Is 111 Tejas Village Pkwy in Beasley, TX a good investment?

CashFlowRE grades it C- with a 6.4% cap rate and $31/mo modeled cash flow at a $247,000 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 111 Tejas Village Pkwy?

The modeled cap rate is 6.4% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,342/month, from CashFlowRE's rent model.

C- Composite 54.36

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 +14.0/30.0
ARV discount +11.6/15.0
Appreciation +7.1/10.0
1% rule +4.5/10.0
DSCR +4.2/10.0
Condition / age +4.0/5.0
Schools +3.6/10.0
Livability +2.9/5.0
Rent growth +2.5/5.0

$247,000

111 Tejas Village Pkwy · Beasley, TX 77417

3 bd · 2.0 ba · 1,673 sqft · SingleFamily public records · 55 Days on market

Built 2022 Good condition 8,712 sqft lot Garage $148/sqft · 15% below area Est $272k · 9% under

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

Welcome to Tejas Village in Beasley, Texas! This beautiful recent construction (2022) home offers the perfect blend of modern comfort and small-town charm. Featuring an open-concept layout, spacious living areas, and stylish finishes throughout, this home is designed for both everyday living and entertaining. The well-appointed kitchen flows seamlessly into the dining and family rooms, creating a bright and inviting gathering space. The private primary suite offers a relaxing retreat with a generous walk-in closet and ensuite bath. Additional bedrooms provide flexibility for family, guests, a home office, or hobby space. Located in the growing Tejas Village community, residents enjoy peaceful surroundings while remaining just minutes from Rosenberg, Sugar Land, and major Houston-area employment centers. The neighborhood is zoned to the highly regarded Lamar Consolidated Independent School District and offers easy access to FM 1875 and nearby shopping, dining, and recreation. Energy-efficient construction, modern floor plans, and thoughtful design make this an exceptional opportunity to own a brand-new home in Fort Bend County. Open to assumption of current home loan at %5.5 with 26.5 years remaining.

Key facts

Serene neighborhood
8,712 sq ft lot
2 garage spots

What this means for you Summary

Snapshot

This is a 3-bed/2.0-bath single-family listed at $247k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $31 ($375/yr) — positive.
The deal already cash-flows at list — no discount required.
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (5.2% below list).
Recommended offer: $234k (5.2% 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: 303 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).
At $2,342/mo this rent would consume 46% of the median local household income ($61k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

In year one you build about $12k of equity ($2k loan paydown + $10k 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 $69k cash investment doubles in ~5 years — after that, you're playing with house money.
By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

It's been on market 55 days — a 3% lower offer ($240k) is reasonable based on typical stale-listing flexibility.
2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $234,239 (5.2% below list)

Questions for the listing agent

It's been on market 55 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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.
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.
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: 0.95% ✗
Cap rate: 6.44%
Cash-on-cash: 0.54%
DSCR: 1.02
GRM: 8.8

CMA / ARV

ARV (median comp): $271,876
List price: $247,000
Delta: -9.15%
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
8019 Barret Travis Ct	0.14mi	4/2.0 (+1)	1,603 (-4%)	2mo	$229,000	$143	80
422 N 4th St	0.43mi	3/2.5	1,700 (+2%)	6mo	$249,999	$147	71
418 N 4th St	0.43mi	3/2.5	1,700 (+2%)	6mo	$249,999	$147	71
402 N 4th St	0.43mi	3/2.5	1,700 (+2%)	11mo	$269,900	$159	66
414 N 4th St	0.43mi	3/2.5	1,700 (+2%)	11mo	$269,900	$159	66
8015 Jim Bowie Ct	0.20mi	4/2.0 (+1)	1,535 (-8%)	9mo	$288,103	$188	64
8015 Alamo Ct	0.27mi	4/2.0 (+1)	1,535 (-8%)	13mo	$278,843	$182	58
8014 Jim Bowie Ct	0.23mi	3/2.0	1,840 (+10%)	18mo	$372,000	$202	58
215 N 8th St N	0.14mi	3/2.0	1,467 (-12%)	23mo	$295,000	$201	54
8010 Alamo Ct	0.29mi	3/2.5	1,880 (+12%)	23mo	$299,599	$159	45
210 S 2nd St	0.52mi	3/1.0	1,500 (-10%)	22mo	$180,000	$120	37
7025 Loop 540	0.63mi	4/2.0 (+1)	1,517 (-9%)	19mo	$220,000	$145	34

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: 11.2%
Equity multiple: 1.68×
Total profit: $47,257
Equity at exit: $127,451

10-year hold

IRR: 12.8%
Equity multiple: 3.13×
Total profit: $147,520
Equity at exit: $210,247

Cash invested: $69,160 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now: 14 active · 5 under contract
Months of supply: 12.0 mo (8%/mo absorbed)
Median asking: $273,990 ($152/sqft)
Median days on market: 160 d
This list price: 14% of active listings are priced below it
ARV vs active asking: +6.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77417

Home prices YoY: 1.2%
Active inventory: 303
Price-to-rent: 8.8×

Monthly cashflow live

Estimated rent: $2,342 medium interval (Pro) →
Mortgage (P&I): −$1,295
Tax from tax record: −$421 /mo · $5,052/yr
Insurance: −$103
HOA: −$0
Lot rent: −$0
Vacancy / Maint / Mgmt: −$492
Net cashflow: $31

Break-even live

Break-even rent $2,303

Max offer price $247,000

Occupancy floor 94%

Sensitivity live

Price	-10% $171	-5% $101	+0% $31	+5% $-39	+10% $-109
Rent	-10% $-154	-5% $-61	+0% $31	+5% $124	+10% $216
Rate	-1.0pp $156	-0.5pp $94	base $31	+0.5pp $-33	+1.0pp $-98

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: $61,750
Closing costs: $7,410
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

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	120d	1	0.21mi
402 N 4th St Beasley, TX	3.0	2.5	1700	$3,750	$2.21	9d	1	0.43mi

Property features AI

Finance

HOA & community: Tejas Village HOA (association present)

Exterior

Parking: Attached garage with 2 spaces
Utilities: Public waterPublic sewer
Home design: Residential propertyBuilt in 2022Slab foundationComposition roof
Construction: Brick and wood siding construction
Exterior features: Subdivision lot

Interior

Kitchen: Kitchen on the first floor (approx. 10 x 15)
Bedrooms: Primary bedroom on the first floor (approx. 14.5 x 13.6)One bedroom on the second floor (approx. 10.2 x 10.2)One bedroom on the third floor (approx. 10.2 x 10.2)
Bathrooms: Two full bathrooms
Heating & cooling: Central electric heatingCentral air conditioning (electric)
Interior features: Seven total rooms

Listing history 50 events

2026-09-23

days on market $247,000 Active 55 DOM
2026-09-22

days on market $247,000 Active 54 DOM
2026-09-21

days on market $247,000 Active 53 DOM
2026-09-20

days on market $247,000 Active 52 DOM
2026-09-18

days on market $247,000 Active 50 DOM
2026-09-17

days on market $247,000 Active 49 DOM
2026-09-16

days on market $247,000 Active 48 DOM
2026-09-15

days on market $247,000 Active 47 DOM
2026-09-14

days on market $247,000 Active 46 DOM
2026-09-13

days on market $247,000 Active 45 DOM
2026-09-12

days on market $247,000 Active 44 DOM
2026-09-11

days on market $247,000 Active 43 DOM
2026-09-05

days on market $247,000 Active 37 DOM
2026-09-04

days on market $247,000 Active 36 DOM
2026-09-02

days on market $247,000 Active 34 DOM
2026-08-31

days on market $247,000 Active 32 DOM
2026-08-29

days on market $247,000 Active 30 DOM
2026-08-28

days on market $247,000 Active 29 DOM
2026-08-27

days on market $247,000 Active 28 DOM
2026-08-26

days on market $247,000 Active 27 DOM
2026-08-25

days on market $247,000 Active 26 DOM
2026-08-24

days on market $247,000 Active 25 DOM
2026-08-23

days on market $247,000 Active 24 DOM
2026-08-22

days on market $247,000 Active 23 DOM
2026-08-21

days on market $247,000 Active 22 DOM
2026-08-20

days on market $247,000 Active 21 DOM
2026-08-19

days on market $247,000 Active 20 DOM
2026-08-18

days on market $247,000 Active 19 DOM
2026-08-17

days on market $247,000 Active 18 DOM
2026-08-16

days on market $247,000 Active 17 DOM
2026-08-15

days on market $247,000 Active 16 DOM
2026-08-14

days on market $247,000 Active 15 DOM
2026-08-13

days on market $247,000 Active 14 DOM
2026-08-12

days on market $247,000 Active 13 DOM
2026-08-11

days on market $247,000 Active 12 DOM
2026-08-10

days on market $247,000 Active 11 DOM
2026-08-09

days on market $247,000 Active 10 DOM
2026-08-08

days on market $247,000 Active 9 DOM
2026-08-06

days on market $247,000 Active 7 DOM
2026-08-05

days on market $247,000 Active 6 DOM
2026-08-04

days on market $247,000 Active 5 DOM
2026-08-03

days on market $247,000 Active 4 DOM
2026-07-31

days on marketlisting id $247,000 Active 1 DOM
2026-07-30

days on market $247,000 Active 55 DOM
2026-07-28

days on market $247,000 Active 54 DOM
2026-07-26

days on market $247,000 Active 52 DOM
2026-07-24

days on market $247,000 Active 50 DOM
2026-07-23

days on market $247,000 Active 49 DOM
2026-07-22

days on market $247,000 Active 48 DOM
2026-07-21

days on market $247,000 Active 47 DOM

ⓘ 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: $5,052 · $421/mo
Projected year-2 tax: $5,052 · $421/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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $28,109
− Mortgage interest: −$13,836
− Property taxes: −$5,052
− Insurance: −$1,235
− Repairs & maintenance: −$2,249
− Management: −$2,249
− Depreciation: −$7,185
Taxable loss: −$3,697

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$887
After-tax cash flow: $1,263/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 Est. rehab $8,365–$25,095 screening

This recently constructed home in Tejas Village, Beasley, Texas, offers a good condition with modern finishes and a good layout. It is move-in ready with minor cosmetic updates that can significantly increase its value.

Value-add opportunities

Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics. ↑
Both Updating the flooring in the bedrooms — Carpet can be replaced with hardwood or tile for a more modern and durable look. ↑
Both Upgrading the kitchen appliances — Modern appliances can improve the functionality and appeal of the kitchen. ↑
Both Adding smart home features — Smart home features can increase convenience and add value to the home. ↑
Both Landscaping improvements — Enhanced landscaping can improve curb appeal and add value to the home. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 36/100

Zoned Schools

Elementary Beasley El F TX #1,995/4,322 Nat'l #23,081/41,679 High B F Terry H S F TX #888/1,632 Nat'l #8,937/17,239

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

D Composite livability gradescore 57/100

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
County: Fort Bend · 1,004,526 people
Metro: Houston-Pasadena-The Woodlands, TX
Population (ZIP): 3,232
Household income: $60,809
Rent vs Own: 32.2% rent · 67.8% own
Severe rent burden: 8% of renters

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
#8 Exxon Mobil Spring $349.6B #16 Chevron Houston $202.8B #28 Phillips 66 Houston $145.5B #34 Valero Energy San Antonio $124.0B #53 Energy Transfer Dallas $82.7B #75 ConocoPhillips Houston $57.0B #78 Enterprise Products Partners Houston $56.2B #92 Plains GP Holdings Houston $50.1B #134 HF Sinclair Dallas $29.6B #142 Occidental Petroleum Houston $26.3B #173 Targa Resources Houston $19.4B #188 Cheniere Energy Houston $17.6B #239 Kinder Morgan Houston $15.3B #419 APA Corporation Houston $8.6B #393 Cabot Oil & Gas Houston $7.9B #455 Coterra Energy Houston $5.8B
Technology	5	$198B
#44 Dell Technologies Round Rock $95.6B #87 Oracle Austin $53.0B #132 Hewlett Packard Enterprise Spring $30.1B #193 Texas Instruments Dallas $16.3B #406 Match Group Dallas $3.4B
Engineering / Construction	4	$72B
#228 Quanta Services Houston $23.7B #258 Jacobs Solutions Dallas $16.3B #318 AECOM Dallas $16.1B #279 Fluor Irving $16.1B
Energy Services	3	$60B
#136 Baker Hughes Houston $28.5B #154 Halliburton Houston $23.1B #368 Smith International Houston $8.4B
Utilities	3	$41B
#194 Vistra Irving $16.3B #211 NRG Energy Houston $15.4B #259 CenterPoint Energy Houston $9.4B
Healthcare	2	$330B
#9 McKesson Irving $309.0B #163 Tenet Healthcare Dallas $20.6B

Price history

+0.0% since first listed

2 events — show timeline

2026-07-30 Listed $247,000 HARMLS
2026-06-04 Listed $247,000 ForSaleByOwner.com

Property tax history

+128.9%/yr

Latest (2025): $5,052 · -12.6% YoY. Source: county tax records.

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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