8135 Vacek Meadows Loop · Richmond, TX 77469

$255,000

3 bd · 2.0 ba · 1,342 sqft · SingleFamily public records · 113 Days on market

Built 2022 Good condition 5,501 sqft lot Garage $190/sqft · 8% below area Est $278k · 8% under $42/mo HOA · 2% of rent

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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).

• ARV discount +11.2/15.0
• Cash flow +7.7/30.0
• Schools +5.4/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• 1% rule +3.0/10.0
• Rent growth +2.0/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Key facts

• 5,501 sq ft lot
• 2 garage spots
• Built 2022

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-291 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (20.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (20.1% below list).
• Recommended offer: $204k (20.1% below list) — sets the bar for cash-flow.
• Cap rate 4.9% vs local median 2.7% 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.
• Needville ISD (rural): math 55% / reading 55% proficiency, ranked #95 of 826 in TX (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Needville El (math 58% / reading 53%, grade C, #587 of 4,322 statewide, top 14%, 1,129 students, 49% FRL); Needville Middle (math 56% / reading 56%, grade B-, #234 of 1,662 statewide, top 14%, 819 students, 45% FRL); Needville H S (math 50% / reading 56%, grade C-, #437 of 1,632 statewide, top 27%, 1,067 students, 41% FRL).
• Market conditions: Rents soft (-1.8%/yr); 1951 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 77d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 90% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $8k 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 113 days — a 9% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago 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: major flood risk; 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 $203,653 (20.1% 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 113 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 4.93%
• Cash-on-cash: -4.89%
• DSCR: 0.78
• GRM: 10.4

CMA / ARV

• ARV (median comp): $278,037
• List price: $255,000
• Delta: -8.29%
• 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
10810 Jowart Ct	0.27mi	3/2.0	1,373 (+2%)	9mo	$245,000	$178	76
7523 Tipton Meadow Way	0.24mi	3/2.0	1,420 (+6%)	5mo	$274,900	$194	75
7515 Tipton Meadow Way	0.22mi	3/2.0	1,420 (+6%)	6mo	$274,900	$194	75
7534 Tipton Meadow Way	0.27mi	3/2.0	1,420 (+6%)	7mo	$274,900	$194	72
10623 Millet Ct	0.24mi	3/2.0	1,420 (+6%)	11mo	$271,900	$191	70
7514 Thrips Ln	0.28mi	3/2.0	1,420 (+6%)	9mo	$274,900	$194	70
10611 Millet Ct	0.26mi	3/2.0	1,420 (+6%)	10mo	$274,900	$194	70
8019 Vacek Meadows Loop	0.15mi	3/2.0	1,536 (+14%)	0mo	$259,900	$169	68
7511 Thrips Ln	0.26mi	3/2.0	1,420 (+6%)	13mo	$273,900	$193	67
7519 Thrips Ln	0.27mi	3/2.0	1,420 (+6%)	13mo	$271,900	$191	66
7527 Thrips Ln	0.29mi	3/2.0	1,420 (+6%)	13mo	$273,900	$193	66
10722 Millet Ct	0.17mi	3/2.0	1,536 (+14%)	6mo	$269,000	$175	63

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: -28.3%
• Equity multiple: 0.08×
• Total profit: $-65,688
• Equity at exit: $38,021

10-year hold

• IRR: -46.4%
• Equity multiple: -0.45×
• Total profit: $-103,639
• Equity at exit: $22,048

Cash invested: $71,400 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 10 active · 4 under contract
• Months of supply: 5.5 mo (18%/mo absorbed)
• Median asking: $276,394 ($199/sqft)
• Median days on market: 426 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +4.3% 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: 1951
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,037 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$414 /mo · $4,973/yr
• Insurance: −$106
• HOA: −$42
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $-291

Break-even live

Break-even rent $2,405

Max offer price $203,653

Occupancy floor —

Sensitivity live

Price	-10% $-146	-5% $-218	+0% $-291	+5% $-363	+10% $-435
Rent	-10% $-452	-5% $-371	+0% $-291	+5% $-210	+10% $-130
Rate	-1.0pp $-162	-0.5pp $-226	base $-291	+0.5pp $-357	+1.0pp $-424

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: $63,750
• Closing costs: $7,650
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10718 Millet Ct Richmond, TX	3.0	2.0	1862	$1,900	$1.02	117d	1	0.16mi
7523 Tipton Meadow Way Richmond, TX	3.0	2.0	1420	$1,850	$1.30	139d	1	0.21mi
7535 Tipton Meadow Way Richmond, TX	3.0	2.0	1116	$1,827	$1.64	139d	1	0.24mi
7539 Tipton Meadow Way Richmond, TX	3.0	2.0	1420	$1,850	$1.30	139d	1	0.25mi
7542 Tipton Meadow Way Richmond, TX	3.0	2.0	1116	$1,825	$1.64	49d	1	0.26mi
7603 Tipton Meadow Way Richmond, TX	4.0	2.0	1778	$2,040	$1.15	94d	1	0.26mi
7602 Tipton Meadow Way Richmond, TX	3.0	2.0	1620	$1,955	$1.21	51d	1	0.27mi
7607 Tipton Meadow Way Richmond, TX	3.0	2.0	1116	$1,825	$1.64	94d	1	0.27mi
7606 Tipton Meadow Way Richmond, TX	3.0	2.0	1420	$1,905	$1.34	49d	1	0.29mi
7610 Tipton Meadow Way Richmond, TX	4.0	2.0	1778	$2,040	$1.15	48d	1	0.29mi
7614 Tipton Meadow Way Richmond, TX	3.0	2.0	1620	$1,955	$1.21	74d	1	0.30mi
7619 Tipton Meadow Way Richmond, TX	3.0	2.0	1420	$1,905	$1.34	20d	1	0.30mi
7618 Tipton Meadow Way Richmond, TX	3.0	2.0	1420	$1,815	$1.28	74d	1	0.31mi
7622 Thrips Ln Richmond, TX	3.0	2.0	1620	$1,995	$1.23	18d	1	0.32mi
7626 Tipton Meadow Way Richmond, TX	3.0	2.0	1620	$1,955	$1.21	76d	1	0.32mi
7630 Tipton Meadow Way Richmond, TX	4.0	2.0	1778	$2,040	$1.15	76d	1	0.33mi
7638 Tipton Meadow Way Richmond, TX	3.0	2.0	1420	$1,905	$1.34	85d	1	0.35mi
7642 Tipton Meadow Way Richmond, TX	4.0	2.0	1778	$2,040	$1.15	83d	1	0.36mi
7715 Vacek Meadows Loop Richmond, TX	3.0	2.0	1366	$1,889	$1.38	74d	1	0.39mi
10714 Gossypium Ct Richmond, TX	3.0–4.0	2.0–2.5	1727	$1,850	$1.07	83d	1	0.80mi

Property features AI

Finance

• HOA & community: Vacek Country Meadows Homeowners associationAnnual association fee of $500

Exterior

• Parking: Attached garage with 2 spaces
• Security: Smoke detectors
• Utilities: Public waterPublic sewer
• Home design: Residential propertyFull ownershipSlab foundationComposition roofBuilt in 2022
• Construction: Brick and wood siding construction
• Exterior features: Covered patioPatioDeckFenced backyardSubdivision lot settingConcrete road surface

Interior

• Kitchen: Includes dishwasher, disposal, microwave, and refrigerator
• Bedrooms: Primary bedroom on the first floor (approx. 12 x 14)Bedroom on the first floor (approx. 10 x 9)Bedroom on the first floor (approx. 10 x 9)
• Flooring: CarpetLaminate
• Bathrooms: 2 full bathroomsPrimary bathroom on the first floor (approx. 12 x 8)Bathroom on the first floor (approx. 7 x 7)
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: DishwasherDisposalMicrowaveRefrigerator
• Laundry & utility: Utility room (approx. 7 x 6)

Listing history 50 events

1. 2026-09-24
   days on market $255,000 Active 113 DOM
2. 2026-09-23
   days on market $255,000 Active 112 DOM
3. 2026-09-22
   days on market $255,000 Active 111 DOM
4. 2026-09-21
   days on market $255,000 Active 110 DOM
5. 2026-09-20
   days on market $255,000 Active 109 DOM
6. 2026-09-19
   days on market $255,000 Active 108 DOM
7. 2026-09-18
   days on market $255,000 Active 107 DOM
8. 2026-09-17
   days on market $255,000 Active 106 DOM
9. 2026-09-16
   days on market $255,000 Active 105 DOM
10. 2026-09-15
    days on market $255,000 Active 104 DOM
11. 2026-09-14
    days on market $255,000 Active 103 DOM
12. 2026-09-13
    days on market $255,000 Active 102 DOM
13. 2026-09-12
    days on market $255,000 Active 101 DOM
14. 2026-09-11
    days on market $255,000 Active 100 DOM
15. 2026-09-05
    days on market $255,000 Active 94 DOM
16. 2026-09-04
    days on market $255,000 Active 93 DOM
17. 2026-09-02
    days on market $255,000 Active 91 DOM
18. 2026-08-31
    days on market $255,000 Active 89 DOM
19. 2026-08-29
    days on market $255,000 Active 87 DOM
20. 2026-08-28
    days on market $255,000 Active 86 DOM
21. 2026-08-27
    days on market $255,000 Active 85 DOM
22. 2026-08-26
    days on market $255,000 Active 84 DOM
23. 2026-08-25
    days on market $255,000 Active 83 DOM
24. 2026-08-24
    days on market $255,000 Active 82 DOM
25. 2026-08-23
    days on market $255,000 Active 81 DOM
26. 2026-08-22
    days on market $255,000 Active 80 DOM
27. 2026-08-21
    days on market $255,000 Active 79 DOM
28. 2026-08-20
    days on market $255,000 Active 78 DOM
29. 2026-08-19
    days on market $255,000 Active 77 DOM
30. 2026-08-18
    days on market $255,000 Active 76 DOM
31. 2026-08-17
    days on market $255,000 Active 75 DOM
32. 2026-08-16
    days on market $255,000 Active 74 DOM
33. 2026-08-15
    days on market $255,000 Active 73 DOM
34. 2026-08-14
    days on market $255,000 Active 72 DOM
35. 2026-08-13
    days on market $255,000 Active 71 DOM
36. 2026-08-12
    days on market $255,000 Active 70 DOM
37. 2026-08-11
    days on market $255,000 Active 69 DOM
38. 2026-08-10
    days on market $255,000 Active 68 DOM
39. 2026-08-09
    days on market $255,000 Active 67 DOM
40. 2026-08-08
    days on market $255,000 Active 66 DOM
41. 2026-08-06
    days on market $255,000 Active 64 DOM
42. 2026-08-05
    days on market $255,000 Active 63 DOM
43. 2026-08-04
    days on market $255,000 Active 62 DOM
44. 2026-08-03
    days on market $255,000 Active 61 DOM
45. 2026-07-31
    days on market $255,000 Active 58 DOM
46. 2026-07-30
    days on market $255,000 Active 57 DOM
47. 2026-07-30
    days on market $255,000 Active 56 DOM
48. 2026-07-28
    days on market $255,000 Active 55 DOM
49. 2026-07-26
    days on market $255,000 Active 53 DOM
50. 2026-07-24
    days on market $255,000 Active 51 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: $4,973 · $414/mo
• Projected year-2 tax: $4,973 · $414/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 6/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $24,444
• − Mortgage interest: −$14,284
• − Property taxes: −$4,973
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,956
• − Management: −$1,956
• − HOA: −$504
• − Depreciation: −$7,418
• Taxable loss: −$7,921
• Est. tax savings @ 24.0%: +$1,901
• After-tax cash flow: $-1,587/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 · 7 photos

Good 80/100 Cosmetic rehab Est. rehab $6,710–$20,130 screening

This single-family home is in good condition with a cosmetic rehab level, featuring modern appliances, a well-maintained exterior, and neutral interior decor. It has potential for further value increases through minor exterior updates and interior improvements.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Replace carpet with hardwood throughout — Improves aesthetics and increases value ↑
• Both Install smart home features — Enhances convenience and marketability ↑

ⓘ 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.

D Composite school gradezoned avg 54/100

Zoned Schools

Elementary Needville El C TX #587/4,322 Nat'l #9,513/41,679 High Needville H S C- TX #437/1,632 Nat'l #4,893/17,239

Schools (NCES district)

• District: Needville ISD
• NCES district ID: 4832310
• Math proficiency: 55% ▲ 1.00%
• Reading proficiency: 55% ▬ 0.00%
• Median HH income: $62,900
• Composite: 48.17/100
• National rank: #2176
• State rank: #95 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): 69,826
• 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

Property features AI

Finance

• HOA & community: Vacek Country Meadows Homeowners associationAnnual association fee of $500

Exterior

• Parking: Attached garage with 2 spaces
• Security: Smoke detectors
• Utilities: Public waterPublic sewer
• Home design: Residential propertyFull ownershipSlab foundationComposition roofBuilt in 2022
• Construction: Brick and wood siding construction
• Exterior features: Covered patioPatioDeckFenced backyardSubdivision lot settingConcrete road surface

Interior

• Kitchen: Includes dishwasher, disposal, microwave, and refrigerator
• Bedrooms: Primary bedroom on the first floor (approx. 12 x 14)Bedroom on the first floor (approx. 10 x 9)Bedroom on the first floor (approx. 10 x 9)
• Flooring: CarpetLaminate
• Bathrooms: 2 full bathroomsPrimary bathroom on the first floor (approx. 12 x 8)Bathroom on the first floor (approx. 7 x 7)
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: DishwasherDisposalMicrowaveRefrigerator
• Laundry & utility: Utility room (approx. 7 x 6)

Price history

+12650.0% since first listed

9 events — show timeline

• 2026-06-03 Listed $255,000 HARMLS
• 2026-01-16 Rental Removed $1,675 HARMLS
• 2026-01-16 Price Changed $1,675 HARMLS
• 2025-12-07 Price Changed $1,700 HARMLS
• 2025-12-06 Price Changed $1,850 HARMLS
• 2025-08-13 Listed for Rent $1,900 HARMLS
• 2025-08-04 Sold (Public Records) — Public Records
• 2024-08-07 Rental Removed $2,000 HARMLS
• 2024-07-31 Listed for Rent $2,000 HARMLS

Property tax history

+87.9%/yr

Latest (2025): $4,973 · +6.6% YoY. Source: county tax records.