6989 Chasewood Dr · Houston, TX 77489

$120,000

3 bd · 3.0 ba · 1,728 sqft · SingleFamily public records · 124 Days on market

Built 1974 1,598 sqft lot $69/sqft · at area comps Est $120k · at est. $220/mo HOA · 11% of rent ↓ 20% since listing

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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 +29.2/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.7/10.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Spacious two-story brick townhome offering 3 bedrooms and 3 full bathrooms across approximately 1,728 square feet. The home includes a dedicated dining area, generously sized bedrooms, a private patio perfect for outdoor relaxation, and assigned parking. Located in an established community in Missouri City, the property provides easy access to major thoroughfares including Highway 6 and the Fort Bend Parkway Toll Road, with nearby shopping and dining options just minutes away. Offered as-is, this home presents a fantastic opportunity for investors or buyers looking to add personal touches and unlock its full potential.

Key facts

• Private patio
• Assigned parking
• $220 HOA

Tags

• TWO STORY BRICK TOWNHOME
• DEDICATED DINING AREA
• PRIVATE PATIO
• ASSIGNED PARKING
• ESTABLISHED COMMUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 3.2% in Houston — 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 74/100 on livability (#184 in TX, #4,771 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: schools D, crime F.
• Fort Bend ISD (suburban): math 44% / reading 53% proficiency, ranked #140 of 826 in TX (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 186 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).
• This rent runs 31% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $169 of equity ($830 loan paydown + $-661 appreciation (-0.6% local appreciation)).
• Fort Bend County population projected at +75% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-0.6% appreciation + 0.3% rent growth), your $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 12% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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.
9. 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.
10. 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: 1.60% ✓
• Cap rate: 10.49%
• Cash-on-cash: 15.00%
• DSCR: 1.67
• GRM: 5.2

CMA / ARV

• ARV (median comp): $119,958
• List price: $120,000
• Delta: 0.04%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7612 Goudin Dr	0.26mi	3/2.5	1,699 (-2%)	2mo	$165,000	$97	81
7027 Dickson Way	0.33mi	3/2.0	1,782 (+3%)	3mo	$245,000	$137	73
7018 Roberson Rd	0.35mi	3/2.5	1,670 (-3%)	7mo	$220,000	$132	70
7102 Bahia Ln	0.26mi	3/2.0	1,837 (+6%)	7mo	$180,000	$98	68
15403 Blueridge Rd	0.35mi	4/2.0 (+1)	1,833 (+6%)	0mo	$249,999	$136	64
6734 Indian Lake Dr	0.52mi	3/2.0	1,654 (-4%)	4mo	$230,000	$139	61
15043 Four Winds Dr	0.42mi	3/2.0	1,612 (-7%)	6mo	$273,000	$169	60
15206 Ridingwood Dr	0.28mi	3/2.0	1,980 (+15%)	3mo	$294,786	$149	56
7822 Chasecreek Dr	0.74mi	3/2.0	1,654 (-4%)	0mo	$225,000	$136	54
14602 Steeplechase Dr	0.60mi	3/2.0	1,612 (-7%)	7mo	$165,000	$102	51
15818 Galling Dr	0.72mi	3/2.0	1,662 (-4%)	8mo	$230,000	$138	49
15903 Kenbrook Dr	0.68mi	3/2.0	1,487 (-14%)	1mo	$245,000	$165	40

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

Projected returns pro-forma

-0.55% appreciation · 0.34% rent growth · sell at horizon

5-year hold

• IRR: 10.2%
• Equity multiple: 1.46×
• Total profit: $15,348
• Equity at exit: $31,574

10-year hold

• IRR: 13.3%
• Equity multiple: 2.23×
• Total profit: $41,472
• Equity at exit: $35,433

Cash invested: $33,600 (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 77489

• Home prices YoY: -0.2%
• Rents YoY: 0.3%
• Active inventory: 186
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,919 high
• Mortgage (P&I): −$629
• Tax from tax record: −$197 /mo · $2,364/yr
• Insurance: −$50
• HOA: −$220
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $420

Break-even live

Break-even rent $1,388

Max offer price $120,000

Occupancy floor 73%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15703 Baybriar Dr Missouri City, TX	3.0	2.0	1252	$1,615	$1.29	19d	1	0.49mi
15823 Baybriar Dr Missouri City, TX	3.0	2.0	1335	$1,641	$1.23	5d	1	0.65mi
6610 Rowell Ct Missouri City, TX	3.0	2.0	1753	$2,056	$1.17	5d	1	0.70mi
507 Whippoorwill Dr Missouri City, TX	3.0	2.0	1970	$1,925	$0.98	43d	1	0.81mi
6406 Summer Ridge Dr Missouri City, TX	3.0	2.0	1624	$1,958	$1.21	2d	1	0.95mi
712 Beechbend Dr Missouri City, TX	4.0	2.5	2245	$2,250	$1.00	20d	1	1.04mi
13960 Hillcroft St Unit 425 Houston, TX	2.0	2.0	1332	$1,540	$1.16	7d	1	1.11mi
13960 Hillcroft St Unit 2174 Houston, TX	2.0	2.0	1332	$1,532	$1.15	2d	1	1.11mi
13960 Hillcroft St Unit 14017 Houston, TX	2.0	2.0	1332	$1,540	$1.16	15d	1	1.11mi
16211 Corsair Rd Houston, TX	3.0	2.0	1139	$1,813	$1.59	24d	1	1.28mi
13939 Hillcroft Ave Unit 13976 Houston, TX	2.0	2.0	1089	$1,703	$1.56	20d	1	1.30mi
13939 Hillcroft Ave Unit 13972 Houston, TX	3.0	2.0	1404	$2,164	$1.54	20d	1	1.30mi
13939 Hillcroft Ave Houston, TX	1.0–3.0	1.0–2.0	985	$2,254	$2.29	3d	22	1.30mi
16310 Setter Ct Missouri City, TX	3.0	2.0	1672	$1,700	$1.02	43d	1	1.31mi
16322 Petaluma Dr Houston, TX	3.0	2.5	1876	$1,770	$0.94	15d	1	1.32mi
16432 Chimney Rock Rd Unit 16465 Houston, TX	3.0	2.0	1349	$1,524	$1.13	43d	1	1.41mi
16432 Chimney Rock Rd Unit 3112 Houston, TX	3.0	2.0	1349	$1,481	$1.10	2d	1	1.41mi
16432 Chimney Rock Rd Unit 3174 Houston, TX	3.0	2.0	1349	$1,513	$1.12	10d	1	1.41mi
1215 New Tree Ln Missouri City, TX	3.0	2.0	1323	$1,725	$1.30	12d	1	1.46mi

HOA detail

• Monthly dues: $220 · $2,640/yr
• Likely covers: parking

Listing history 20 events

1. 2026-06-18
   days on market $120,000 Active 124 DOM
2. 2026-06-17
   days on market $120,000 Active 123 DOM
3. 2026-06-16
   days on market $120,000 Active 122 DOM
4. 2026-06-15
   days on market $120,000 Active 121 DOM
5. 2026-06-13
   days on market $120,000 Active 119 DOM
6. 2026-06-09
   days on market $120,000 Active 115 DOM
7. 2026-06-07
   days on market $120,000 Active 113 DOM
8. 2026-06-04
   days on market $120,000 Active 110 DOM
9. 2026-06-03
   days on market $120,000 Active 109 DOM
10. 2026-06-02
    days on market $120,000 Active 108 DOM
11. 2026-06-01
    days on market $120,000 Active 107 DOM
12. 2026-05-31
    days on market $120,000 Active 106 DOM
13. 2026-02-14
    listed $120,000 Active 626-char remark

    Show marketing remark (626 chars)

    Spacious two-story brick townhome offering 3 bedrooms and 3 full bathrooms across approximately 1,728 square feet. The home includes a dedicated dining area, generously sized bedrooms, a private patio perfect for outdoor relaxation, and assigned parking. Located in an established community in Missouri City, the property provides easy access to major thoroughfares including Highway 6 and the Fort Bend Parkway Toll Road, with nearby shopping and dining options just minutes away. Offered as-is, this home presents a fantastic opportunity for investors or buyers looking to add personal touches and unlock its full potential.

14. 2026-01-16
    historical
15. 2026-01-08
    price $115,000
16. 2025-06-29
    price $125,000
17. 2025-06-09
    price $140,000
18. 2025-04-04
    listed $150,000 Active
19. 2000-01-28
    soldstatus
20. 1998-11-13
    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: $2,364 · $197/mo
• Projected year-2 tax: $2,364 · $197/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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,031
• − Mortgage interest: −$6,722
• − Property taxes: −$2,364
• − Insurance: −$600
• − Repairs & maintenance: −$1,842
• − Management: −$1,842
• − HOA: −$2,640
• − Depreciation: −$3,491
• Taxable income: $3,529
• Est. tax owed @ 24.0%: −$847
• After-tax cash flow: $4,192/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: Fort Bend ISD
• NCES district ID: 4819650
• Math proficiency: 44% ▼ -15.00%
• Reading proficiency: 53% ▼ -4.00%
• Median HH income: $82,360
• Composite: 44.61/100
• National rank: #2779
• State rank: #140 of 826 in TX

Livability — Houston

• Score: 74/100
• State rank: #184
• US rank: #4771

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Houston, TX
• County: Fort Bend County · 836,777 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 39,292
• Household income: $74,689
• Rent vs Own: 22.9% rent · 77.1% own
• Severe rent burden: 1121.0

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: Majority Black (60%)
• Race & ethnicity: Black 60% Hispanic / Latino 29% Two or more races 13% White 4% Asian 3%
• Hispanic origin (detail): Mexican 17%
• Foreign-born: 16% · Canada, Vietnam
• Languages at home: 73% English-only · Spanish 22% Vietnamese 1% Other Asian/Pacific 1%

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: ▼ -0.55%
• Current HPI: 288.1306
• Rent YoY: ▲ 0.34%
• 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

-20.0% since first listed

8 events — show timeline

• 2026-02-14 Listed $120,000 HARMLS
• 2026-01-16 Listing Removed — HARMLS
• 2026-01-08 Price Changed $115,000 HARMLS
• 2025-06-29 Price Changed $125,000 HARMLS
• 2025-06-09 Price Changed $140,000 HARMLS
• 2025-04-04 Listed $150,000 HARMLS
• 2000-01-28 Sold (Public Records) — Public Records
• 1998-11-13 Sold (Public Records) — Public Records

Property tax history

+5.3%/yr

Latest (2025): $2,364 · +3.5% YoY. Source: county tax records.