815 Fields St · Richmond, TX 77469

$151,997

4 bd · 2.0 ba · 1,152 sqft · SingleFamily public records · 2 Days on market

Built 2002 Good condition 4,499 sqft lot $132/sqft · 8% below area Est $165k · 8% under

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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 +30.0/30.0
• ARV discount +11.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Schools +3.3/10.0
• 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

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $152k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $816 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $152k).
• Cap rate 12.7% vs local median 2.8% 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: crime C-, amenities F, commute 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.
• Zoned schools: T L Pink El (math 32% / reading 25%, grade F, #2,706 of 4,322 statewide, top 63%, 486 students, 93% FRL); Lamar J H (math 30% / reading 34%, grade F, #971 of 1,662 statewide, top 60%, 1,246 students, 71% FRL); Lamar Cons H S (math 26% / reading 48%, grade F, #897 of 1,632 statewide, top 57%, 1,762 students, 62% FRL) — zoned schools average 75% FRL vs 43% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% at this address vs 52% district-wide (-19 pts) — the specific schools serving this property underperform the Lamar CISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.8%/yr); 1645 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $43k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $37k (20%) 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 $151,997

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.65% ✓
• Cap rate: 12.73%
• Cash-on-cash: 23.00%
• DSCR: 2.02
• GRM: 5.0

CMA / ARV

• ARV (median comp): $165,194
• List price: $151,997
• Delta: -3.17%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
903 Fields St	0.03mi	3/1.0 (-1)	1,090 (-5%)	0mo	$159,900	$147	80
806 Center St	0.26mi	4/2.0	1,152 (0%)	24mo	$184,900	$161	68
419 Clay St	0.39mi	3/2.0 (-1)	1,051 (-9%)	5mo	$249,000	$237	58
705 N 4th St	0.39mi	3/1.0 (-1)	1,050 (-9%)	0mo	$60,000	$57	58
406 Collins Rd	0.28mi	4/2.0	1,279 (+11%)	14mo	$150,000	$117	57
1202 Fort St	0.51mi	3/2.0 (-1)	1,217 (+6%)	12mo	$250,000	$205	51
1716 Carver Ave	0.48mi	3/2.0 (-1)	1,190 (+3%)	24mo	$160,000	$134	47
1302 Austin St	0.57mi	3/1.0 (-1)	1,275 (+11%)	1mo	$248,900	$195	46
1206 Fort St	0.50mi	3/2.0 (-1)	1,241 (+8%)	23mo	$240,000	$193	40
809 Barrett St	0.74mi	3/1.0 (-1)	1,134 (-2%)	17mo	$135,000	$119	39
1105 Yorktown St	0.68mi	3/1.0 (-1)	988 (-14%)	2mo	$164,900	$167	34

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: 12.3%
• Equity multiple: 1.47×
• Total profit: $20,061
• Equity at exit: $22,663

10-year hold

• IRR: 18.6%
• Equity multiple: 2.32×
• Total profit: $56,331
• Equity at exit: $13,142

Cash invested: $42,559 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 7 active · 5 under contract
• Months of supply: 8.4 mo (12%/mo absorbed)
• Median asking: $170,000 ($156/sqft)
• Median days on market: 21 d
• This list price: 14% of active listings are priced below it
• ARV vs active asking: -8.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77469

• Home prices YoY: -25.1%
• Rents YoY: -1.8%
• Active inventory: 1645
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,515 medium
• Mortgage (P&I): −$797
• Tax from tax record: −$311 /mo · $3,733/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$528
• Net cashflow: $816

Break-even live

Break-even rent $1,483

Max offer price $151,997

Occupancy floor 63%

Sensitivity live

Price	-10% $902	-5% $859	+0% $816	+5% $773	+10% $730
Rent	-10% $617	-5% $716	+0% $816	+5% $915	+10% $1,014
Rate	-1.0pp $892	-0.5pp $854	base $816	+0.5pp $776	+1.0pp $736

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: $37,999
• Closing costs: $4,560
• Club membership (one-time): —
• 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	66d	1	0.48mi
4932 Vancouver Blvd Richmond, TX	3.0	2.0	1321	$3,500	$2.65	62d	1	1.28mi

Listing history 50 events

1. 2026-08-08
   pricedays on market $151,997 Active 2 DOM
2. 2026-08-07
   remarks 572-char remark
3. 2026-08-07
   pricedays on marketlisting id $157,997 Active 1 DOM
4. 2026-07-30
   days on market $159,957 Active 151 DOM
5. 2026-07-28
   days on market $159,957 Active 150 DOM
6. 2026-07-26
   days on market $159,957 Active 148 DOM
7. 2026-07-24
   days on market $159,957 Active 146 DOM
8. 2026-07-23
   days on market $159,957 Active 145 DOM
9. 2026-07-22
   days on market $159,957 Active 144 DOM
10. 2026-07-21
    days on market $159,957 Active 143 DOM
11. 2026-07-20
    days on market $159,957 Active 142 DOM
12. 2026-07-18
    days on market $159,957 Active 140 DOM
13. 2026-07-18
    days on market $159,957 Active 139 DOM
14. 2026-07-16
    days on market $159,957 Active 138 DOM
15. 2026-07-15
    days on market $159,957 Active 137 DOM
16. 2026-07-14
    days on market $159,957 Active 136 DOM
17. 2026-07-13
    days on market $159,957 Active 135 DOM
18. 2026-07-13
    days on market $159,957 Active 134 DOM
19. 2026-07-11
    days on market $159,957 Active 133 DOM
20. 2026-07-10
    days on market $159,957 Active 132 DOM
21. 2026-07-09
    days on market $159,957 Active 131 DOM
22. 2026-07-07
    days on market $159,957 Active 129 DOM
23. 2026-07-06
    days on market $159,957 Active 128 DOM
24. 2026-07-06
    days on market $159,957 Active 127 DOM
25. 2026-07-05
    days on market $159,957 Active 126 DOM
26. 2026-07-04
    price $159,957 Active 125 DOM
27. 2026-07-03
    days on market $179,000 Active 125 DOM
28. 2026-07-02
    days on market $179,000 Active 124 DOM
29. 2026-07-01
    days on market $179,000 Active 123 DOM
30. 2026-06-30
    days on market $179,000 Active 122 DOM
31. 2026-06-29
    days on market $179,000 Active 121 DOM
32. 2026-06-28
    days on market $179,000 Active 120 DOM
33. 2026-06-27
    days on market $179,000 Active 119 DOM
34. 2026-06-26
    days on market $179,000 Active 118 DOM
35. 2026-06-24
    days on market $179,000 Active 116 DOM
36. 2026-06-22
    days on market $179,000 Active 114 DOM
37. 2026-06-21
    days on market $179,000 Active 113 DOM
38. 2026-06-18
    days on market $179,000 Active 110 DOM
39. 2026-06-17
    days on market $179,000 Active 109 DOM
40. 2026-06-16
    days on market $179,000 Active 108 DOM
41. 2026-06-15
    days on market $179,000 Active 107 DOM
42. 2026-06-13
    days on market $179,000 Active 105 DOM
43. 2026-06-10
    days on market $179,000 Active 101 DOM
44. 2026-06-08
    days on market $179,000 Active 100 DOM
45. 2026-06-07
    days on market $179,000 Active 99 DOM
46. 2026-06-04
    days on market $179,000 Active 96 DOM
47. 2026-06-03
    days on market $179,000 Active 95 DOM
48. 2026-06-02
    days on market $179,000 Active 94 DOM
49. 2026-06-01
    days on market $179,000 Active 93 DOM
50. 2026-05-31
    days on market $179,000 Active 92 DOM

ⓘ 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: −$8,514
• − Property taxes: −$3,733
• − Insurance: −$760
• − Repairs & maintenance: −$2,415
• − Management: −$2,415
• − Depreciation: −$4,422
• Taxable income: $7,926
• Est. tax owed @ 24.0%: −$1,902
• After-tax cash flow: $7,886/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.

Condition & rehab AI · 9 photos

Good 80/100 Cosmetic rehab Est. rehab $5,760–$17,280 screening

This single-family home is in good condition with a good condition score of 80. It has a good kitchen, bathrooms, and exterior. The home is move-in ready with minor cosmetic updates needed to enhance its curb appeal and value.

Components & finishes AI

Flooring laminate Counters granite

Value-add opportunities

• Both paint exterior and landscaping — enhances curb appeal and value ↑
• Resale install new flooring in bathrooms — improves aesthetics and functionality ↑
• Resale install new kitchen appliances — modernizes the space and adds value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 33/100

Zoned Schools

Elementary T L Pink El F TX #2,706/4,322 Nat'l #28,012/41,679 High Lamar Cons H S F TX #897/1,632 Nat'l #9,001/17,239

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

B Composite livability gradescore 70/100

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 · 1,004,526 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: 9% of renters

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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%

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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%

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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

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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.