119 S 8th St · Beasley, TX 77417

$185,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 5 Days on market

Built 2018 0.30 ac lot

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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 +22.5/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• Appreciation +7.1/10.0
• 1% rule +6.5/10.0
• 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

A wonderful and inviting 2 bedroom, 1 bath, and 1 car detached garage home with great potential and plenty of country perks. This home offers lots of natural light and plenty of land in a quiet country setting. Ceramic tile throughout entire house, tile countertops and tile backsplash. Lots of mature and shady trees. Easy access to highway 59 to get wherever you need to go faster and easier.

Key facts

• Large 0.3-acre lot
• 0.3 acre lot
• 3 garage spots

Tags

• LARGE 0.3-ACRE LOT
• PLENTY OF OUTDOOR SPACE

Property features AI

Finance

• Financial info: Lease considered

Exterior

• Parking: Attached or detached 3-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story (all main rooms listed on first floor)
• Construction: Built in 2018; Cement siding and vinyl siding; Composition roof
• Exterior features: Cleared lot

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Three bedrooms on the first floor (two are 12 x 10, primary bedroom 12 x 12)
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: 5 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Cap rate 8.3% 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 $9k of equity ($1k loan paydown + $8k 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 $52k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 20y ago; this cycle's ask is 10912% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $185,000

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: 1.15% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.20%
• DSCR: 1.32
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.1%
• Equity multiple: 2.04×
• Total profit: $53,695
• Equity at exit: $95,460

10-year hold

• IRR: 17.8%
• Equity multiple: 3.90×
• Total profit: $150,013
• Equity at exit: $157,473

Cash invested: $51,800 (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: $2,124 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$320 /mo · $3,839/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $311

Break-even live

Break-even rent $1,731

Max offer price $185,000

Occupancy floor 80%

Sensitivity live

Price	-10% $415	-5% $363	+0% $311	+5% $258	+10% $206
Rent	-10% $143	-5% $227	+0% $311	+5% $395	+10% $478
Rate	-1.0pp $404	-0.5pp $358	base $311	+0.5pp $263	+1.0pp $214

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: $46,250
• Closing costs: $5,550
• 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	25d	1	0.03mi
402 N 4th St Beasley, TX	3.0	2.5	1700	$3,750	$2.21	0d	1	0.36mi

Listing history 16 events

1. 2026-05-20
   listed $1,680
2. 2026-05-18
   listed $185,000 Active
3. 2026-04-10
   historical $1,680
4. 2026-04-04
   listed $1,680
5. 2024-10-11
   soldstatus
6. 2014-02-03
   soldstatus Sold 394-char remark

   Show marketing remark (394 chars)

   A wonderful and inviting 2 bedroom, 1 bath, and 1 car detached garage home with great potential and plenty of country perks. This home offers lots of natural light and plenty of land in a quiet country setting. Ceramic tile throughout entire house, tile countertops and tile backsplash. Lots of mature and shady trees. Easy access to highway 59 to get wherever you need to go faster and easier.

7. 2013-12-11
   status Pending 394-char remark

   Show marketing remark (394 chars)

   A wonderful and inviting 2 bedroom, 1 bath, and 1 car detached garage home with great potential and plenty of country perks. This home offers lots of natural light and plenty of land in a quiet country setting. Ceramic tile throughout entire house, tile countertops and tile backsplash. Lots of mature and shady trees. Easy access to highway 59 to get wherever you need to go faster and easier.

8. 2013-12-05
   status Active 394-char remark

   Show marketing remark (394 chars)

   A wonderful and inviting 2 bedroom, 1 bath, and 1 car detached garage home with great potential and plenty of country perks. This home offers lots of natural light and plenty of land in a quiet country setting. Ceramic tile throughout entire house, tile countertops and tile backsplash. Lots of mature and shady trees. Easy access to highway 59 to get wherever you need to go faster and easier.

9. 2013-10-25
   status Pending 394-char remark

   Show marketing remark (394 chars)

   A wonderful and inviting 2 bedroom, 1 bath, and 1 car detached garage home with great potential and plenty of country perks. This home offers lots of natural light and plenty of land in a quiet country setting. Ceramic tile throughout entire house, tile countertops and tile backsplash. Lots of mature and shady trees. Easy access to highway 59 to get wherever you need to go faster and easier.

10. 2013-10-04
    listed $45,000 Active 394-char remark

    Show marketing remark (394 chars)

    A wonderful and inviting 2 bedroom, 1 bath, and 1 car detached garage home with great potential and plenty of country perks. This home offers lots of natural light and plenty of land in a quiet country setting. Ceramic tile throughout entire house, tile countertops and tile backsplash. Lots of mature and shady trees. Easy access to highway 59 to get wherever you need to go faster and easier.

11. 2010-03-10
    historical
12. 2009-09-09
    listed $17,500
13. 2009-08-19
    soldstatus
14. 2006-08-17
    historical
15. 2006-03-22
    listed $70,000
16. 1993-10-21
    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: $3,839 · $320/mo
• Projected year-2 tax: $3,839 · $320/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 6/10 Major FEMA zone X (unshaded) · 70% 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: $25,485
• − Mortgage interest: −$10,363
• − Property taxes: −$3,839
• − Insurance: −$925
• − Repairs & maintenance: −$2,039
• − Management: −$2,039
• − Depreciation: −$5,382
• Taxable income: $899
• Est. tax owed @ 24.0%: −$216
• After-tax cash flow: $3,512/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

-97.6% since first listed

16 events — show timeline

• 2026-05-20 Listed for Rent $1,680 HARMLS
• 2026-05-18 Listed $185,000 HARMLS
• 2026-04-10 Rental Removed $1,680 TURBOTENANT
• 2026-04-04 Listed for Rent $1,680 TURBOTENANT
• 2024-10-11 Sold (Public Records) — Public Records
• 2014-02-03 Sold (MLS) — HARMLS
• 2013-12-11 Pending — HARMLS
• 2013-12-05 Relisted — HARMLS
• 2013-10-25 Pending — HARMLS
• 2013-10-04 Listed $45,000 HARMLS
• 2010-03-10 Listing Removed — HARMLS
• 2009-09-09 Listed $17,500 HARMLS
• 2009-08-19 Sold (Public Records) — Public Records
• 2006-08-17 Listing Removed — HARMLS
• 2006-03-22 Listed $70,000 HARMLS
• 1993-10-21 Sold (Public Records) — Public Records

Property tax history

+8.4%/yr

Latest (2025): $3,839 · +5.6% YoY. Source: county tax records.