1716 Maiden Ln · Richmond, TX 77469

$198,000

3 bd · 2.0 ba · 1,320 sqft · SingleFamily public records · 56 Days on market

Built 1974 7,126 sqft lot $150/sqft · 17% above area Est $231k · 14% under ↓ 10% 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 +18.5/30.0
• ARV discount +13.9/15.0
• DSCR +5.8/10.0
• 1% rule +5.1/10.0
• Schools +4.6/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

House is ready for move-in, clean, ready for cosmetic updates. Plumbing has been replaced with pex, some electrical updates, recent roof. Big paneled living room, open to kitchen & breakfast area with patio beyond. Laundry room, central bath. Fully fenced, culverts. A second or half bath can easily be added by the 4th bedroom so bring your imagination & make this one yours! Huge double lot, quiet street, gated for privacy, big yard for play & planting plus a huge covered side patio for fabulous parties, 3 car carport & garage. Property includes Lot 15 E 1/2). Rooms have not been measured, please confirm. One garage was converted into 4th bedroom, still has a detached garage with 2-3 car carport. On the other side of the house is a wonderful big covered patio, large back yard with covered, enclosed patio in back, plenty of room for gardening. It's ready for move-in & update how you want it.

Key facts

• Fully fenced
• Big covered patio
• Large back yard

Tags

• BIG COVERED PATIO
• LARGE BACK YARD
• COVERED ENCLOSED PATIO
• FULLY FENCED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $198k.

Deal economics

• At list price, monthly cash flow is $189 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $198k).
• Recommended offer: $192k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 2.6% in Richmond — 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 70/100 on livability (#363 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: schools C-, crime C-, 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: Rents soft (-1.8%/yr); 1344 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $6k 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 56 days — a 3% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $22k (10%) 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,060 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.01% ✓
• Cap rate: 7.44%
• Cash-on-cash: 4.10%
• DSCR: 1.18
• GRM: 8.2

CMA / ARV

• ARV (median comp): $230,669
• List price: $198,000
• Delta: -14.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
406 Collins Rd	0.18mi	4/2.0 (+1)	1,279 (-3%)	12mo	$150,000	$117	71
1716 Carver Ave	0.09mi	3/2.0	1,190 (-10%)	22mo	$160,000	$134	61
803 Cub Ln	0.46mi	4/1.0 (+1)	1,395 (+6%)	10mo	$159,900	$115	52
1202 Fort St	0.73mi	3/2.0	1,217 (-8%)	11mo	$250,000	$205	44
1206 Fort St	0.73mi	3/2.0	1,241 (-6%)	21mo	$240,000	$193	38
806 Center St	0.39mi	4/2.0 (+1)	1,152 (-13%)	22mo	$184,900	$161	37
508 Center St	0.35mi	4/2.0 (+1)	1,128 (-14%)	24mo	$220,000	$195	35

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -13.4%
• Equity multiple: 0.53×
• Total profit: $-25,861
• Equity at exit: $29,522

10-year hold

• IRR: -10.1%
• Equity multiple: 0.47×
• Total profit: $-29,547
• Equity at exit: $17,119

Cash invested: $55,440 (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 77469

• Home prices YoY: -25.1%
• Rents YoY: -1.8%
• Active inventory: 1344
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,010 high
• Mortgage (P&I): −$1,038
• Tax from tax record: −$277 /mo · $3,329/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $189

Break-even live

Break-even rent $1,770

Max offer price $198,000

Occupancy floor 86%

Sensitivity live

Price	-10% $302	-5% $245	+0% $189	+5% $133	+10% $77
Rent	-10% $31	-5% $110	+0% $189	+5% $269	+10% $348
Rate	-1.0pp $289	-0.5pp $240	base $189	+0.5pp $138	+1.0pp $86

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: $49,500
• Closing costs: $5,940
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1108 Fort St Unit 1108 Richmond, TX	3.0	1.0	1000	$1,450	$1.45	18d	1	0.76mi
1217 Westwood Dr Unit 1274 Rosenberg, TX	2.0	2.0	900	$1,113	$1.24	0d	1	0.92mi
1217 Westwood Dr Unit 424 Rosenberg, TX	2.0	2.0	900	$1,129	$1.25	6d	1	0.92mi
4932 Vancouver Blvd Richmond, TX	3.0	2.0	1321	$3,500	$2.65	14d	1	1.04mi
1308 Wilson Dr Rosenberg, TX	3.0	2.0	1835	$2,171	$1.18	45d	1	1.08mi
4719 Reading Rd Rosenberg, TX	1.0–2.0	1.0–2.0	820	$1,450	$1.77	6d	6	1.36mi
4720 Reading Rd Rosenberg, TX	2.0–3.0	1.0–2.0	930	$1,422	$1.53	3d	15	1.45mi
4726 Reading Rd Rosenberg, TX	3.0	2.0	1060	$1,275	$1.20	45d	1	1.46mi

Listing history 22 events

1. 2026-06-21
   days on market $198,000 Active 56 DOM
2. 2026-06-18
   days on market $198,000 Active 53 DOM
3. 2026-06-17
   days on market $198,000 Active 52 DOM
4. 2026-06-16
   days on market $198,000 Active 51 DOM
5. 2026-06-15
   days on market $198,000 Active 50 DOM
6. 2026-06-13
   days on market $198,000 Active 48 DOM
7. 2026-06-10
   days on market $198,000 Active 44 DOM
8. 2026-06-08
   days on market $198,000 Active 43 DOM
9. 2026-06-07
   days on market $198,000 Active 42 DOM
10. 2026-06-04
    days on market $198,000 Active 39 DOM
11. 2026-06-03
    days on market $198,000 Active 38 DOM
12. 2026-06-02
    days on market $198,000 Active 37 DOM
13. 2026-06-01
    days on market $198,000 Active 36 DOM
14. 2026-05-31
    days on market $198,000 Active 35 DOM
15. 2026-05-01
    status Active 932-char remark

    Show marketing remark (932 chars)

    House is ready for move-in, clean, ready for cosmetic updates. Plumbing has been replaced with pex, some electrical updates, recent roof. Big paneled living room, open to kitchen & breakfast area with patio beyond. Laundry room, central bath. Fully fenced, culverts. A second or half bath can easily be added by the 4th bedroom so bring your imagination & make this one yours! Huge double lot, quiet street, gated for privacy, big yard for play & planting plus a huge covered side patio for fabulous parties, 3 car carport & garage. Property includes Lot 15 E 1/2). Rooms have not been measured, please confirm. One garage was converted into 4th bedroom, still has a detached garage with 2-3 car carport. On the other side of the house is a wonderful big covered patio, large back yard with covered, enclosed patio in back, plenty of room for gardening. It's ready for move-in & update how you want it.

16. 2026-05-01
    status Pending 932-char remark

    Show marketing remark (932 chars)

    House is ready for move-in, clean, ready for cosmetic updates. Plumbing has been replaced with pex, some electrical updates, recent roof. Big paneled living room, open to kitchen & breakfast area with patio beyond. Laundry room, central bath. Fully fenced, culverts. A second or half bath can easily be added by the 4th bedroom so bring your imagination & make this one yours! Huge double lot, quiet street, gated for privacy, big yard for play & planting plus a huge covered side patio for fabulous parties, 3 car carport & garage. Property includes Lot 15 E 1/2). Rooms have not been measured, please confirm. One garage was converted into 4th bedroom, still has a detached garage with 2-3 car carport. On the other side of the house is a wonderful big covered patio, large back yard with covered, enclosed patio in back, plenty of room for gardening. It's ready for move-in & update how you want it.

17. 2026-04-25
    status Pending 932-char remark

    Show marketing remark (932 chars)

    House is ready for move-in, clean, ready for cosmetic updates. Plumbing has been replaced with pex, some electrical updates, recent roof. Big paneled living room, open to kitchen & breakfast area with patio beyond. Laundry room, central bath. Fully fenced, culverts. A second or half bath can easily be added by the 4th bedroom so bring your imagination & make this one yours! Huge double lot, quiet street, gated for privacy, big yard for play & planting plus a huge covered side patio for fabulous parties, 3 car carport & garage. Property includes Lot 15 E 1/2). Rooms have not been measured, please confirm. One garage was converted into 4th bedroom, still has a detached garage with 2-3 car carport. On the other side of the house is a wonderful big covered patio, large back yard with covered, enclosed patio in back, plenty of room for gardening. It's ready for move-in & update how you want it.

18. 2026-04-25
    historical 932-char remark

    Show marketing remark (932 chars)

    House is ready for move-in, clean, ready for cosmetic updates. Plumbing has been replaced with pex, some electrical updates, recent roof. Big paneled living room, open to kitchen & breakfast area with patio beyond. Laundry room, central bath. Fully fenced, culverts. A second or half bath can easily be added by the 4th bedroom so bring your imagination & make this one yours! Huge double lot, quiet street, gated for privacy, big yard for play & planting plus a huge covered side patio for fabulous parties, 3 car carport & garage. Property includes Lot 15 E 1/2). Rooms have not been measured, please confirm. One garage was converted into 4th bedroom, still has a detached garage with 2-3 car carport. On the other side of the house is a wonderful big covered patio, large back yard with covered, enclosed patio in back, plenty of room for gardening. It's ready for move-in & update how you want it.

19. 2026-04-23
    status Pending 932-char remark

    Show marketing remark (932 chars)

    House is ready for move-in, clean, ready for cosmetic updates. Plumbing has been replaced with pex, some electrical updates, recent roof. Big paneled living room, open to kitchen & breakfast area with patio beyond. Laundry room, central bath. Fully fenced, culverts. A second or half bath can easily be added by the 4th bedroom so bring your imagination & make this one yours! Huge double lot, quiet street, gated for privacy, big yard for play & planting plus a huge covered side patio for fabulous parties, 3 car carport & garage. Property includes Lot 15 E 1/2). Rooms have not been measured, please confirm. One garage was converted into 4th bedroom, still has a detached garage with 2-3 car carport. On the other side of the house is a wonderful big covered patio, large back yard with covered, enclosed patio in back, plenty of room for gardening. It's ready for move-in & update how you want it.

20. 2026-03-25
    price $198,000 932-char remark

    Show marketing remark (932 chars)

    House is ready for move-in, clean, ready for cosmetic updates. Plumbing has been replaced with pex, some electrical updates, recent roof. Big paneled living room, open to kitchen & breakfast area with patio beyond. Laundry room, central bath. Fully fenced, culverts. A second or half bath can easily be added by the 4th bedroom so bring your imagination & make this one yours! Huge double lot, quiet street, gated for privacy, big yard for play & planting plus a huge covered side patio for fabulous parties, 3 car carport & garage. Property includes Lot 15 E 1/2). Rooms have not been measured, please confirm. One garage was converted into 4th bedroom, still has a detached garage with 2-3 car carport. On the other side of the house is a wonderful big covered patio, large back yard with covered, enclosed patio in back, plenty of room for gardening. It's ready for move-in & update how you want it.

21. 2025-11-05
    price $190,000 932-char remark

    Show marketing remark (932 chars)

    House is ready for move-in, clean, ready for cosmetic updates. Plumbing has been replaced with pex, some electrical updates, recent roof. Big paneled living room, open to kitchen & breakfast area with patio beyond. Laundry room, central bath. Fully fenced, culverts. A second or half bath can easily be added by the 4th bedroom so bring your imagination & make this one yours! Huge double lot, quiet street, gated for privacy, big yard for play & planting plus a huge covered side patio for fabulous parties, 3 car carport & garage. Property includes Lot 15 E 1/2). Rooms have not been measured, please confirm. One garage was converted into 4th bedroom, still has a detached garage with 2-3 car carport. On the other side of the house is a wonderful big covered patio, large back yard with covered, enclosed patio in back, plenty of room for gardening. It's ready for move-in & update how you want it.

22. 2025-07-31
    listed $219,900 Active 932-char remark

    Show marketing remark (932 chars)

    House is ready for move-in, clean, ready for cosmetic updates. Plumbing has been replaced with pex, some electrical updates, recent roof. Big paneled living room, open to kitchen & breakfast area with patio beyond. Laundry room, central bath. Fully fenced, culverts. A second or half bath can easily be added by the 4th bedroom so bring your imagination & make this one yours! Huge double lot, quiet street, gated for privacy, big yard for play & planting plus a huge covered side patio for fabulous parties, 3 car carport & garage. Property includes Lot 15 E 1/2). Rooms have not been measured, please confirm. One garage was converted into 4th bedroom, still has a detached garage with 2-3 car carport. On the other side of the house is a wonderful big covered patio, large back yard with covered, enclosed patio in back, plenty of room for gardening. It's ready for move-in & update how you want it.

ⓘ 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: $3,329 · $277/mo
• Projected year-2 tax: $3,623 · $302/mo
• Expected delta: +$295/yr (+$25/mo · 8.9%)

ⓘ 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 ≥110°F today · 25 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: $24,116
• − Mortgage interest: −$11,091
• − Property taxes: −$3,329
• − Insurance: −$990
• − Repairs & maintenance: −$1,929
• − Management: −$1,929
• − Depreciation: −$5,760
• Taxable loss: −$912
• Est. tax savings @ 24.0%: +$219
• After-tax cash flow: $2,492/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 — Richmond

• Score: 70/100
• State rank: #363
• US rank: #7780

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Richmond, TX
• County: Fort Bend County · 836,777 people
• City population: 158,237
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 69,826
• Household income: $102,125
• Rent vs Own: 20.6% rent · 79.4% own
• Severe rent burden: 1292.0

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: Highly diverse neighborhood (Simpson 0.76)
• Race & ethnicity: Hispanic / Latino 29% White 27% Black 25% Two or more races 15% Asian 15%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Romanian 1% Lithuanian 1%
• Foreign-born: 24% · Canada, Vietnam, China
• Languages at home: 65% English-only · Spanish 17% Other Indo-European 7% Other Asian/Pacific 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: ▼ -78.66%
• Current HPI: 234.9892
• Rent YoY: ▼ -1.81%
• 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

-10.0% since first listed

8 events — show timeline

• 2026-05-01 Relisted — HARMLS
• 2026-05-01 Pending — HARMLS
• 2026-04-25 Pending — HARMLS
• 2026-04-25 Listing Removed — HARMLS
• 2026-04-23 Pending — HARMLS
• 2026-03-25 Price Changed $198,000 HARMLS
• 2025-11-05 Price Changed $190,000 HARMLS
• 2025-07-31 Listed $219,900 HARMLS

Property tax history

+2.9%/yr

Latest (2025): $3,329 · +9.5% YoY. Source: county tax records.