Linden Plan · Beasley, TX 77417

$305,990

4 bd · 3.0 ba · 2,125 sqft · SingleFamily · 394 Days on market

---

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 +7.9/30.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• Schools +4.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.0/10.0

Listing remarks MLS

The Linden is a spacious and versatile 4-bedroom, 3-bathroom home designed for modern living. The open-concept downstairs layout seamlessly connects the kitchen, dining and living areas, creating the perfect space for gathering and entertaining. The large owner's retreat features a walk-in closet and the option for a luxury bath with a garden tub and oversized shower. Upstairs, a generous gameroom provides extra space for fun and relaxation, while the fourth bedroom can easily serve as a home office. Step outside and enjoy the outdoors with two covered patio options. The Linden offers the perfect combination of space, style and flexibility.

Key facts

• Luxury bath
• Walk-in closet
• Oversized shower

Tags

• OPEN-CONCEPT LAYOUT
• WALK-IN CLOSET
• LUXURY BATH
• GARDEN TUB
• OVERSIZED SHOWER
• GAMEROOM

🏗️ New construction. The $305,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $318,303.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $306k.

Deal economics

• At list price, monthly cash flow is $-341 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $269k (12.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (23.1% below list).
• Recommended offer: $235k (23.1% 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: 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 $15k of equity ($2k loan paydown + $13k 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.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 394 days — a 12% lower offer ($269k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Recommended offer $235,310 (23.1% 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 394 days. Have you received any prior offers? Is the seller open to a 23% 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: 0.74% ✗
• Cap rate: 5.01%
• Cash-on-cash: -4.59%
• DSCR: 0.80
• GRM: 11.3

CMA / ARV

• ARV (median comp): $318,303
• List price: $305,990
• Delta: -3.87%
• 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
430 Tejas Village Pkwy	0.20mi	4/3.0	2,125 (0%)	4mo	$343,003	$161	87
422 Tejas Village Pkwy	0.18mi	4/2.5	2,049 (-4%)	2mo	$304,503	$149	82
518 Tejas Village Pkwy	0.25mi	4/3.0	2,084 (-2%)	7mo	$346,229	$166	80
506 Tejas Village Pkwy	0.22mi	4/3.0	2,084 (-2%)	9mo	$340,858	$164	79
426 Tejas Village Pkwy	0.19mi	4/3.0	2,084 (-2%)	14mo	$338,064	$162	76
723 Tejas Village Pkwy	0.39mi	4/3.0	2,084 (-2%)	8mo	$315,773	$152	72
823 Tejas Village Pkwy	0.45mi	4/2.5	2,049 (-4%)	1mo	$324,916	$159	70
8011 Alamo Ct	0.27mi	4/2.5	2,049 (-4%)	15mo	$318,266	$155	67
502 Tejas Village Pkwy	0.21mi	5/2.5 (+1)	2,416 (+14%)	4mo	$358,172	$148	57
8002 Jim Bowie Ct	0.22mi	5/2.5 (+1)	2,416 (+14%)	5mo	$345,140	$143	56
418 Tejas Village Pkwy	0.18mi	5/2.5 (+1)	2,416 (+14%)	12mo	$358,047	$148	52
514 Tejas Village Pkwy	0.24mi	5/2.5 (+1)	2,416 (+14%)	9mo	$350,000	$145	52

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: 6.7%
• Equity multiple: 1.41×
• Total profit: $36,529
• Equity at exit: $164,244

10-year hold

• IRR: 9.0%
• Equity multiple: 2.54×
• Total profit: $137,229
• Equity at exit: $270,941

Cash invested: $89,125 (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: 10.8×

Monthly cashflow live

• Estimated rent: $2,353 medium
• Mortgage (P&I): −$1,669
• Tax est. 1.5%: −$398 /mo · $4,775/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $-341

Break-even live

Break-even rent $2,784

Max offer price $268,993

Occupancy floor —

Sensitivity live

Price	-10% $-121	-5% $-231	+0% $-341	+5% $-451	+10% $-561
Rent	-10% $-527	-5% $-434	+0% $-341	+5% $-248	+10% $-155
Rate	-1.0pp $-180	-0.5pp $-260	base $-341	+0.5pp $-423	+1.0pp $-507

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: $79,576
• Closing costs: $9,549
• 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	26d	1	0.21mi
402 N 4th St Beasley, TX	3.0	2.5	1700	$3,750	$2.21	0d	1	0.43mi

Listing history 24 events

1. 2026-06-21
   days on market $305,990 Active 394 DOM
2. 2026-06-18
   days on market $305,990 Active 391 DOM
3. 2026-06-17
   days on market $305,990 Active 390 DOM
4. 2026-06-16
   days on market $305,990 Active 389 DOM
5. 2026-06-15
   days on market $305,990 Active 388 DOM
6. 2026-06-13
   days on market $305,990 Active 386 DOM
7. 2026-06-10
   days on market $305,990 Active 382 DOM
8. 2026-06-08
   days on market $305,990 Active 381 DOM
9. 2026-06-07
   days on market $305,990 Active 380 DOM
10. 2026-06-04
    days on market $305,990 Active 377 DOM
11. 2026-06-03
    days on market $305,990 Active 376 DOM
12. 2026-06-02
    days on market $305,990 Active 375 DOM
13. 2026-06-01
    days on market $305,990 Active 374 DOM
14. 2026-05-31
    days on market $305,990 Active 373 DOM
15. 2026-04-02
    price $305,990 648-char remark

    Show marketing remark (648 chars)

    The Linden is a spacious and versatile 4-bedroom, 3-bathroom home designed for modern living. The open-concept downstairs layout seamlessly connects the kitchen, dining and living areas, creating the perfect space for gathering and entertaining. The large owner's retreat features a walk-in closet and the option for a luxury bath with a garden tub and oversized shower. Upstairs, a generous gameroom provides extra space for fun and relaxation, while the fourth bedroom can easily serve as a home office. Step outside and enjoy the outdoors with two covered patio options. The Linden offers the perfect combination of space, style and flexibility.

16. 2026-01-06
    price $304,990 648-char remark

    Show marketing remark (648 chars)

    The Linden is a spacious and versatile 4-bedroom, 3-bathroom home designed for modern living. The open-concept downstairs layout seamlessly connects the kitchen, dining and living areas, creating the perfect space for gathering and entertaining. The large owner's retreat features a walk-in closet and the option for a luxury bath with a garden tub and oversized shower. Upstairs, a generous gameroom provides extra space for fun and relaxation, while the fourth bedroom can easily serve as a home office. Step outside and enjoy the outdoors with two covered patio options. The Linden offers the perfect combination of space, style and flexibility.

17. 2025-12-09
    price $301,990 648-char remark

    Show marketing remark (648 chars)

    The Linden is a spacious and versatile 4-bedroom, 3-bathroom home designed for modern living. The open-concept downstairs layout seamlessly connects the kitchen, dining and living areas, creating the perfect space for gathering and entertaining. The large owner's retreat features a walk-in closet and the option for a luxury bath with a garden tub and oversized shower. Upstairs, a generous gameroom provides extra space for fun and relaxation, while the fourth bedroom can easily serve as a home office. Step outside and enjoy the outdoors with two covered patio options. The Linden offers the perfect combination of space, style and flexibility.

18. 2025-10-19
    price $299,990 648-char remark

    Show marketing remark (648 chars)

    The Linden is a spacious and versatile 4-bedroom, 3-bathroom home designed for modern living. The open-concept downstairs layout seamlessly connects the kitchen, dining and living areas, creating the perfect space for gathering and entertaining. The large owner's retreat features a walk-in closet and the option for a luxury bath with a garden tub and oversized shower. Upstairs, a generous gameroom provides extra space for fun and relaxation, while the fourth bedroom can easily serve as a home office. Step outside and enjoy the outdoors with two covered patio options. The Linden offers the perfect combination of space, style and flexibility.

19. 2025-10-17
    status Active 648-char remark

    Show marketing remark (648 chars)

    The Linden is a spacious and versatile 4-bedroom, 3-bathroom home designed for modern living. The open-concept downstairs layout seamlessly connects the kitchen, dining and living areas, creating the perfect space for gathering and entertaining. The large owner's retreat features a walk-in closet and the option for a luxury bath with a garden tub and oversized shower. Upstairs, a generous gameroom provides extra space for fun and relaxation, while the fourth bedroom can easily serve as a home office. Step outside and enjoy the outdoors with two covered patio options. The Linden offers the perfect combination of space, style and flexibility.

20. 2025-10-05
    historical 648-char remark

    Show marketing remark (648 chars)

    The Linden is a spacious and versatile 4-bedroom, 3-bathroom home designed for modern living. The open-concept downstairs layout seamlessly connects the kitchen, dining and living areas, creating the perfect space for gathering and entertaining. The large owner's retreat features a walk-in closet and the option for a luxury bath with a garden tub and oversized shower. Upstairs, a generous gameroom provides extra space for fun and relaxation, while the fourth bedroom can easily serve as a home office. Step outside and enjoy the outdoors with two covered patio options. The Linden offers the perfect combination of space, style and flexibility.

21. 2025-10-04
    price $338,003 648-char remark

    Show marketing remark (648 chars)

    The Linden is a spacious and versatile 4-bedroom, 3-bathroom home designed for modern living. The open-concept downstairs layout seamlessly connects the kitchen, dining and living areas, creating the perfect space for gathering and entertaining. The large owner's retreat features a walk-in closet and the option for a luxury bath with a garden tub and oversized shower. Upstairs, a generous gameroom provides extra space for fun and relaxation, while the fourth bedroom can easily serve as a home office. Step outside and enjoy the outdoors with two covered patio options. The Linden offers the perfect combination of space, style and flexibility.

22. 2025-09-20
    status Active 648-char remark

    Show marketing remark (648 chars)

    The Linden is a spacious and versatile 4-bedroom, 3-bathroom home designed for modern living. The open-concept downstairs layout seamlessly connects the kitchen, dining and living areas, creating the perfect space for gathering and entertaining. The large owner's retreat features a walk-in closet and the option for a luxury bath with a garden tub and oversized shower. Upstairs, a generous gameroom provides extra space for fun and relaxation, while the fourth bedroom can easily serve as a home office. Step outside and enjoy the outdoors with two covered patio options. The Linden offers the perfect combination of space, style and flexibility.

23. 2025-09-18
    historical 648-char remark

    Show marketing remark (648 chars)

    The Linden is a spacious and versatile 4-bedroom, 3-bathroom home designed for modern living. The open-concept downstairs layout seamlessly connects the kitchen, dining and living areas, creating the perfect space for gathering and entertaining. The large owner's retreat features a walk-in closet and the option for a luxury bath with a garden tub and oversized shower. Upstairs, a generous gameroom provides extra space for fun and relaxation, while the fourth bedroom can easily serve as a home office. Step outside and enjoy the outdoors with two covered patio options. The Linden offers the perfect combination of space, style and flexibility.

24. 2025-05-09
    listed $299,990 Active 648-char remark

    Show marketing remark (648 chars)

    The Linden is a spacious and versatile 4-bedroom, 3-bathroom home designed for modern living. The open-concept downstairs layout seamlessly connects the kitchen, dining and living areas, creating the perfect space for gathering and entertaining. The large owner's retreat features a walk-in closet and the option for a luxury bath with a garden tub and oversized shower. Upstairs, a generous gameroom provides extra space for fun and relaxation, while the fourth bedroom can easily serve as a home office. Step outside and enjoy the outdoors with two covered patio options. The Linden offers the perfect combination of space, style and flexibility.

ⓘ 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: $28,237
• − Mortgage interest: −$17,830
• − Property taxes: −$4,775
• − Insurance: −$1,592
• − Repairs & maintenance: −$2,259
• − Management: −$2,259
• − Depreciation: −$9,260
• Taxable loss: −$9,736
• Est. tax savings @ 24.0%: +$2,337
• After-tax cash flow: $-1,753/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.

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

+2.0% since first listed

10 events — show timeline

• 2026-04-02 Price Changed $305,990 Zillow
• 2026-01-06 Price Changed $304,990 Zillow
• 2025-12-09 Price Changed $301,990 Zillow
• 2025-10-19 Price Changed $299,990 Zillow
• 2025-10-17 Relisted — Zillow
• 2025-10-05 Delisted — Zillow
• 2025-10-04 Price Changed $338,003 Zillow
• 2025-09-20 Relisted — Zillow
• 2025-09-18 Delisted — Zillow
• 2025-05-09 Listed $299,990 Zillow