107 N 10th St · Richmond, TX 77469

$149,999

1 bd · 1.0 ba · 823 sqft · SingleFamily public records · 13 Days on market

Built 1935 3,149 sqft lot

---

Why this score? — see what drove the D- 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 +11.7/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.5/5.0
• DSCR +3.4/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this beautifully remodeled 3-bedroom, 2-bath residence nestled in a quiet, established neighborhood. This move-in-ready home features a stunning updated kitchen with new appliances, beautifully remodeled bathrooms, new luxury vinyl plank flooring throughout, a new AC system, and fresh interior paint. Thoughtfully updated with modern finishes while maintaining its charm, this home offers comfort, style, and convenience for everyday living. Whether you're a first-time homebuyer or looking to downsize, this property is ready for its next owner. Schedule your showing today and see all this wonderful home has to offer!

Key facts

• Remodeled kitchen
• New ac system
• Updated bathrooms

Tags

• REMODELED KITCHEN
• UPDATED BATHROOMS
• NEW AC SYSTEM
• LUXURY VINYL PLANK FLOORING
• FRESH INTERIOR PAINT

Property features AI

Finance

• Other: Seller disclosure available
• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1935; Entry level: First floor
• Construction: Block foundation; Composition roof; Construction materials listed as unknown
• Exterior features: Located in a subdivision; Lot approximately 3,150 sq ft

Interior

• Kitchen: Dishwasher; Disposal; Microwave
• Bedrooms: Primary bedroom on the first floor (approx. 10 x 10); Bedroom on the first floor (approx. 10 x 10); Bedroom on the first floor (approx. 10 x 10)
• Bathrooms: 2 full bathrooms; Bathroom on the first floor (approx. 8 x 8); Primary bathroom on the first floor (approx. 8 x 8)
• Heating & cooling: Central gas heating; Central electric air conditioning
• Interior features: Dishwasher; Disposal; Microwave; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-44 ($-526/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (21.7% below list).
• Recommended offer: $117k (21.7% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).
• This rent is only 14% of the median local income ($102k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• 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 $117,422 (21.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1935 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.78% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.25%
• DSCR: 0.94
• GRM: 10.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.6%
• Equity multiple: 0.27×
• Total profit: $-30,559
• Equity at exit: $22,365

10-year hold

• IRR: -23.9%
• Equity multiple: -0.04×
• Total profit: $-43,592
• Equity at exit: $12,969

Cash invested: $42,000 (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: 10.6×

Monthly cashflow live

• Estimated rent: $1,174 high
• Mortgage (P&I): −$787
• Tax from tax record: −$122 /mo · $1,468/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $-44

Break-even live

Break-even rent $1,230

Max offer price $142,262

Occupancy floor 99%

Sensitivity live

Price	-10% $41	-5% $-1	+0% $-44	+5% $-86	+10% $-129
Rent	-10% $-137	-5% $-90	+0% $-44	+5% $3	+10% $49
Rate	-1.0pp $32	-0.5pp $-6	base $-44	+0.5pp $-83	+1.0pp $-122

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1217 Westwood Dr Unit 1162 Rosenberg, TX	1.0	1.0	700	$964	$1.38	6d	1	0.68mi
1217 Westwood Dr Unit 1238 Rosenberg, TX	1.0	1.0	700	$999	$1.43	13d	1	0.68mi
1217 Westwood Dr Unit 1047 Rosenberg, TX	1.0	1.0	700	$994	$1.42	0d	1	0.68mi
1217 Westwood Dr Unit 1291 Rosenberg, TX	1.0	1.0	700	$953	$1.36	0d	1	0.75mi
1217 Westwood Dr Unit 1274 Rosenberg, TX	2.0	2.0	900	$1,113	$1.24	0d	1	0.75mi
1217 Westwood Dr Unit 424 Rosenberg, TX	2.0	2.0	900	$1,129	$1.25	6d	1	0.75mi
1217 Westwood Dr Rosenberg, TX	1.0	1.0	700	$953	$1.36	13d	1	0.75mi
1217 Westwood Dr Unit 1268 Rosenberg, TX	1.0	1.0	700	$994	$1.42	44d	1	0.75mi
2010 Thompson Rd Richmond, TX	1.0–2.0	1.0	757	$950	$1.25	0d	2	1.13mi
917 Lane Dr Rosenberg, TX	1.0	1.0	607	$775	$1.28	44d	1	1.26mi
2117 Thompson Rd Richmond, TX	2.0	1.0	966	$975	$1.01	44d	1	1.31mi
207 Golfview Dr Richmond, TX	1.0	1.0	771	$1,216	$1.58	44d	1	1.32mi
4719 Reading Rd Rosenberg, TX	1.0–2.0	1.0–2.0	820	$1,195	$1.46	6d	6	1.33mi
1111 Golfview Dr Unit 1162 Richmond, TX	1.0	1.0	771	$1,029	$1.33	44d	1	1.37mi
1111 Golfview Dr Unit 1148 Richmond, TX	2.0	2.0	1000	$1,899	$1.90	44d	1	1.37mi
1111 Golfview Dr Richmond, TX	1.0	1.0	754	$1,080	$1.43	0d	13	1.37mi
4720 Reading Rd Rosenberg, TX	2.0–3.0	1.0–2.0	930	$1,166	$1.25	2d	15	1.40mi

Listing history 8 events

1. 2026-06-21
   statusdays on market $149,999 Pending 13 DOM
2. 2026-06-18
   days on market $149,999 Active 10 DOM
3. 2026-06-17
   days on market $149,999 Active 9 DOM
4. 2026-06-16
   days on market $149,999 Active 8 DOM
5. 2026-06-15
   days on market $149,999 Active 7 DOM
6. 2026-06-13
   days on market $149,999 Active 5 DOM
7. 2026-06-08
   remarks 637-char remark
8. 2026-06-08
   listed $149,999 Active 1 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: $1,468 · $122/mo
• Projected year-2 tax: $2,745 · $229/mo
• Expected delta: +$1,277/yr (+$106/mo · 87.0%)

ⓘ 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 (unshaded) · 22% 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,091
• − Mortgage interest: −$8,402
• − Property taxes: −$1,468
• − Insurance: −$750
• − Repairs & maintenance: −$1,127
• − Management: −$1,127
• − Depreciation: −$4,364
• Taxable loss: −$3,148
• Est. tax savings @ 24.0%: +$755
• After-tax cash flow: $230/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

+25.0% since first listed

14 events — show timeline

• 2026-06-08 Listed $149,999 HARMLS
• 2026-02-12 Listing Removed — HARMLS
• 2026-01-19 Price Changed $99,999 HARMLS
• 2026-01-05 Listed $110,000 HARMLS
• 2025-12-29 Listing Removed — HARMLS
• 2025-12-18 Price Changed $119,800 HARMLS
• 2025-12-08 Relisted — HARMLS
• 2025-12-04 Pending — HARMLS
• 2025-12-01 Price Changed $119,900 HARMLS
• 2025-10-31 Listed $120,000 HARMLS
• 2025-10-28 Sold (Public Records) — Public Records
• 2025-10-07 Sold (Public Records) — Public Records
• 2018-10-15 Sold (Public Records) — Public Records
• 2014-05-30 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,468 · -20.6% YoY. Source: county tax records.