-27 Price Changed $300,000 HARMLS
• 2026-03-12 Price Changed $315,000 HARMLS
• 2026-02-27 Listed $325,000 HARMLS
• 2026-02-17 Listing Removed — HARMLS
• 2026-01-27 Price Changed $340,000 HARMLS
• 2025-12-05 Relisted — HARMLS
• 2025-12-04 Price Changed $344,000 HARMLS
• 2025-12-04 Relisted — HARMLS
• 2025-12-04 Listing Removed — HARMLS
• 2025-07-23 Pending — HARMLS
• 2025-06-05 Listed $349,999 HARMLS
• 2025-05-31 Listing Removed — HARMLS
• 2025-03-15 Price Changed $369,900 HARMLS
• 2025-02-06 Listed $379,900 HARMLS
• 2024-11-11 Listing Removed — HARMLS
• 2024-07-20 Listed $389,900 HARMLS