Wingate Plan · Richmond, TX 77406

$371,490

4 bd · 3.0 ba · 2,230 sqft · SingleFamily · 245 Days on market

Good condition ↓ 13% since listing

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Schools +6.2/10.0
• Cash flow +4.9/30.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.1/5.0
• 1% rule +0.7/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Wingate floor plan is an elegant two-story home designed for versatility and comfort, featuring four bedrooms and three bathrooms. This layout is perfectly suited for families seeking ample space and functionality. The first floor hosts an open-concept family room that seamlessly connects to the dining area and a modern kitchen, creating the ideal space for gatherings. A bedroom and full bathroom on the main level offer privacy for guests or multi-generational living. Upstairs, the spacious primary suite boasts a luxurious bathroom with dual vanities and a large walk-in closet. Two additional bedrooms, a shared bathroom, and a versatile loft provide plenty of room for relaxation, work, or play. The two-car garage and additional storage spaces ensure convenience and organization. The Wingate floorplan combines thoughtful design with a warm and inviting atmosphere, making it a standout choice for any lifestyle.

Key facts

• 2 garage spots
• Listed 245 days

🏗️ New construction. The $371,490 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $437,819.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $371k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $286k (22.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $251k (32.6% below list).
• Recommended offer: $251k (32.6% below list) — sets the bar for 1% rule.
• Cap rate 3.4% vs local median 2.8% in Richmond — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Joe Hubenak El (math 57% / reading 61%, grade B-, #455 of 4,322 statewide, top 11%, 1,214 students, 37% FRL); Briscoe J H (math 59% / reading 60%, grade B, #166 of 1,662 statewide, top 11%, 1,914 students, 38% FRL); Foster H S (math 64% / reading 74%, grade B, #141 of 1,632 statewide, top 9%, 2,388 students, 34% FRL).
• Market conditions: Rents soft (-1.6%/yr); 1487 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 $3k of loan paydown is wiped out by about $13k 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 245 days — a 12% lower offer ($327k) is reasonable based on typical stale-listing flexibility.

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 $250,551 (32.6% 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. It's been on market 245 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.57% ✗
• Cap rate: 3.43%
• Cash-on-cash: -10.24%
• DSCR: 0.54
• GRM: 14.6

CMA / ARV

• ARV (median comp): $437,819
• List price: $371,490
• Delta: -15.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11103 Avery Oaks Ln	0.49mi	4/2.0	2,202 (-1%)	1mo	$315,000	$143	70
26711 Stardust Meadow Ct	0.37mi	4/3.5	2,392 (+7%)	1mo	$471,900	$197	68
49 E Kitty Hawk St	0.32mi	3/2.5 (-1)	2,389 (+7%)	0mo	$975,000	$408	66
11130 Overland Trail Dr	0.65mi	4/2.5	2,213 (-1%)	1mo	$285,000	$129	66
10506 Starfire Yellow Dr	0.33mi	4/3.5	2,460 (+10%)	0mo	$434,990	$177	65
26714 Stardust Meadow Ct	0.44mi	4/3.5	2,392 (+7%)	2mo	$458,900	$192	64
10430 Starfire Yellow Dr	0.33mi	4/2.5	1,927 (-14%)	1mo	$399,990	$208	59
26711 Concord Dawn Dr	0.37mi	4/3.0	1,927 (-14%)	2mo	$345,000	$179	59
10518 Starfire Yellow Dr	0.33mi	3/2.5 (-1)	1,985 (-11%)	1mo	$404,990	$204	58
26102 Herschel Heights Ln	0.33mi	3/2.0 (-1)	2,002 (-10%)	2mo	$375,000	$187	58
10818 Cassiopeia Creek Cir	0.17mi	3/2.0 (-1)	1,896 (-15%)	2mo	$360,000	$190	56
11331 Elizabeth Brook Dr	0.67mi	3/2.0 (-1)	1,938 (-13%)	1mo	$304,900	$157	37

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: -38.0%
• Equity multiple: -0.18×
• Total profit: $-144,891
• Equity at exit: $65,280

10-year hold

• IRR: -79.3%
• Equity multiple: -0.96×
• Total profit: $-240,201
• Equity at exit: $37,855

Cash invested: $122,589 (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: 121 active · 54 under contract
• Months of supply: 10.7 mo (9%/mo absorbed)
• Median asking: $432,990 ($189/sqft)
• Median days on market: 94 d
• This list price: 24% of active listings are priced below it
• ARV vs active asking: +4.1% vs current asking $/sqft

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

ZIP-level market 77406

• Home prices YoY: -26.2%
• Rents YoY: -1.6%
• Active inventory: 1487
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $2,506 high
• Mortgage (P&I): −$2,296
• Tax est. 1.5%: −$547 /mo · $6,567/yr
• Insurance: −$182
• HOA: −$0
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $-1,046

Break-even live

Break-even rent $3,830

Max offer price $286,415

Occupancy floor —

Sensitivity live

Price	-10% $-744	-5% $-895	+0% $-1,046	+5% $-1,198	+10% $-1,349
Rent	-10% $-1,244	-5% $-1,145	+0% $-1,046	+5% $-947	+10% $-848
Rate	-1.0pp $-826	-0.5pp $-935	base $-1,046	+0.5pp $-1,160	+1.0pp $-1,275

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: $109,455
• Closing costs: $13,135
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26831 Chandrila Vista CT Richmond, TX	3.0	2.0	1740	$2,300	$1.32	12d	1	0.01mi
10503 Shinning Dawn Way Richmond, TX	4.0	3.5	2523	$3,399	$1.35	93d	1	0.39mi
11319 Sandermeyer Dr Richmond, TX	5.0	4.0	2895	$2,246	$0.78	4d	1	0.81mi
25810 Palmdale Estate Dr Richmond, TX	4.0	2.0	2008	$2,350	$1.17	93d	1	0.89mi
26122 Serenity Oaks Dr Richmond, TX	4.0	3.0	2438	$2,236	$0.92	25d	1	0.97mi
6411 Tea Tree Dr Katy, TX	4.0	2.5	2168	$6,900	$3.18	93d	1	1.39mi
6411 Tea Tree Dr Katy, TX	4.0	2.5	2168	$6,325	$2.92	4d	1	1.39mi
26439 Richwood Oaks Dr Katy, TX	3.0	2.0	1756	$2,050	$1.17	93d	1	1.40mi

Listing history 38 events

1. 2026-07-14
   days on market $371,490 Active 245 DOM
2. 2026-07-13
   days on market $371,490 Active 244 DOM
3. 2026-07-13
   days on market $371,490 Active 243 DOM
4. 2026-07-11
   days on market $371,490 Active 242 DOM
5. 2026-07-10
   days on market $371,490 Active 241 DOM
6. 2026-07-09
   days on market $371,490 Active 240 DOM
7. 2026-07-07
   days on market $371,490 Active 238 DOM
8. 2026-07-06
   days on market $371,490 Active 237 DOM
9. 2026-07-06
   days on market $371,490 Active 236 DOM
10. 2026-07-05
    days on market $371,490 Active 235 DOM
11. 2026-07-03
    days on market $371,490 Active 234 DOM
12. 2026-07-02
    days on market $371,490 Active 233 DOM
13. 2026-07-01
    days on market $371,490 Active 232 DOM
14. 2026-06-30
    days on market $371,490 Active 231 DOM
15. 2026-06-29
    days on market $371,490 Active 230 DOM
16. 2026-06-28
    days on market $371,490 Active 229 DOM
17. 2026-06-27
    days on market $371,490 Active 228 DOM
18. 2026-06-26
    days on market $371,490 Active 227 DOM
19. 2026-06-24
    days on market $371,490 Active 225 DOM
20. 2026-06-22
    days on market $371,490 Active 223 DOM
21. 2026-06-21
    days on market $371,490 Active 222 DOM
22. 2026-06-18
    days on market $371,490 Active 219 DOM
23. 2026-06-17
    days on market $371,490 Active 218 DOM
24. 2026-06-16
    days on market $371,490 Active 217 DOM
25. 2026-06-15
    days on market $371,490 Active 216 DOM
26. 2026-06-13
    days on market $371,490 Active 214 DOM
27. 2026-06-10
    days on market $371,490 Active 210 DOM
28. 2026-06-08
    days on market $371,490 Active 209 DOM
29. 2026-06-07
    days on market $371,490 Active 208 DOM
30. 2026-06-04
    days on market $371,490 Active 205 DOM
31. 2026-06-03
    days on market $371,490 Active 204 DOM
32. 2026-06-02
    days on market $371,490 Active 203 DOM
33. 2026-06-01
    days on market $371,490 Active 202 DOM
34. 2026-05-31
    days on market $371,490 Active 201 DOM
35. 2026-04-22
    price $371,490 926-char remark

    Show marketing remark (926 chars)

    The Wingate floor plan is an elegant two-story home designed for versatility and comfort, featuring four bedrooms and three bathrooms. This layout is perfectly suited for families seeking ample space and functionality. The first floor hosts an open-concept family room that seamlessly connects to the dining area and a modern kitchen, creating the ideal space for gatherings. A bedroom and full bathroom on the main level offer privacy for guests or multi-generational living. Upstairs, the spacious primary suite boasts a luxurious bathroom with dual vanities and a large walk-in closet. Two additional bedrooms, a shared bathroom, and a versatile loft provide plenty of room for relaxation, work, or play. The two-car garage and additional storage spaces ensure convenience and organization. The Wingate floorplan combines thoughtful design with a warm and inviting atmosphere, making it a standout choice for any lifestyle.

36. 2026-03-03
    price $371,990 926-char remark

    Show marketing remark (926 chars)

    The Wingate floor plan is an elegant two-story home designed for versatility and comfort, featuring four bedrooms and three bathrooms. This layout is perfectly suited for families seeking ample space and functionality. The first floor hosts an open-concept family room that seamlessly connects to the dining area and a modern kitchen, creating the ideal space for gatherings. A bedroom and full bathroom on the main level offer privacy for guests or multi-generational living. Upstairs, the spacious primary suite boasts a luxurious bathroom with dual vanities and a large walk-in closet. Two additional bedrooms, a shared bathroom, and a versatile loft provide plenty of room for relaxation, work, or play. The two-car garage and additional storage spaces ensure convenience and organization. The Wingate floorplan combines thoughtful design with a warm and inviting atmosphere, making it a standout choice for any lifestyle.

37. 2026-02-18
    price $370,990 926-char remark

    Show marketing remark (926 chars)

    The Wingate floor plan is an elegant two-story home designed for versatility and comfort, featuring four bedrooms and three bathrooms. This layout is perfectly suited for families seeking ample space and functionality. The first floor hosts an open-concept family room that seamlessly connects to the dining area and a modern kitchen, creating the ideal space for gatherings. A bedroom and full bathroom on the main level offer privacy for guests or multi-generational living. Upstairs, the spacious primary suite boasts a luxurious bathroom with dual vanities and a large walk-in closet. Two additional bedrooms, a shared bathroom, and a versatile loft provide plenty of room for relaxation, work, or play. The two-car garage and additional storage spaces ensure convenience and organization. The Wingate floorplan combines thoughtful design with a warm and inviting atmosphere, making it a standout choice for any lifestyle.

38. 2025-11-11
    listed $426,990 Active 926-char remark

    Show marketing remark (926 chars)

    The Wingate floor plan is an elegant two-story home designed for versatility and comfort, featuring four bedrooms and three bathrooms. This layout is perfectly suited for families seeking ample space and functionality. The first floor hosts an open-concept family room that seamlessly connects to the dining area and a modern kitchen, creating the ideal space for gatherings. A bedroom and full bathroom on the main level offer privacy for guests or multi-generational living. Upstairs, the spacious primary suite boasts a luxurious bathroom with dual vanities and a large walk-in closet. Two additional bedrooms, a shared bathroom, and a versatile loft provide plenty of room for relaxation, work, or play. The two-car garage and additional storage spaces ensure convenience and organization. The Wingate floorplan combines thoughtful design with a warm and inviting atmosphere, making it a standout choice for any lifestyle.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°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: $30,066
• − Mortgage interest: −$24,525
• − Property taxes: −$6,567
• − Insurance: −$2,189
• − Repairs & maintenance: −$2,405
• − Management: −$2,405
• − Depreciation: −$12,737
• Taxable loss: −$20,762
• Est. tax savings @ 24.0%: +$4,983
• After-tax cash flow: $-7,573/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 · 1 photo

Good 80/100 Cosmetic rehab Est. rehab $11,150–$33,450 screening

The Wingate floor plan is a well-maintained, move-in-ready home with good condition and potential for minor cosmetic upgrades to enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in high-traffic areas — Improves appearance and reduces maintenance ↑
• Both New kitchen appliances — Modernizes the kitchen and adds value ↑
• Both New bathroom fixtures — Enhances bathrooms 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.

C Composite school gradezoned avg 62/100

Zoned Schools

Elementary Joe Hubenak El B- TX #455/4,322 Nat'l #8,048/41,679 Middle Briscoe J H B TX #166/1,662 Nat'l #1,836/14,009 High Foster H S B TX #141/1,632 Nat'l #2,354/17,239

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

• County: Fort Bend County · 1,004,526 people
• City population: 158,237
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 69,918
• Household income: $141,869
• Rent vs Own: 14.4% rent · 85.6% own
• Severe rent burden: 4% 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 0.72)
• Race & ethnicity: White 43% Hispanic / Latino 26% Two or more races 15% Black 14% Asian 12%
• Hispanic origin (detail): Mexican 18% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Romanian 1% Iranian 1%
• Foreign-born: 17% · Canada, Vietnam, China
• Languages at home: 73% English-only · Spanish 14% Other Indo-European 3% Vietnamese 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: ▼ -79.18%
• Current HPI: 222.9525
• Rent YoY: ▼ -1.61%
• 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

-13.0% since first listed

4 events — show timeline

• 2026-04-22 Price Changed $371,490 Zillow
• 2026-03-03 Price Changed $371,990 Zillow
• 2026-02-18 Price Changed $370,990 Zillow
• 2025-11-11 Listed $426,990 Zillow