6325 Kamas Ln · Pleak, TX 77461

$220,000

2 bd · 1.0 ba · 1,536 sqft · SingleFamily public records · 70 Days on market

Built 2003 1.00 ac lot $143/sqft · 19% below area Est $271k · 19% 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 +15.4/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +4.7/10.0
• Schools +4.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover peaceful country living just minutes from town at 6325 Kamas Ln in Needville, a traditional single-family home situated on approximately 1.00 acre with wide-open green space and scenic surroundings. This freestanding home features durable wood siding, a composition shingle roof, central heating and air conditioning, a functional layout with comfortable living areas, generously sized bedrooms, and granite countertops in the kitchen. The expansive property offers ample space for gardening, outdoor entertaining, recreation, or accommodating small livestock, along with a long driveway and additional outdoor structures for storage or workspace needs. With no mandatory HOA and no age restrictions, this property provides flexibility and freedom while still offering convenient access to local schools and major roadways.

Key facts

• Durable wood siding
• Functional layout
• Granite countertops

Tags

• WIDE-OPEN GREEN SPACE
• DURABLE WOOD SIDING
• COMPOSITION SHINGLE ROOF
• FUNCTIONAL LAYOUT
• GRANITE COUNTERTOPS
• AMPLE SPACE FOR GARDENING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $207k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 3.8% in Pleak — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 58/100 on livability (#1,221 in TX) — a working-class tenant base; expect higher turnover. Strengths: crime A+, housing A+, cost of living A; Watch: employment C-, schools F, 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: 337 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 70 days — a 6% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y ago; this cycle's ask has dropped $52k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.00% ✓
• Cap rate: 6.76%
• Cash-on-cash: 1.67%
• DSCR: 1.07
• GRM: 8.3

CMA / ARV

• ARV (median comp): $270,865
• List price: $220,000
• Delta: -18.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4811 Little Metalmark Dr	0.49mi	3/2.0 (+1)	1,602 (+4%)	4mo	$291,990	$182	58
4838 Summersweet Ln	0.58mi	3/2.0 (+1)	1,602 (+4%)	1mo	$226,791	$142	56
6810 Papillon Ln	0.70mi	3/2.0 (+1)	1,572 (+2%)	1mo	$239,990	$153	54
6802 Papillon Ln	0.68mi	3/2.0 (+1)	1,635 (+6%)	0mo	$254,990	$156	48

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

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.6%
• Equity multiple: 0.51×
• Total profit: $-30,087
• Equity at exit: $32,803

10-year hold

• IRR: -4.6%
• Equity multiple: 0.70×
• Total profit: $-18,719
• Equity at exit: $19,022

Cash invested: $61,600 (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 77461

• Home prices YoY: -22.9%
• Active inventory: 337
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$407 /mo · $4,885/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $86

Break-even live

Break-even rent $2,092

Max offer price $220,000

Occupancy floor 91%

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4707 Pine Meadow Dr Richmond, TX	3.0	2.0	1594	$2,200	$1.38	2d	1	0.53mi

Listing history 28 events

1. 2026-06-18
   days on market $220,000 Pending 70 DOM
2. 2026-06-17
   days on market $220,000 Pending 69 DOM
3. 2026-06-16
   days on market $220,000 Pending 68 DOM
4. 2026-06-15
   days on market $220,000 Pending 67 DOM
5. 2026-06-13
   days on market $220,000 Pending 65 DOM
6. 2026-06-13
   statusdays on market $220,000 Pending 64 DOM
7. 2026-06-09
   days on market $220,000 Active 61 DOM
8. 2026-06-08
   days on market $220,000 Active 60 DOM
9. 2026-06-07
   days on market $220,000 Active 59 DOM
10. 2026-06-04
    days on market $220,000 Active 56 DOM
11. 2026-06-03
    days on market $220,000 Active 55 DOM
12. 2026-06-02
    days on market $220,000 Active 54 DOM
13. 2026-06-01
    days on market $220,000 Active 53 DOM
14. 2026-05-31
    days on market $220,000 Active 52 DOM
15. 2026-05-16
    price $240,000 832-char remark

    Show marketing remark (832 chars)

    Discover peaceful country living just minutes from town at 6325 Kamas Ln in Needville, a traditional single-family home situated on approximately 1.00 acre with wide-open green space and scenic surroundings. This freestanding home features durable wood siding, a composition shingle roof, central heating and air conditioning, a functional layout with comfortable living areas, generously sized bedrooms, and granite countertops in the kitchen. The expansive property offers ample space for gardening, outdoor entertaining, recreation, or accommodating small livestock, along with a long driveway and additional outdoor structures for storage or workspace needs. With no mandatory HOA and no age restrictions, this property provides flexibility and freedom while still offering convenient access to local schools and major roadways.

16. 2026-04-29
    price $250,000 832-char remark

    Show marketing remark (832 chars)

    Discover peaceful country living just minutes from town at 6325 Kamas Ln in Needville, a traditional single-family home situated on approximately 1.00 acre with wide-open green space and scenic surroundings. This freestanding home features durable wood siding, a composition shingle roof, central heating and air conditioning, a functional layout with comfortable living areas, generously sized bedrooms, and granite countertops in the kitchen. The expansive property offers ample space for gardening, outdoor entertaining, recreation, or accommodating small livestock, along with a long driveway and additional outdoor structures for storage or workspace needs. With no mandatory HOA and no age restrictions, this property provides flexibility and freedom while still offering convenient access to local schools and major roadways.

17. 2026-04-24
    price $265,000 832-char remark

    Show marketing remark (832 chars)

    Discover peaceful country living just minutes from town at 6325 Kamas Ln in Needville, a traditional single-family home situated on approximately 1.00 acre with wide-open green space and scenic surroundings. This freestanding home features durable wood siding, a composition shingle roof, central heating and air conditioning, a functional layout with comfortable living areas, generously sized bedrooms, and granite countertops in the kitchen. The expansive property offers ample space for gardening, outdoor entertaining, recreation, or accommodating small livestock, along with a long driveway and additional outdoor structures for storage or workspace needs. With no mandatory HOA and no age restrictions, this property provides flexibility and freedom while still offering convenient access to local schools and major roadways.

18. 2026-04-09
    price $270,000 832-char remark

    Show marketing remark (832 chars)

    Discover peaceful country living just minutes from town at 6325 Kamas Ln in Needville, a traditional single-family home situated on approximately 1.00 acre with wide-open green space and scenic surroundings. This freestanding home features durable wood siding, a composition shingle roof, central heating and air conditioning, a functional layout with comfortable living areas, generously sized bedrooms, and granite countertops in the kitchen. The expansive property offers ample space for gardening, outdoor entertaining, recreation, or accommodating small livestock, along with a long driveway and additional outdoor structures for storage or workspace needs. With no mandatory HOA and no age restrictions, this property provides flexibility and freedom while still offering convenient access to local schools and major roadways.

19. 2026-04-09
    listed $272,000 Active 832-char remark

    Show marketing remark (832 chars)

    Discover peaceful country living just minutes from town at 6325 Kamas Ln in Needville, a traditional single-family home situated on approximately 1.00 acre with wide-open green space and scenic surroundings. This freestanding home features durable wood siding, a composition shingle roof, central heating and air conditioning, a functional layout with comfortable living areas, generously sized bedrooms, and granite countertops in the kitchen. The expansive property offers ample space for gardening, outdoor entertaining, recreation, or accommodating small livestock, along with a long driveway and additional outdoor structures for storage or workspace needs. With no mandatory HOA and no age restrictions, this property provides flexibility and freedom while still offering convenient access to local schools and major roadways.

20. 2026-04-08
    historical
21. 2026-04-03
    price $270,000
22. 2026-03-16
    listed $295,000 Active
23. 2016-09-28
    soldstatus Sold
24. 2016-08-12
    status Pending
25. 2016-07-27
    price $96,000
26. 2016-06-29
    listed $106,000 Active
27. 2003-09-09
    historical
28. 2003-05-31
    listed $30,000

ⓘ 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: $4,885 · $407/mo
• Projected year-2 tax: $4,885 · $407/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 (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 23 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: $26,400
• − Mortgage interest: −$12,323
• − Property taxes: −$4,885
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$6,400
• Taxable loss: −$2,532
• Est. tax savings @ 24.0%: +$608
• After-tax cash flow: $1,634/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 — Pleak

• Score: 58/100
• State rank: #1221
• US rank: #21321

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,397

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: Majority White (50%)
• Race & ethnicity: White 50% Hispanic / Latino 45% Two or more races 18% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Lithuanian 2% Slovak 1% Portuguese 1%
• Foreign-born: 15% · Canada, China
• Languages at home: 69% English-only · Spanish 28% German/W. Germanic 2%

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: ▼ -96.17%
• Current HPI: 324.3807
• 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

+700.0% since first listed

14 events — show timeline

• 2026-05-16 Price Changed $240,000 HARMLS
• 2026-04-29 Price Changed $250,000 HARMLS
• 2026-04-24 Price Changed $265,000 HARMLS
• 2026-04-09 Price Changed $270,000 HARMLS
• 2026-04-09 Listed $272,000 HARMLS
• 2026-04-08 Listing Removed — HARMLS
• 2026-04-03 Price Changed $270,000 HARMLS
• 2026-03-16 Listed $295,000 HARMLS
• 2016-09-28 Sold (MLS) — HARMLS
• 2016-08-12 Pending — HARMLS
• 2016-07-27 Price Changed $96,000 HARMLS
• 2016-06-29 Listed $106,000 HARMLS
• 2003-09-09 Listing Removed — HARMLS
• 2003-05-31 Listed $30,000 HARMLS

Property tax history

+5.0%/yr

Latest (2025): $4,885 · -6.9% YoY. Source: county tax records.