111 Tejas Village Pkwy · Beasley, TX 77417

$247,000

3 bd · 2.0 ba · 1,673 sqft · SingleFamily public records · 9 Days on market

Built 2022 Good condition 8,712 sqft lot $148/sqft · 15% below area Est $272k · 9% 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 +11.7/15.0
• 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

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.

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 $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: 273 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

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

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 (median comp): $272,184
• List price: $247,000
• Delta: -9.25%
• 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%)	1mo	$229,000	$143	81
422 N 4th St	0.43mi	3/2.5	1,700 (+2%)	4mo	$249,999	$147	72
418 N 4th St	0.43mi	3/2.5	1,700 (+2%)	4mo	$249,999	$147	72
402 N 4th St	0.43mi	3/2.5	1,700 (+2%)	9mo	$269,900	$159	68
414 N 4th St	0.43mi	3/2.5	1,700 (+2%)	9mo	$269,900	$159	68
8015 Jim Bowie Ct	0.20mi	4/2.0 (+1)	1,535 (-8%)	7mo	$288,103	$188	66
8015 Alamo Ct	0.27mi	4/2.0 (+1)	1,535 (-8%)	11mo	$278,843	$182	59
8014 Jim Bowie Ct	0.23mi	3/2.0	1,840 (+10%)	17mo	$372,000	$202	59
215 N 8th St N	0.14mi	3/2.0	1,467 (-12%)	21mo	$295,000	$201	55
8010 Alamo Ct	0.29mi	3/2.5	1,880 (+12%)	21mo	$299,599	$159	46
210 S 2nd St	0.52mi	3/1.0	1,500 (-10%)	20mo	$180,000	$120	38
7025 Loop 540	0.63mi	4/2.0 (+1)	1,517 (-9%)	17mo	$220,000	$145	36

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 · 3 under contract
• Months of supply: 10.5 mo (10%/mo absorbed)
• Median asking: $287,254 ($155/sqft)
• Median days on market: 121 d
• This list price: 21% of active listings are priced below it
• ARV vs active asking: +4.9% 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: 273
• 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%

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: —

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	73d	1	0.21mi
402 N 4th St Beasley, TX	3.0	2.5	1700	$3,750	$2.21	0d	1	0.43mi

Property features AI

Exterior

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

Listing history 49 events

1. 2026-08-08
   days on market $247,000 Active 9 DOM
2. 2026-08-06
   days on market $247,000 Active 7 DOM
3. 2026-08-05
   days on market $247,000 Active 6 DOM
4. 2026-08-04
   days on market $247,000 Active 5 DOM
5. 2026-08-03
   days on market $247,000 Active 4 DOM
6. 2026-07-31
   days on marketlisting id $247,000 Active 1 DOM
7. 2026-07-30
   days on market $247,000 Active 55 DOM
8. 2026-07-28
   days on market $247,000 Active 54 DOM
9. 2026-07-26
   days on market $247,000 Active 52 DOM
10. 2026-07-24
    days on market $247,000 Active 50 DOM
11. 2026-07-23
    days on market $247,000 Active 49 DOM
12. 2026-07-22
    days on market $247,000 Active 48 DOM
13. 2026-07-21
    days on market $247,000 Active 47 DOM
14. 2026-07-20
    days on market $247,000 Active 46 DOM
15. 2026-07-18
    days on market $247,000 Active 44 DOM
16. 2026-07-18
    days on market $247,000 Active 43 DOM
17. 2026-07-16
    days on market $247,000 Active 42 DOM
18. 2026-07-15
    days on market $247,000 Active 41 DOM
19. 2026-07-14
    days on market $247,000 Active 40 DOM
20. 2026-07-13
    days on market $247,000 Active 39 DOM
21. 2026-07-13
    days on market $247,000 Active 38 DOM
22. 2026-07-11
    days on market $247,000 Active 37 DOM
23. 2026-07-10
    days on market $247,000 Active 36 DOM
24. 2026-07-09
    days on market $247,000 Active 35 DOM
25. 2026-07-07
    days on market $247,000 Active 33 DOM
26. 2026-07-06
    days on market $247,000 Active 32 DOM
27. 2026-07-06
    days on market $247,000 Active 31 DOM
28. 2026-07-05
    days on market $247,000 Active 30 DOM
29. 2026-07-03
    days on market $247,000 Active 29 DOM
30. 2026-07-02
    days on market $247,000 Active 28 DOM
31. 2026-07-01
    days on market $247,000 Active 27 DOM
32. 2026-06-30
    days on market $247,000 Active 26 DOM
33. 2026-06-29
    days on market $247,000 Active 25 DOM
34. 2026-06-28
    days on market $247,000 Active 24 DOM
35. 2026-06-27
    days on market $247,000 Active 23 DOM
36. 2026-06-26
    days on market $247,000 Active 22 DOM
37. 2026-06-24
    days on market $247,000 Active 20 DOM
38. 2026-06-22
    days on market $247,000 Active 18 DOM
39. 2026-06-21
    days on market $247,000 Active 17 DOM
40. 2026-06-18
    days on market $247,000 Active 14 DOM
41. 2026-06-17
    days on market $247,000 Active 13 DOM
42. 2026-06-16
    days on market $247,000 Active 12 DOM
43. 2026-06-15
    days on market $247,000 Active 11 DOM
44. 2026-06-13
    days on market $247,000 Active 9 DOM
45. 2026-06-10
    days on market $247,000 Active 5 DOM
46. 2026-06-08
    days on market $247,000 Active 4 DOM
47. 2026-06-07
    days on market $247,000 Active 3 DOM
48. 2026-06-04
    remarks 699-char remark
49. 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 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: −$13,836
• − 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 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%
• Common ancestry: Italian 2% Romanian 1%
• Foreign-born: 3% · Canada
• 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

Exterior

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

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.