2215 Beacon Light Ln · Fresno, TX 77545

$249,000

4 bd · 2.0 ba · 1,820 sqft · SingleFamily public records · 65 Days on market

Built 2000 6,936 sqft lot $137/sqft · at area comps Est $255k · at est. $40/mo HOA · 2% of rent ↓ 4% since listing

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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 +16.3/30.0
• ARV discount +8.6/15.0
• 1% rule +5.3/10.0
• DSCR +5.1/10.0
• Schools +4.5/10.0
• Appreciation +4.0/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0

Listing remarks MLS

Great one story 4-bedroom house. Split floor plan for privacy. Tile and laminate floor throughout, no carpet. High ceiling family room with gas log fireplace. Formal dining, primary bathroom has separate shower and whirlpool tub. Ceiling fans in all bedrooms. Fresh paint inside and out, new appliances.

Key facts

• Formal dining
• Split floor plan
• Ceiling fans

Tags

• SPLIT FLOOR PLAN
• GAS LOG FIREPLACE
• FORMAL DINING
• SEPARATE SHOWER
• WHIRLPOOL TUB
• CEILING FANS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $139 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $249k).
• Recommended offer: $234k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 5.4% in Fresno — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 62/100 on livability (#943 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living A; Watch: crime C-, schools D-, amenities F.
• Fort Bend ISD (suburban): math 44% / reading 53% proficiency, ranked #140 of 826 in TX (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.9%/yr); 175 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).
• This rent runs 33% of the median local income ($94k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-2.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Fort Bend County population projected at +75% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($234k) 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: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $234,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
7. 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.
8. 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: 1.03% ✓
• Cap rate: 6.96%
• Cash-on-cash: 2.39%
• DSCR: 1.11
• GRM: 8.1

CMA / ARV

• ARV (median comp): $255,254
• List price: $249,000
• Delta: -2.45%
• 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
2215 Beacon Light Ln	0.00mi	4/2.0	1,820 (0%)	0mo	$249,000	$137	100
4026 Ashview Ln	0.32mi	3/2.0 (-1)	1,859 (+2%)	0mo	$239,900	$129	76
3407 Becker Glen St	0.21mi	3/2.5 (-1)	1,948 (+7%)	0mo	$229,999	$118	71
1811 Lansing Cove Dr	0.49mi	3/2.0 (-1)	1,821 (+0%)	6mo	$240,000	$132	68
3135 Farrel Hill St	0.42mi	3/2.0 (-1)	1,777 (-2%)	6mo	$245,000	$138	66
3119 Becker Glen St	0.40mi	3/2.5 (-1)	1,702 (-6%)	2mo	$177,000	$104	62
3114 Becker Glen St	0.39mi	3/2.5 (-1)	1,680 (-8%)	2mo	$219,900	$131	61
2011 Manchester Crossing Dr	0.50mi	3/2.0 (-1)	1,703 (-6%)	4mo	$255,000	$150	57
3014 Cambridge Falls Dr	0.68mi	3/2.0 (-1)	1,717 (-6%)	6mo	$275,000	$160	49
2719 Bergen Bay Ln	0.71mi	3/2.0 (-1)	1,704 (-6%)	4mo	$255,999	$150	48
2923 Vales Point Dr	0.59mi	4/2.0	2,079 (+14%)	1mo	$306,900	$148	48
4014 Teal Vista Ct	0.73mi	3/2.0 (-1)	1,646 (-10%)	0mo	$238,500	$145	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.98% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -10.4%
• Equity multiple: 0.60×
• Total profit: $-28,092
• Equity at exit: $48,582

10-year hold

• IRR: -6.7%
• Equity multiple: 0.54×
• Total profit: $-31,875
• Equity at exit: $41,729

Cash invested: $69,720 (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 77545

• Home prices YoY: -0.8%
• Rents YoY: -0.9%
• Active inventory: 175
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,559 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$433 /mo · $5,198/yr
• Insurance: −$104
• HOA: −$40
• Vacancy / Maint / Mgmt: −$537
• Net cashflow: $139

Break-even live

Break-even rent $2,383

Max offer price $249,000

Occupancy floor 90%

Sensitivity live

Price	-10% $280	-5% $209	+0% $139	+5% $68	+10% $-2
Rent	-10% $-63	-5% $38	+0% $139	+5% $240	+10% $341
Rate	-1.0pp $264	-0.5pp $202	base $139	+0.5pp $74	+1.0pp $9

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3623 Elmwood Dale Dr Fresno, TX	3.0	2.0	1545	$1,765	$1.14	44d	1	0.13mi
2403 Orchard Run Fresno, TX	3.0	2.0	1459	$2,800	$1.92	4d	1	0.30mi
3932 Teal Run Place Ct Fresno, TX	4.0	2.0	1914	$2,150	$1.12	44d	1	0.60mi
3806 Teal Maple Ct Fresno, TX	4.0	3.5	2318	$2,146	$0.93	3d	1	0.76mi
11727 Highway 6 Fresno, TX	1.0–3.0	1.0–2.0	962	$2,929	$3.04	6d	15	0.86mi
2703 Facet Creek Dr Fresno, TX	4.0	2.0	2099	$2,306	$1.10	6d	1	0.91mi
2644 Blue Abbot Dr Fresno, TX	4.0	2.5	2435	$2,450	$1.01	44d	1	1.10mi
3314 Dry Creek Dr Missouri City, TX	4.0	3.0	2600	$4,200	$1.62	44d	1	1.22mi
3106 Presley Jane Ct Missouri City, TX	3.0	2.0	2109	$2,271	$1.08	6d	1	1.44mi

HOA detail

• Monthly dues: $40 · $480/yr
• Likely covers: gaspool

Listing history 8 events

1. 2026-05-14
   status Pending 307-char remark

   Show marketing remark (307 chars)

   Great one story 4-bedroom house. Split floor plan for privacy. Tile and laminate floor throughout, no carpet. High ceiling family room with gas log fireplace. Formal dining, primary bathroom has separate shower and whirlpool tub. Ceiling fans in all bedrooms. Fresh paint inside and out, new appliances.

2. 2026-04-29
   price $249,000 307-char remark

   Show marketing remark (307 chars)

   Great one story 4-bedroom house. Split floor plan for privacy. Tile and laminate floor throughout, no carpet. High ceiling family room with gas log fireplace. Formal dining, primary bathroom has separate shower and whirlpool tub. Ceiling fans in all bedrooms. Fresh paint inside and out, new appliances.

3. 2026-04-22
   price $255,000 307-char remark

   Show marketing remark (307 chars)

   Great one story 4-bedroom house. Split floor plan for privacy. Tile and laminate floor throughout, no carpet. High ceiling family room with gas log fireplace. Formal dining, primary bathroom has separate shower and whirlpool tub. Ceiling fans in all bedrooms. Fresh paint inside and out, new appliances.

4. 2026-03-28
   status Active 307-char remark

   Show marketing remark (307 chars)

   Great one story 4-bedroom house. Split floor plan for privacy. Tile and laminate floor throughout, no carpet. High ceiling family room with gas log fireplace. Formal dining, primary bathroom has separate shower and whirlpool tub. Ceiling fans in all bedrooms. Fresh paint inside and out, new appliances.

5. 2026-03-25
   status Pending 307-char remark

   Show marketing remark (307 chars)

   Great one story 4-bedroom house. Split floor plan for privacy. Tile and laminate floor throughout, no carpet. High ceiling family room with gas log fireplace. Formal dining, primary bathroom has separate shower and whirlpool tub. Ceiling fans in all bedrooms. Fresh paint inside and out, new appliances.

6. 2026-03-17
   listed $260,000 Active 307-char remark

   Show marketing remark (307 chars)

   Great one story 4-bedroom house. Split floor plan for privacy. Tile and laminate floor throughout, no carpet. High ceiling family room with gas log fireplace. Formal dining, primary bathroom has separate shower and whirlpool tub. Ceiling fans in all bedrooms. Fresh paint inside and out, new appliances.

7. 2021-08-09
   soldstatus
8. 2006-01-13
   soldstatus

ⓘ 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: $5,198 · $433/mo
• Projected year-2 tax: $5,198 · $433/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) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,709
• − Mortgage interest: −$13,948
• − Property taxes: −$5,198
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,457
• − Management: −$2,457
• − HOA: −$480
• − Depreciation: −$7,244
• Taxable loss: −$2,319
• Est. tax savings @ 24.0%: +$557
• After-tax cash flow: $2,224/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: Fort Bend ISD
• NCES district ID: 4819650
• Math proficiency: 44% ▼ -15.00%
• Reading proficiency: 53% ▼ -4.00%
• Median HH income: $82,360
• Composite: 44.61/100
• National rank: #2779
• State rank: #140 of 826 in TX

Livability — Fresno

• Score: 62/100
• State rank: #943
• US rank: #16815

Category grades

Amenities F Commute F Cost of living A Crime C- Employment A+ Housing A+ Health & safety F User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fresno, TX
• County: Fort Bend County · 836,777 people
• City population: 26,236
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 26,236
• Household income: $94,474
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 360.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 51% Hispanic / Latino 34% Two or more races 12% White 8% Asian 2%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Portuguese 1%
• Foreign-born: 18% · Canada
• Languages at home: 67% English-only · Spanish 29% Other Asian/Pacific 1% Other Indo-European 1%

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: ▼ -1.98%
• Current HPI: 231.3921
• Rent YoY: ▼ -0.95%
• Metro: Houston-The Woodlands-Sugar Land, TX
• 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

-4.2% since first listed

8 events — show timeline

• 2026-05-14 Pending — HARMLS
• 2026-04-29 Price Changed $249,000 HARMLS
• 2026-04-22 Price Changed $255,000 HARMLS
• 2026-03-28 Relisted — HARMLS
• 2026-03-25 Pending — HARMLS
• 2026-03-17 Listed $260,000 HARMLS
• 2021-08-09 Sold (Public Records) — Public Records
• 2006-01-13 Sold (Public Records) — Public Records

Property tax history

+3.8%/yr

Latest (2025): $5,198 · +3.4% YoY. Source: county tax records.