111 Tejas Village Pkwy · Beasley, TX 77417

$247,000

3 bd · 2.0 ba · 1,673 sqft · SingleFamily public records · 14 Days on market

Built 2022 Good condition 5,289 sqft lot Est $266k · 7% 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 +14.0/30.0
• ARV discount +10.7/15.0
• Appreciation +7.1/10.0
• Schools +4.6/10.0
• 1% rule +4.5/10.0
• DSCR +4.2/10.0
• Condition / age +4.0/5.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0

Listing remarks

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 peace

Key facts

• Ensuite bath
• Open-concept layout
• 5,289 sq ft lot

Tags

• OPEN-CONCEPT LAYOUT
• WELL-APPOINTED KITCHEN
• PRIVATE PRIMARY SUITE
• GENEROUS WALK-IN CLOSET
• ENSUITE BATH
• EASY ACCESS TO FM 1875

Property features AI

Exterior

• Home design: Single-family house; Living area approximately 1,560 square feet
• Exterior features: Lot approximately 5,289 square feet

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.
• Cap rate 6.4% vs local median 5.4% 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-, 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 $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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

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 $234,239 (5.2% below list)

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: 0.95% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.54%
• DSCR: 1.02
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $266,007
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
422 N 4th St	0.43mi	3/2.5	1,700 (+2%)	2mo	$249,999	$147	73
418 N 4th St	0.43mi	3/2.5	1,700 (+2%)	2mo	$249,999	$147	73
402 N 4th St	0.43mi	3/2.5	1,700 (+2%)	8mo	$269,900	$159	69
414 N 4th St	0.43mi	3/2.5	1,700 (+2%)	8mo	$269,900	$159	69
8015 Jim Bowie Ct	0.20mi	4/2.0 (+1)	1,535 (-8%)	6mo	$288,103	$188	67
8015 Alamo Ct	0.27mi	4/2.0 (+1)	1,535 (-8%)	10mo	$278,843	$182	61
215 N 8th St N	0.14mi	3/2.0	1,467 (-12%)	20mo	$295,000	$201	57
8010 Alamo Ct	0.29mi	3/2.5	1,880 (+12%)	20mo	$299,599	$159	47
731 Tejas Village Pkwy	0.41mi	4/2.0 (+1)	1,535 (-8%)	20mo	$274,576	$179	46
8027 Goliad Way	0.33mi	3/2.5	1,880 (+12%)	21mo	$315,770	$168	45
210 S 2nd St	0.52mi	3/1.0	1,500 (-10%)	18mo	$180,000	$120	39
7025 Loop 540	0.63mi	4/2.0 (+1)	1,517 (-9%)	16mo	$220,000	$145	37

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 →

ZIP-level market 77417

• Home prices YoY: 1.2%
• Active inventory: 232
• Price-to-rent: 8.8×

Monthly cashflow live

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

Break-even live

Break-even rent $2,303

Max offer price $247,000

Occupancy floor 94%

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
• 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	24d	1	0.21mi
402 N 4th St Beasley, TX	3.0	2.5	1700	$3,750	$2.21	1d	1	0.43mi

Listing history 10 events

1. 2026-06-18
   days on market $247,000 Active 14 DOM
2. 2026-06-17
   days on market $247,000 Active 13 DOM
3. 2026-06-16
   days on market $247,000 Active 12 DOM
4. 2026-06-15
   days on market $247,000 Active 11 DOM
5. 2026-06-13
   days on market $247,000 Active 9 DOM
6. 2026-06-10
   days on market $247,000 Active 5 DOM
7. 2026-06-08
   days on market $247,000 Active 4 DOM
8. 2026-06-07
   days on market $247,000 Active 3 DOM
9. 2026-06-04
   remarks 699-char remark
10. 2026-06-04
    listed $247,000 Active 1 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 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: −$13,836
• − Property taxes: −$5,052
• − Insurance: −$1,235
• − Repairs & maintenance: −$2,249
• − Management: −$2,249
• − Depreciation: −$7,185
• Taxable loss: −$3,697
• 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

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.

Renovation cost estimate screening

Value-add ROI direction

• 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. ↑

ⓘ 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

1 event — show timeline

• 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.