8915 W Richmond St · Needville, TX 77461

$149,900

1 bd · 1.0 ba · 1,028 sqft · SingleFamily public records · 62 Days on market

Built 1970 10,001 sqft lot $146/sqft · 15% below area Est $177k · 15% 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 +14.9/30.0
• ARV discount +14.4/15.0
• 1% rule +5.0/10.0
• Schools +4.8/10.0
• DSCR +4.6/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautiful home in the heart of Needville. This updated one bedroom, one bath home with a study area sits on an oversized corner lot. The eat in kitchen has granite countertops, ample storage and plenty of room for a dining table. The spacious front porch is great for relaxing or entertaining and the 10,000 square foot lot leaves room for so many options. Newer roof, no HOA, not in a flood zone and low taxes! Call today to schedule your showing of this charming home!

Key facts

• 0.23 acre lot
• Built 1970
• Listed 62 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $43 ($520/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 2.5% in Needville — 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 75/100 on livability (#137 in TX, #3,992 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Needville ISD (rural): math 55% / reading 55% proficiency, ranked #95 of 826 in TX (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 337 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $4k 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 62 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 6.64%
• Cash-on-cash: 1.24%
• DSCR: 1.06
• GRM: 8.3

CMA / ARV

• ARV (median comp): $177,031
• List price: $149,900
• Delta: -15.33%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -14.3%
• Equity multiple: 0.49×
• Total profit: $-21,442
• Equity at exit: $22,351

10-year hold

• IRR: -5.4%
• Equity multiple: 0.65×
• Total profit: $-14,758
• Equity at exit: $12,961

Cash invested: $41,972 (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: $1,501 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$294 /mo · $3,525/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $43

Break-even live

Break-even rent $1,446

Max offer price $149,900

Occupancy floor 92%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-18
   days on market $149,900 Active 62 DOM
2. 2026-06-17
   days on market $149,900 Active 61 DOM
3. 2026-06-16
   days on market $149,900 Active 60 DOM
4. 2026-06-15
   days on market $149,900 Active 59 DOM
5. 2026-06-13
   days on market $149,900 Active 57 DOM
6. 2026-06-13
   days on market $149,900 Active 56 DOM
7. 2026-06-09
   days on market $149,900 Active 53 DOM
8. 2026-06-08
   days on market $149,900 Active 52 DOM
9. 2026-06-07
   days on market $149,900 Active 51 DOM
10. 2026-06-04
    days on market $149,900 Active 48 DOM
11. 2026-06-03
    days on market $149,900 Active 47 DOM
12. 2026-06-02
    days on market $149,900 Active 46 DOM
13. 2026-06-01
    days on market $149,900 Active 45 DOM
14. 2026-05-31
    days on market $149,900 Active 44 DOM
15. 2026-04-17
    listed $149,900 Active 486-char remark

    Show marketing remark (486 chars)

    Welcome to this beautiful home in the heart of Needville. This updated one bedroom, one bath home with a study area sits on an oversized corner lot. The eat in kitchen has granite countertops, ample storage and plenty of room for a dining table. The spacious front porch is great for relaxing or entertaining and the 10,000 square foot lot leaves room for so many options. Newer roof, no HOA, not in a flood zone and low taxes! Call today to schedule your showing of this charming home!

16. 2026-04-16
    historical
17. 2026-03-19
    price $159,900
18. 2026-02-13
    price $167,000
19. 2025-11-22
    price $174,900
20. 2025-11-07
    listed $185,000 Active
21. 2019-05-21
    soldstatus Sold
22. 2019-05-21
    soldstatus
23. 2019-05-04
    status Pending
24. 2019-04-29
    status Option Pending
25. 2019-04-22
    price $117,500
26. 2019-04-22
    status Active
27. 2019-04-22
    status Pending
28. 2019-04-15
    status Option Pending
29. 2019-02-25
    price $120,000
30. 2019-01-03
    price $125,000
31. 2018-11-30
    listed $135,000 Active
32. 2018-06-20
    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: $3,525 · $294/mo
• Projected year-2 tax: $3,525 · $294/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $18,010
• − Mortgage interest: −$8,397
• − Property taxes: −$3,525
• − Insurance: −$750
• − Repairs & maintenance: −$1,441
• − Management: −$1,441
• − Depreciation: −$4,361
• Taxable loss: −$1,904
• Est. tax savings @ 24.0%: +$457
• After-tax cash flow: $977/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: Needville ISD
• NCES district ID: 4832310
• Math proficiency: 55% ▲ 1.00%
• Reading proficiency: 55% ▬ 0.00%
• Median HH income: $62,900
• Composite: 48.17/100
• National rank: #2176
• State rank: #95 of 826 in TX

Livability — Needville

• Score: 75/100
• State rank: #137
• US rank: #3992

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Needville, TX
• 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

+11.0% since first listed

18 events — show timeline

• 2026-04-17 Listed $149,900 HARMLS
• 2026-04-16 Listing Removed — HARMLS
• 2026-03-19 Price Changed $159,900 HARMLS
• 2026-02-13 Price Changed $167,000 HARMLS
• 2025-11-22 Price Changed $174,900 HARMLS
• 2025-11-07 Listed $185,000 HARMLS
• 2019-05-21 Sold (Public Records) — Public Records
• 2019-05-21 Sold (MLS) — HARMLS
• 2019-05-04 Pending — HARMLS
• 2019-04-29 Pending — HARMLS
• 2019-04-22 Price Changed $117,500 HARMLS
• 2019-04-22 Relisted — HARMLS
• 2019-04-22 Pending — HARMLS
• 2019-04-15 Pending — HARMLS
• 2019-02-25 Price Changed $120,000 HARMLS
• 2019-01-03 Price Changed $125,000 HARMLS
• 2018-11-30 Listed $135,000 HARMLS
• 2018-06-20 Sold (Public Records) — Public Records

Property tax history

+21.2%/yr

Latest (2025): $3,525 · -2.2% YoY. Source: county tax records.