116 June Ct · Richwood, TX 77531

$160,000

4 bd · 2.0 ba · 2,091 sqft · SingleFamily public records · 206 Days on market

Built 1983 0.30 ac lot $77/sqft · 29% below area Est $226k · 29% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.5/10.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

The classic 4-bedroom 2.5-bath two-story on a great over-sized private lot, is ready for some TLC to bring it back to life. The Savvy buyer will see the value in this one. The neighborhood is lush with mature trees, the schools are award-winning, and the house is well laid out with generous rooms. Easy to show!

Key facts

• 0.3 acre lot
• 2 garage spots
• Built 1983

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $660 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 2.1% in Richwood — 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 76/100 on livability (#102 in TX, #3,430 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools C-, amenities F, commute F.
• Brazosport ISD (suburban): math 43% / reading 41% proficiency, ranked #305 of 826 in TX (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 115 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 3,960 units permitted in Brazoria County in 2024 (593 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k appreciation (4.9% local appreciation)).
• Brazoria County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.9% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 206 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask has dropped $88k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $160k implies a 113% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 206 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.55% ✓
• Cap rate: 11.24%
• Cash-on-cash: 17.67%
• DSCR: 1.79
• GRM: 5.4

CMA / ARV

• ARV (median comp): $225,644
• List price: $160,000
• Delta: -29.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
214 N Mahan	0.22mi	4/2.5	2,006 (-4%)	5mo	$369,900	$184	77
64 Poppy Ct	0.43mi	3/2.0 (-1)	2,122 (+2%)	0mo	$499,000	$235	72
111 Sundrop Ln	0.59mi	3/2.0 (-1)	2,058 (-2%)	7mo	$399,999	$194	59
238 Creekside Ln	0.70mi	3/2.0 (-1)	2,058 (-2%)	2mo	$439,900	$214	58
522 Oyster Creek Dr	0.71mi	4/2.5	2,064 (-1%)	10mo	$249,000	$121	55
105 Sundrop Ln	0.56mi	4/2.0	1,914 (-8%)	10mo	$387,500	$202	52
97 Poppy St	0.54mi	3/2.0 (-1)	1,935 (-8%)	10mo	$365,000	$189	49
59 Cinnamon Ct	0.68mi	3/2.0 (-1)	1,844 (-12%)	2mo	$374,900	$203	42
308 Rock Rose Ln	0.57mi	3/2.0 (-1)	1,796 (-14%)	4mo	$375,000	$209	41
111 Sleepy Hollow Dr	0.69mi	3/2.0 (-1)	1,910 (-9%)	11mo	$250,000	$131	39
108 Van Winkle St	0.71mi	3/2.0 (-1)	2,372 (+13%)	2mo	$339,900	$143	38
203 Poppy St	0.73mi	3/2.0 (-1)	1,872 (-10%)	10mo	$335,900	$179	35

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

Projected returns pro-forma

4.93% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.1%
• Equity multiple: 2.75×
• Total profit: $78,419
• Equity at exit: $89,988

10-year hold

• IRR: 27.0%
• Equity multiple: 5.49×
• Total profit: $201,373
• Equity at exit: $154,747

Cash invested: $44,800 (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 77531

• Home prices YoY: 1.6%
• Active inventory: 115
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,487 high
• Mortgage (P&I): −$839
• Tax from tax record: −$399 /mo · $4,786/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $660

Break-even live

Break-even rent $1,651

Max offer price $160,000

Occupancy floor 68%

Sensitivity live

Price	-10% $750	-5% $705	+0% $660	+5% $615	+10% $569
Rent	-10% $463	-5% $562	+0% $660	+5% $758	+10% $856
Rate	-1.0pp $740	-0.5pp $700	base $660	+0.5pp $618	+1.0pp $576

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
403 Magnolia Ln Richwood, TX	5.0	3.5	2560	$2,799	$1.09	44d	1	0.79mi
405 Magnolia Ln Richwood, TX	5.0	3.5	2560	$2,799	$1.09	44d	1	0.80mi
407 Magnolia St Lake Jackson, TX	5.0	3.5	2560	$2,799	$1.09	4d	1	0.80mi
406 Magnolia St Lake Jackson, TX	5.0	3.5	2560	$2,799	$1.09	44d	1	0.81mi
409 Magnolia Ln Richwood, TX	5.0	3.5	2560	$2,799	$1.09	4d	1	0.81mi
410 Magnolia Ln Lake Jackson, TX	5.0	3.5	2560	$2,799	$1.09	13d	1	0.82mi
412 Magnolia St Lake Jackson, TX	5.0	3.5	2560	$2,799	$1.09	25d	1	0.83mi
416 Magnolia Ln Richwood, TX	5.0	3.5	2560	$2,799	$1.09	16d	1	0.84mi
418 Magnolia St Lake Jackson, TX	5.0	3.5	2560	$2,799	$1.09	4d	1	0.85mi
422 Magnolia Ln Lake Jackson, TX	5.0	3.5	2560	$2,799	$1.09	0d	1	0.88mi
428 Magnolia Ln Lake Jackson, TX	5.0	3.5	2560	$2,799	$1.09	0d	1	0.91mi
118 Tamarind St Lake Jackson, TX	3.0	2.0	1900	$2,200	$1.16	8d	1	1.26mi

Listing history 31 events

1. 2026-06-21
   days on market $160,000 Active 206 DOM
2. 2026-06-18
   days on market $160,000 Active 203 DOM
3. 2026-06-17
   days on market $160,000 Active 202 DOM
4. 2026-06-16
   days on market $160,000 Active 201 DOM
5. 2026-06-15
   days on market $160,000 Active 200 DOM
6. 2026-06-13
   days on market $160,000 Active 198 DOM
7. 2026-06-09
   days on market $160,000 Active 194 DOM
8. 2026-06-08
   days on market $160,000 Active 193 DOM
9. 2026-06-07
   days on market $160,000 Active 192 DOM
10. 2026-06-04
    days on market $160,000 Active 189 DOM
11. 2026-06-03
    days on market $160,000 Active 188 DOM
12. 2026-06-02
    days on market $160,000 Active 187 DOM
13. 2026-06-01
    days on market $160,000 Active 186 DOM
14. 2026-05-31
    days on market $160,000 Active 185 DOM
15. 2026-04-07
    status Active 314-char remark

    Show marketing remark (314 chars)

    The classic 4-bedroom 2.5-bath two-story on a great over-sized private lot, is ready for some TLC to bring it back to life. The Savvy buyer will see the value in this one. The neighborhood is lush with mature trees, the schools are award-winning, and the house is well laid out with generous rooms. Easy to show!

16. 2026-04-03
    status Pending 314-char remark

    Show marketing remark (314 chars)

    The classic 4-bedroom 2.5-bath two-story on a great over-sized private lot, is ready for some TLC to bring it back to life. The Savvy buyer will see the value in this one. The neighborhood is lush with mature trees, the schools are award-winning, and the house is well laid out with generous rooms. Easy to show!

17. 2026-03-31
    price $160,000 314-char remark

    Show marketing remark (314 chars)

    The classic 4-bedroom 2.5-bath two-story on a great over-sized private lot, is ready for some TLC to bring it back to life. The Savvy buyer will see the value in this one. The neighborhood is lush with mature trees, the schools are award-winning, and the house is well laid out with generous rooms. Easy to show!

18. 2026-03-18
    price $178,920 314-char remark

    Show marketing remark (314 chars)

    The classic 4-bedroom 2.5-bath two-story on a great over-sized private lot, is ready for some TLC to bring it back to life. The Savvy buyer will see the value in this one. The neighborhood is lush with mature trees, the schools are award-winning, and the house is well laid out with generous rooms. Easy to show!

19. 2026-02-13
    price $208,740 314-char remark

    Show marketing remark (314 chars)

    The classic 4-bedroom 2.5-bath two-story on a great over-sized private lot, is ready for some TLC to bring it back to life. The Savvy buyer will see the value in this one. The neighborhood is lush with mature trees, the schools are award-winning, and the house is well laid out with generous rooms. Easy to show!

20. 2026-01-14
    price $228,620 314-char remark

    Show marketing remark (314 chars)

    The classic 4-bedroom 2.5-bath two-story on a great over-sized private lot, is ready for some TLC to bring it back to life. The Savvy buyer will see the value in this one. The neighborhood is lush with mature trees, the schools are award-winning, and the house is well laid out with generous rooms. Easy to show!

21. 2025-11-22
    listed $248,500 Active 314-char remark

    Show marketing remark (314 chars)

    The classic 4-bedroom 2.5-bath two-story on a great over-sized private lot, is ready for some TLC to bring it back to life. The Savvy buyer will see the value in this one. The neighborhood is lush with mature trees, the schools are award-winning, and the house is well laid out with generous rooms. Easy to show!

22. 2017-12-21
    soldstatus 282-char remark

    Show marketing remark (282 chars)

    Beautiful two story 4BR, 2.5 bath home is ready for a new family. Features a WBFP, built in vanity, and walk in closet. Some fresh interior paint and carpet. New exterior paint. Enjoy family time in the large backyard. Home did not flood during Hurricane Harvey. This is a must see.

23. 2017-12-21
    soldstatus Sold

    Show marketing remark (282 chars)

    Beautiful two story 4BR, 2.5 bath home is ready for a new family. Features a WBFP, built in vanity, and walk in closet. Some fresh interior paint and carpet. New exterior paint. Enjoy family time in the large backyard. Home did not flood during Hurricane Harvey. This is a must see.

24. 2017-12-21
    soldstatus

    Show marketing remark (282 chars)

    Beautiful two story 4BR, 2.5 bath home is ready for a new family. Features a WBFP, built in vanity, and walk in closet. Some fresh interior paint and carpet. New exterior paint. Enjoy family time in the large backyard. Home did not flood during Hurricane Harvey. This is a must see.

25. 2017-11-25
    status Pending
26. 2017-11-16
    status Option Pending
27. 2017-11-07
    price $186,500
28. 2017-07-05
    price $189,900
29. 2017-06-12
    listed $199,900 Active

    Show marketing remark (282 chars)

    Beautiful two story 4BR, 2.5 bath home is ready for a new family. Features a WBFP, built in vanity, and walk in closet. Some fresh interior paint and carpet. New exterior paint. Enjoy family time in the large backyard. Home did not flood during Hurricane Harvey. This is a must see.

30. 2017-06-12
    listed $186,500 282-char remark

    Show marketing remark (282 chars)

    Beautiful two story 4BR, 2.5 bath home is ready for a new family. Features a WBFP, built in vanity, and walk in closet. Some fresh interior paint and carpet. New exterior paint. Enjoy family time in the large backyard. Home did not flood during Hurricane Harvey. This is a must see.

31. 1987-03-01
    soldstatus $75,000

ⓘ 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: $4,786 · $399/mo
• Projected year-2 tax: $4,786 · $399/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) · 23% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥114°F today · 26 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,838
• − Mortgage interest: −$8,962
• − Property taxes: −$4,786
• − Insurance: −$800
• − Repairs & maintenance: −$2,387
• − Management: −$2,387
• − Depreciation: −$4,655
• Taxable income: $5,861
• Est. tax owed @ 24.0%: −$1,407
• After-tax cash flow: $6,511/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: Brazosport ISD
• NCES district ID: 4811190
• Math proficiency: 43% ▼ -6.00%
• Reading proficiency: 41% ▼ -2.00%
• Median HH income: $57,024
• Composite: 36.84/100
• National rank: #4557
• State rank: #305 of 826 in TX

Livability — Richwood

• Score: 76/100
• State rank: #102
• US rank: #3430

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Richwood, TX
• County: Brazoria County · 374,982 people
• City population: 16,260
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 16,406
• Household income: $73,240
• Rent vs Own: 47.7% rent · 52.3% own
• Severe rent burden: 424.0

Population outlook (Brazoria County) Hauer SSP2

• Today (2025): 420,414 people
• By 2030: 457,585 · +8.8%
• By 2040: 532,232 · +26.6%
• By 2050: 605,399 · +44.0%
• By 2075: 779,358 · +85.4%
• By 2100: 883,759 · +110.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Hispanic / Latino 52% White 34% Two or more races 23% Black 10%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Iranian 1% Slovak 1% Romanian 1%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 67% English-only · Spanish 32% Other Indo-European 1%

Political lean MEDSL · Brazoria

• 2024 margin: R (+19.7) · D 39.5% · R 59.2% · Other 1.3%
• 2008→2024 swing: +9.9pp toward D · 2008: -29.6pp · 2024: -19.7pp
• All cycles: 2024: R+19.7 2020: R+18.2 2016: R+24.6 2012: R+34.2 2008: R+29.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.93%
• Current HPI: 307.8644
• Rent YoY: —
• 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

+113.3% since first listed

17 events — show timeline

• 2026-04-07 Relisted — HARMLS
• 2026-04-03 Pending — HARMLS
• 2026-03-31 Price Changed $160,000 HARMLS
• 2026-03-18 Price Changed $178,920 HARMLS
• 2026-02-13 Price Changed $208,740 HARMLS
• 2026-01-14 Price Changed $228,620 HARMLS
• 2025-11-22 Listed $248,500 HARMLS
• 2017-12-21 Sold (Public Records) — Public Records
• 2017-12-21 Sold (MLS) — HARMLS
• 2017-12-21 Sold (MLS) — BCBR
• 2017-11-25 Pending — HARMLS
• 2017-11-16 Pending — HARMLS
• 2017-11-07 Price Changed $186,500 HARMLS
• 2017-07-05 Price Changed $189,900 HARMLS
• 2017-06-12 Listed $199,900 HARMLS
• 2017-06-12 Listed $186,500 BCBR
• 1987-03-01 Sold (Public Records) $75,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $4,786 · +1.3% YoY. Source: county tax records.