Kitson Plan · Beasley, TX 77417

$255,990

3 bd · 2.0 ba · 1,464 sqft · SingleFamily · 690 Days on market

Excellent condition ↓ 50% since listing

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Why this score? — see what drove the D+ 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 +11.8/30.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• Condition / age +5.0/5.0
• DSCR +3.5/10.0
• Schools +3.5/10.0
• 1% rule +3.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests.

Key facts

• 2 garage spots
• Listed 689 days

🏗️ New construction. The $255,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $282,506.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $256k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-76 ($-913/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (7.2% below list).
• Recommended offer: $225k (12.0% below list) — sets the bar for market timing.

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); Lamar J H (math 30% / reading 34%, grade F, #971 of 1,662 statewide, top 60%, 1,246 students, 71% FRL); Lamar Cons H S (math 26% / reading 48%, grade F, #897 of 1,632 statewide, top 57%, 1,762 students, 62% FRL) — zoned schools average 73% FRL vs 43% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 52% district-wide (-17 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; 1 comparable units currently listed for rent nearby; 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).
• At $2,375/mo this rent would consume 47% 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 $14k of equity ($2k loan paydown + $12k 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 $79k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 690 days — a 12% lower offer ($225k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $254k (50%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $225,271 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 690 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.15%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (median comp): $282,506
• List price: $255,990
• Delta: -5.85%
• 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
950 Mockingbird Passage Dr	0.45mi	3/2.0	1,434 (-2%)	9mo	$249,990	$174	68
1019 Gentle Nook Dr	0.54mi	3/2.0	1,464 (0%)	10mo	$258,990	$177	66
10914 Silver Canoe Dr	0.55mi	3/2.0	1,464 (0%)	10mo	$258,990	$177	66
10950 Tawny Ridge Dr	0.49mi	3/2.0	1,526 (+4%)	7mo	$259,990	$170	64
10715 Dogwood Sky Dr	0.45mi	3/2.0	1,595 (+9%)	1mo	$259,990	$163	63
1110 Rustic Willow Dr	0.59mi	3/2.0	1,474 (+1%)	10mo	$259,990	$176	62
1123 Rustic Willow Dr	0.62mi	3/2.0	1,474 (+1%)	10mo	$259,990	$176	62
10710 Sage Bend Dr	0.49mi	3/2.0	1,595 (+9%)	3mo	$274,990	$172	60
1022 Whispering Winds Dr	0.51mi	3/2.0	1,613 (+10%)	6mo	$292,900	$182	54
1027 Rosewood Trl	0.53mi	3/2.0	1,620 (+11%)	5mo	$313,900	$194	54
10811 Hickory Ln	0.68mi	3/2.0	1,400 (-4%)	10mo	$289,900	$207	53
907 Heaven Dr	0.72mi	3/2.0	1,627 (+11%)	1mo	$270,000	$166	47

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: 9.7%
• Equity multiple: 1.59×
• Total profit: $46,843
• Equity at exit: $145,773

10-year hold

• IRR: 11.5%
• Equity multiple: 2.93×
• Total profit: $152,936
• Equity at exit: $240,470

Cash invested: $79,102 (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: 54 active · 18 under contract
• Months of supply: 15.4 mo (6%/mo absorbed)
• Median asking: $277,490 ($171/sqft)
• Median days on market: 82 d
• This list price: 22% of active listings are priced below it
• ARV vs active asking: +12.9% above 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: 9.0×

Monthly cashflow live

• Estimated rent: $2,375 medium
• Mortgage (P&I): −$1,481
• Tax est. 1.5%: −$353 /mo · $4,238/yr
• Insurance: −$118
• HOA: −$0
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $-76

Break-even live

Break-even rent $2,471

Max offer price $271,496

Occupancy floor 98%

Sensitivity live

Price	-10% $119	-5% $22	+0% $-76	+5% $-174	+10% $-271
Rent	-10% $-264	-5% $-170	+0% $-76	+5% $18	+10% $112
Rate	-1.0pp $66	-0.5pp $-4	base $-76	+0.5pp $-149	+1.0pp $-224

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: $70,627
• Closing costs: $8,475
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10730 Sky Creek Ln Beasley, TX	3.0–4.0	2.0–2.5	1869	$2,375	$1.27	0d	1	0.06mi

Listing history 50 events

1. 2026-08-08
   pricedays on market $255,990 Active 690 DOM
2. 2026-08-06
   days on market $260,990 Active 688 DOM
3. 2026-08-05
   price $260,990 Active 687 DOM
4. 2026-08-05
   days on market $265,990 Active 687 DOM
5. 2026-08-04
   days on market $265,990 Active 686 DOM
6. 2026-08-03
   days on market $265,990 Active 685 DOM
7. 2026-07-31
   days on market $265,990 Active 682 DOM
8. 2026-07-30
   days on market $265,990 Active 680 DOM
9. 2026-07-28
   days on market $265,990 Active 679 DOM
10. 2026-07-26
    days on market $265,990 Active 677 DOM
11. 2026-07-24
    days on market $265,990 Active 675 DOM
12. 2026-07-23
    days on market $265,990 Active 674 DOM
13. 2026-07-22
    days on market $265,990 Active 673 DOM
14. 2026-07-21
    days on market $265,990 Active 672 DOM
15. 2026-07-20
    days on market $265,990 Active 671 DOM
16. 2026-07-18
    days on market $265,990 Active 668 DOM
17. 2026-07-16
    days on market $265,990 Active 667 DOM
18. 2026-07-15
    days on market $265,990 Active 666 DOM
19. 2026-07-14
    days on market $265,990 Active 665 DOM
20. 2026-07-13
    days on market $265,990 Active 664 DOM
21. 2026-07-13
    days on market $265,990 Active 663 DOM
22. 2026-07-11
    days on market $265,990 Active 662 DOM
23. 2026-07-10
    days on market $265,990 Active 661 DOM
24. 2026-07-09
    days on market $265,990 Active 660 DOM
25. 2026-07-07
    days on market $265,990 Active 658 DOM
26. 2026-07-06
    days on market $265,990 Active 657 DOM
27. 2026-07-06
    days on market $265,990 Active 656 DOM
28. 2026-07-05
    days on market $265,990 Active 655 DOM
29. 2026-07-03
    days on market $265,990 Active 654 DOM
30. 2026-07-02
    days on market $265,990 Active 653 DOM
31. 2026-07-01
    days on market $265,990 Active 652 DOM
32. 2026-06-30
    days on market $265,990 Active 651 DOM
33. 2026-06-29
    days on market $265,990 Active 650 DOM
34. 2026-06-28
    days on market $265,990 Active 649 DOM
35. 2026-06-27
    days on market $265,990 Active 648 DOM
36. 2026-06-26
    days on market $265,990 Active 647 DOM
37. 2026-06-24
    days on market $265,990 Active 645 DOM
38. 2026-06-22
    days on market $265,990 Active 643 DOM
39. 2026-06-21
    days on market $265,990 Active 642 DOM
40. 2026-06-17
    days on market $265,990 Active 640 DOM
41. 2026-06-16
    days on market $265,990 Active 639 DOM
42. 2026-06-15
    days on market $265,990 Active 638 DOM
43. 2026-06-13
    days on market $265,990 Active 636 DOM
44. 2026-06-10
    pricedays on market $265,990 Active 632 DOM
45. 2026-06-08
    days on market $270,990 Active 631 DOM
46. 2026-06-07
    days on market $270,990 Active 630 DOM
47. 2026-06-04
    days on market $270,990 Active 627 DOM
48. 2026-06-03
    days on market $270,990 Active 626 DOM
49. 2026-06-02
    days on market $270,990 Active 625 DOM
50. 2026-06-01
    days on market $270,990 Active 624 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $28,500
• − Mortgage interest: −$15,825
• − Property taxes: −$4,238
• − Insurance: −$1,413
• − Repairs & maintenance: −$2,280
• − Management: −$2,280
• − Depreciation: −$8,218
• Taxable loss: −$5,753
• Est. tax savings @ 24.0%: +$1,381
• After-tax cash flow: $468/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 · 6 photos

Excellent 100/100 None rehab

This single-family home is in excellent condition with a modern and well-maintained interior and exterior. It offers a spacious floor plan and is move-in ready, making it an attractive option for both buyers and renters.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Resale Updating the kitchen backsplash — A fresh backsplash can modernize the kitchen and appeal to potential buyers. ↑
• Resale Upgrading the flooring in the living area — High-quality flooring can enhance the overall aesthetic and value of the home. ↑

F Composite school gradezoned avg 34/100

Zoned Schools

Elementary Beasley El F TX #1,995/4,322 Nat'l #23,081/41,679 High Dr Thomas E Randle H S

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

• 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

Price history

-49.6% since first listed

8 events — show timeline

• 2024-12-06 Relisted — Zillow
• 2024-08-18 Delisted — Zillow
• 2024-08-17 Price Changed $256,990 Zillow
• 2024-08-16 Price Changed $260,495 Zillow
• 2024-05-30 Relisted — Zillow
• 2024-05-30 Price Changed $256,990 Zillow
• 2024-03-14 Delisted — Zillow
• 2024-03-12 Listed $510,000 Zillow