815 Fields St · Richmond, TX 77469

$179,000

4 bd · 2.0 ba · 1,152 sqft · SingleFamily public records · 110 Days on market

Built 2002 4,499 sqft lot $155/sqft · at area comps Est $174k · at est.

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Why this score? — see what drove the B- 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 +29.9/30.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +6.3/15.0
• 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

Cute 3 bedroom, 2 bath home with an open floor plan. Kitchen with breakfast nook, opens up into living room, formal dining could be 4th bedroom if needing more room. Rooms are nice size. Back yard has privacy fencing.

Key facts

• 4,499 sq ft lot
• Built 2002
• Listed 109 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $663 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $179k).
• Recommended offer: $163k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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); 1332 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $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 110 days — a 9% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $10k (5%) 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,890 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 1.41% ✓
• Cap rate: 10.74%
• Cash-on-cash: 15.87%
• DSCR: 1.71
• GRM: 5.9

CMA / ARV

• ARV (median comp): $174,246
• List price: $179,000
• Delta: 2.73%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
508 Center St	0.14mi	4/2.0	1,128 (-2%)	24mo	$220,000	$195	70
806 Center St	0.26mi	4/2.0	1,152 (0%)	22mo	$184,900	$161	69
419 Clay St	0.39mi	3/2.0 (-1)	1,051 (-9%)	3mo	$249,000	$237	59
406 Collins Rd	0.28mi	4/2.0	1,279 (+11%)	12mo	$150,000	$117	58
1202 Fort St	0.51mi	3/2.0 (-1)	1,217 (+6%)	11mo	$250,000	$205	53
1716 Carver Ave	0.48mi	3/2.0 (-1)	1,190 (+3%)	22mo	$160,000	$134	48
1206 Fort St	0.50mi	3/2.0 (-1)	1,241 (+8%)	21mo	$240,000	$193	41
809 Barrett St	0.74mi	3/1.0 (-1)	1,134 (-2%)	16mo	$135,000	$119	41
1105 Yorktown St	0.68mi	3/1.0 (-1)	988 (-14%)	1mo	$164,900	$167	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: 3.2%
• Equity multiple: 1.12×
• Total profit: $5,929
• Equity at exit: $26,689

10-year hold

• IRR: 9.5%
• Equity multiple: 1.63×
• Total profit: $31,405
• Equity at exit: $15,477

Cash invested: $50,120 (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: 1332
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,515 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$311 /mo · $3,733/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$528
• Net cashflow: $663

Break-even live

Break-even rent $1,676

Max offer price $179,000

Occupancy floor 69%

Sensitivity live

Price	-10% $764	-5% $713	+0% $663	+5% $612	+10% $561
Rent	-10% $464	-5% $563	+0% $663	+5% $762	+10% $862
Rate	-1.0pp $753	-0.5pp $708	base $663	+0.5pp $616	+1.0pp $569

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	17d	1	0.48mi
4932 Vancouver Blvd Richmond, TX	3.0	2.0	1321	$3,500	$2.65	13d	1	1.28mi

Listing history 23 events

1. 2026-06-18
   days on market $179,000 Active 110 DOM
2. 2026-06-17
   days on market $179,000 Active 109 DOM
3. 2026-06-16
   days on market $179,000 Active 108 DOM
4. 2026-06-15
   days on market $179,000 Active 107 DOM
5. 2026-06-13
   days on market $179,000 Active 105 DOM
6. 2026-06-10
   days on market $179,000 Active 101 DOM
7. 2026-06-08
   days on market $179,000 Active 100 DOM
8. 2026-06-07
   days on market $179,000 Active 99 DOM
9. 2026-06-04
   days on market $179,000 Active 96 DOM
10. 2026-06-03
    days on market $179,000 Active 95 DOM
11. 2026-06-02
    days on market $179,000 Active 94 DOM
12. 2026-06-01
    days on market $179,000 Active 93 DOM
13. 2026-05-31
    days on market $179,000 Active 92 DOM
14. 2026-03-25
    price $179,000
15. 2026-02-28
    listed $189,000 Active
16. 2022-11-28
    soldstatus
17. 2022-03-02
    soldstatus
18. 2016-12-29
    soldstatus
19. 2016-12-28
    soldstatus Sold 217-char remark

    Show marketing remark (217 chars)

    Cute 3 bedroom, 2 bath home with an open floor plan. Kitchen with breakfast nook, opens up into living room, formal dining could be 4th bedroom if needing more room. Rooms are nice size. Back yard has privacy fencing.

20. 2016-12-06
    status Pending, Continue to Show 217-char remark

    Show marketing remark (217 chars)

    Cute 3 bedroom, 2 bath home with an open floor plan. Kitchen with breakfast nook, opens up into living room, formal dining could be 4th bedroom if needing more room. Rooms are nice size. Back yard has privacy fencing.

21. 2016-11-25
    status Option Pending 217-char remark

    Show marketing remark (217 chars)

    Cute 3 bedroom, 2 bath home with an open floor plan. Kitchen with breakfast nook, opens up into living room, formal dining could be 4th bedroom if needing more room. Rooms are nice size. Back yard has privacy fencing.

22. 2016-11-09
    listed $81,500 Active 217-char remark

    Show marketing remark (217 chars)

    Cute 3 bedroom, 2 bath home with an open floor plan. Kitchen with breakfast nook, opens up into living room, formal dining could be 4th bedroom if needing more room. Rooms are nice size. Back yard has privacy fencing.

23. 2002-04-08
    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: $3,733 · $311/mo
• Projected year-2 tax: $3,733 · $311/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 ≥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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,185
• − Mortgage interest: −$10,027
• − Property taxes: −$3,733
• − Insurance: −$895
• − Repairs & maintenance: −$2,415
• − Management: −$2,415
• − Depreciation: −$5,207
• Taxable income: $5,493
• Est. tax owed @ 24.0%: −$1,318
• After-tax cash flow: $6,635/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
• 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

+119.6% since first listed

10 events — show timeline

• 2026-03-25 Price Changed $179,000 HARMLS
• 2026-02-28 Listed $189,000 HARMLS
• 2022-11-28 Sold (Public Records) — Public Records
• 2022-03-02 Sold (Public Records) — Public Records
• 2016-12-29 Sold (Public Records) — Public Records
• 2016-12-28 Sold (MLS) — HARMLS
• 2016-12-06 Pending — HARMLS
• 2016-11-25 Pending — HARMLS
• 2016-11-09 Listed $81,500 HARMLS
• 2002-04-08 Sold (Public Records) — Public Records

Property tax history

+6.6%/yr

Latest (2025): $3,733 · -27.2% YoY. Source: county tax records.