8006 Alamo Ct · Beasley, TX 77417

$354,171

4 bd · 3.0 ba · 2,084 sqft · SingleFamily · 11 Days on market

Built 2026 Est $331k · 7% over $33/mo HOA · 1% of rent

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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 +8.1/30.0
• Appreciation +7.1/10.0
• Schools +4.6/10.0
• ARV discount +4.4/15.0
• Livability +2.9/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0

Listing remarks

The Matagorda is a four-bedroom, three-bath floorplan that offers 2,084 square feet. The large living area with soaring ceilings offering plenty of room for relaxation and entertaining. The owner's retreat is a private sanctuary, featuring a spacious bathroom and a generous walk-in closet. A second bedroom downstairs offers flexibility as a nursery, study or guest space, while an upstairs game room provides an additional space to enjoy. Located just minutes from Rosenberg in Fort Bend County and zoned to Lamar Consolidated School District, Tejas Village provides an opportunity for families and individuals to thrive in the Southwest Houston area. With its convenient location near FM 1875, re

Key facts

• Large living area
• Owner's retreat
• Spacious bathroom

Tags

• LARGE LIVING AREA
• OWNER'S RETREAT
• SPACIOUS BATHROOM
• GENEROUS WALK-IN CLOSET
• UPSTAIRS GAME ROOM
• CONVENIENT LOCATION

Property features AI

Finance

• Financial info: List price available (details withheld in amenities input)

Exterior

• Parking: 2-car garage; 2 total parking spaces
• Utilities: Natural gas; Central air
• Home design: Spec home (Plan: Matagorda)
• Construction: New construction (spec); Built 2026 (listing year)
• Exterior features: Single-family property; Living area approximately 2,084

Interior

• Kitchen: Includes standard kitchen appliances (per spec)
• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Open floor plan (spec home plan: Matagorda)
• Laundry & utility: Laundry area (details not specified)

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $354k.

Deal economics

• At list price, monthly cash flow is $-343 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $304k (14.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $271k (23.6% below list).
• Recommended offer: $271k (23.6% 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 $17k of equity ($2k loan paydown + $15k 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 ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $270,531 (23.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 0.76% ✗
• Cap rate: 5.13%
• Cash-on-cash: -4.16%
• DSCR: 0.82
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $331,356
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
518 Tejas Village Pkwy	0.05mi	4/3.0	2,084 (0%)	7mo	$346,229	$166	92
506 Tejas Village Pkwy	0.07mi	4/3.0	2,084 (0%)	9mo	$340,858	$164	89
430 Tejas Village Pkwy	0.09mi	4/3.0	2,125 (+2%)	4mo	$343,003	$161	89
422 Tejas Village Pkwy	0.11mi	4/2.5	2,049 (-2%)	2mo	$304,503	$149	89
723 Tejas Village Pkwy	0.11mi	4/3.0	2,084 (0%)	8mo	$315,773	$152	89
823 Tejas Village Pkwy	0.17mi	4/2.5	2,049 (-2%)	1mo	$324,916	$159	86
426 Tejas Village Pkwy	0.10mi	4/3.0	2,084 (0%)	14mo	$338,064	$162	84
8011 Alamo Ct	0.02mi	4/2.5	2,049 (-2%)	15mo	$318,266	$155	82
8031 Goliad Way	0.08mi	4/3.0	2,084 (0%)	20mo	$307,051	$147	80
8010 Alamo Ct	0.01mi	3/2.5 (-1)	1,880 (-10%)	20mo	$299,599	$159	60
8027 Goliad Way	0.07mi	3/2.5 (-1)	1,880 (-10%)	21mo	$315,770	$168	56
7225 Avenue C	0.54mi	3/3.0 (-1)	1,968 (-6%)	17mo	$219,000	$111	46

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: 7.1%
• Equity multiple: 1.43×
• Total profit: $42,946
• Equity at exit: $182,751

10-year hold

• IRR: 9.4%
• Equity multiple: 2.59×
• Total profit: $157,717
• Equity at exit: $301,472

Cash invested: $99,168 (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: 10.9×

Monthly cashflow live

• Estimated rent: $2,705 medium
• Mortgage (P&I): −$1,857
• Tax est. 1.5%: −$443 /mo · $5,313/yr
• Insurance: −$148
• HOA: −$33
• Vacancy / Maint / Mgmt: −$568
• Net cashflow: $-343

Break-even live

Break-even rent $3,140

Max offer price $304,480

Occupancy floor —

Sensitivity live

Price	-10% $-99	-5% $-221	+0% $-343	+5% $-466	+10% $-588
Rent	-10% $-557	-5% $-450	+0% $-343	+5% $-237	+10% $-130
Rate	-1.0pp $-165	-0.5pp $-253	base $-343	+0.5pp $-435	+1.0pp $-529

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: $88,543
• Closing costs: $10,625
• 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	0.44mi
402 N 4th St Beasley, TX	3.0	2.5	1700	$3,750	$2.21	0d	1	0.45mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 14 events

1. 2026-06-21
   days on market $354,171 Active 11 DOM
2. 2026-06-18
   days on market $354,171 Active 8 DOM
3. 2026-06-17
   days on market $354,171 Active 7 DOM
4. 2026-06-16
   days on market $354,171 Active 6 DOM
5. 2026-06-15
   days on market $354,171 Active 5 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   days on marketlisting id $354,171 Active 3 DOM
8. 2026-06-10
   days on market $354,171 Active 10 DOM
9. 2026-06-08
   days on market $354,171 Active 9 DOM
10. 2026-06-07
    days on market $354,171 Active 8 DOM
11. 2026-06-04
    days on market $354,171 Active 5 DOM
12. 2026-06-03
    days on market $354,171 Active 4 DOM
13. 2026-06-02
    days on market $354,171 Active 3 DOM
14. 2026-06-01
    days on market $354,171 Active 2 DOM

ⓘ 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: $32,464
• − Mortgage interest: −$19,839
• − Property taxes: −$5,313
• − Insurance: −$1,771
• − Repairs & maintenance: −$2,597
• − Management: −$2,597
• − HOA: −$396
• − Depreciation: −$10,303
• Taxable loss: −$10,352
• Est. tax savings @ 24.0%: +$2,485
• After-tax cash flow: $-1,636/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