111 Tejas Village Pkwy · Beasley, TX 77417

$240,000

3 bd · 2.0 ba · 1,673 sqft · SingleFamily public records · 101 Days on market

Built 2022 Good condition 8,712 sqft lot Garage $143/sqft · 18% below area Est $271k · 12% under

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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 +14.9/30.0
• ARV discount +12.7/15.0
• Appreciation +7.1/10.0
• 1% rule +4.8/10.0
• DSCR +4.6/10.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0

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

Tags

• WELL MAINTAINED FAÇADE
• SERENE NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $71 ($851/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 (2.4% below list).
• Recommended offer: $218k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 5.5% in Beasley — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 316 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 $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 $67k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($218k) 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 $218,400 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 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: 0.98% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.27%
• DSCR: 1.06
• GRM: 8.5

CMA / ARV

• ARV (median comp): $271,269
• List price: $240,000
• Delta: -11.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 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%)	4mo	$229,000	$143	78
422 N 4th St	0.43mi	3/2.5	1,700 (+2%)	7mo	$249,999	$147	70
418 N 4th St	0.43mi	3/2.5	1,700 (+2%)	7mo	$249,999	$147	70
402 N 4th St	0.43mi	3/2.5	1,700 (+2%)	12mo	$269,900	$159	65
414 N 4th St	0.43mi	3/2.5	1,700 (+2%)	12mo	$269,900	$159	65
8015 Jim Bowie Ct	0.20mi	4/2.0 (+1)	1,535 (-8%)	10mo	$288,103	$188	63
8015 Alamo Ct	0.27mi	4/2.0 (+1)	1,535 (-8%)	14mo	$278,843	$182	57
8014 Jim Bowie Ct	0.23mi	3/2.0	1,840 (+10%)	20mo	$372,000	$202	56
210 S 2nd St	0.52mi	3/1.0	1,500 (-10%)	23mo	$180,000	$120	35
7025 Loop 540	0.63mi	4/2.0 (+1)	1,517 (-9%)	20mo	$220,000	$145	33

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: 11.8%
• Equity multiple: 1.72×
• Total profit: $48,507
• Equity at exit: $123,840

10-year hold

• IRR: 13.3%
• Equity multiple: 3.22×
• Total profit: $148,949
• Equity at exit: $204,289

Cash invested: $67,200 (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: 17 active · 6 under contract
• Months of supply: 20.4 mo (5%/mo absorbed)
• Median asking: $260,000 ($150/sqft)
• Median days on market: 88 d
• This list price: 41% of active listings are priced below it
• ARV vs active asking: +8.0% 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: 316
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,342 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$421 /mo · $5,052/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $71

Break-even live

Break-even rent $2,253

Max offer price $240,000

Occupancy floor 92%

Sensitivity live

Price	-10% $207	-5% $139	+0% $71	+5% $3	+10% $-65
Rent	-10% $-114	-5% $-22	+0% $71	+5% $163	+10% $256
Rate	-1.0pp $192	-0.5pp $132	base $71	+0.5pp $9	+1.0pp $-55

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: $60,000
• Closing costs: $7,200
• Club membership (one-time): —
• 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	165d	1	0.21mi
402 N 4th St Beasley, TX	3.0	2.5	1700	$3,750	$2.21	55d	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

1. 2026-11-08
   days on market $240,000 Active 101 DOM
2. 2026-11-07
   days on market $240,000 Active 100 DOM
3. 2026-11-06
   days on market $240,000 Active 99 DOM
4. 2026-11-05
   days on market $240,000 Active 98 DOM
5. 2026-11-04
   days on market $240,000 Active 97 DOM
6. 2026-11-02
   days on market $240,000 Active 95 DOM
7. 2026-11-01
   days on market $240,000 Active 94 DOM
8. 2026-10-31
   days on market $240,000 Active 93 DOM
9. 2026-10-30
   days on market $240,000 Active 92 DOM
10. 2026-10-29
    days on market $240,000 Active 91 DOM
11. 2026-10-28
    days on market $240,000 Active 90 DOM
12. 2026-10-27
    days on market $240,000 Active 89 DOM
13. 2026-10-26
    days on market $240,000 Active 88 DOM
14. 2026-10-26
    days on market $240,000 Active 87 DOM
15. 2026-10-24
    days on market $240,000 Active 86 DOM
16. 2026-10-23
    days on market $240,000 Active 85 DOM
17. 2026-10-22
    days on market $240,000 Active 84 DOM
18. 2026-10-21
    days on market $240,000 Active 83 DOM
19. 2026-10-20
    days on market $240,000 Active 82 DOM
20. 2026-10-19
    days on market $240,000 Active 81 DOM
21. 2026-10-18
    days on market $240,000 Active 80 DOM
22. 2026-10-17
    days on market $240,000 Active 79 DOM
23. 2026-10-16
    days on market $240,000 Active 78 DOM
24. 2026-10-15
    days on market $240,000 Active 77 DOM
25. 2026-10-14
    days on market $240,000 Active 76 DOM
26. 2026-10-13
    days on market $240,000 Active 75 DOM
27. 2026-10-12
    days on market $240,000 Active 74 DOM
28. 2026-10-11
    days on market $240,000 Active 73 DOM
29. 2026-10-10
    days on market $240,000 Active 72 DOM
30. 2026-10-09
    days on market $240,000 Active 71 DOM
31. 2026-10-09
    price $240,000 Active 70 DOM
32. 2026-10-08
    days on market $247,000 Active 70 DOM
33. 2026-10-07
    days on market $247,000 Active 69 DOM
34. 2026-10-06
    days on market $247,000 Active 68 DOM
35. 2026-10-05
    days on market $247,000 Active 67 DOM
36. 2026-10-04
    days on market $247,000 Active 66 DOM
37. 2026-10-04
    days on market $247,000 Active 65 DOM
38. 2026-10-02
    days on market $247,000 Active 64 DOM
39. 2026-10-01
    days on market $247,000 Active 63 DOM
40. 2026-09-30
    days on market $247,000 Active 62 DOM
41. 2026-09-29
    days on market $247,000 Active 61 DOM
42. 2026-09-28
    days on market $247,000 Active 60 DOM
43. 2026-09-27
    days on market $247,000 Active 59 DOM
44. 2026-09-26
    days on market $247,000 Active 58 DOM
45. 2026-09-25
    days on market $247,000 Active 57 DOM
46. 2026-09-24
    days on market $247,000 Active 56 DOM
47. 2026-09-23
    days on market $247,000 Active 55 DOM
48. 2026-09-22
    days on market $247,000 Active 54 DOM
49. 2026-09-21
    days on market $247,000 Active 53 DOM
50. 2026-09-20
    days on market $247,000 Active 52 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

Taxation est. · year 1

• Rental income: $28,109
• − Mortgage interest: −$13,444
• − Property taxes: −$5,052
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,249
• − Management: −$2,249
• − Depreciation: −$6,982
• Taxable loss: −$3,066
• Est. tax savings @ 24.0%: +$736
• After-tax cash flow: $1,587/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

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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%

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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%
• Languages at home: 76% English-only · Spanish 24%

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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

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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

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

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.