7515 Londres Dr · Mission Bend, TX 77083

$210,000

3 bd · 3.0 ba · 1,294 sqft · SingleFamily public records · 13 Days on market

Built 1981 6,067 sqft lot Est $228k · 8% under $40/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).

• Cash flow +13.5/30.0
• ARV discount +11.0/15.0
• Schools +4.5/10.0
• 1% rule +4.1/10.0
• DSCR +4.1/10.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this inviting home in the established Mission Bend community. Where affordability, comfort and functionality come together beautifully. The seller just got the foundation done, the roof fixed and the whole outside painted. Basically the heavy lifting and major cost related items were taken care off. Now this home waits for a buyer to puts its own finishing and unique touches inside. The home is close to major roads like Hwy 1464 and tollway 1093. You r minutes away from Katy or Sugarland. Basically this home is perfectly located for an amazing price. If you r looking for a starter home or an investment inside the city. You cannot beat this opportunity. Come and see the possibili

Key facts

• Roof fixed
• Foundation done
• Close to major roads

Tags

• MISSION BEND COMMUNITY
• FOUNDATION DONE
• ROOF FIXED
• OUTSIDE PAINTED
• CLOSE TO MAJOR ROADS
• MINUTES AWAY FROM KATY

Property features AI

Finance

• HOA & community: Part of Mission Bend South association; Trail(s) on community grounds; Community pool; Association fee $476 annually (includes common areas)

Exterior

• Parking: Attached garage; Converted garage; Driveway
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; Faces west; Built in 1981; Slab foundation
• Construction: Brick and wood siding construction; Composition roof
• Exterior features: Deck; Patio; Fully fenced yard; Subdivision lot; Concrete road access

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Garbage disposal; Refrigerator
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning (electric)
• Interior features: Wet bar; Breakfast bar; Kitchen open to family room; Tub with shower; 1 fireplace; 9 total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $6 ($72/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (8.7% below list).
• Recommended offer: $192k (8.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.2% in Mission Bend — 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 65/100 on livability (#715 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D-, amenities F, commute 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.
• Zoned schools: Mission Bend El (math 17% / reading 27%, grade F, #3,333 of 4,322 statewide, top 80%, 315 students, 88% FRL); Hodges Bend Middle (math 15% / reading 33%, grade F, #1,301 of 1,662 statewide, top 79%, 849 students, 81% FRL); Alief Isd J J A E P (13 students, 77% FRL) — zoned schools average 82% FRL vs 35% district-wide (47 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 23% at this address vs 48% district-wide (-26 pts) — the specific schools serving this property underperform the Fort Bend ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.9%/yr); 263 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).
• This rent runs 36% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.
• 3 sale attempts since 22y 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: moderate 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 $191,750 (8.7% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D 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?
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: 0.91% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.12%
• DSCR: 1.01
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $227,744
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7423 Londres Dr	0.05mi	3/2.0	1,294 (0%)	5mo	$224,999	$174	90
7523 La Place Dr	0.17mi	3/2.5	1,200 (-7%)	5mo	$159,000	$133	74
7334 Tetela Dr	0.37mi	3/2.0	1,244 (-4%)	0mo	$249,999	$201	72
7411 Trabajo Dr	0.23mi	3/2.5	1,200 (-7%)	8mo	$165,000	$138	69
7627 Tierra Verde Dr	0.24mi	3/2.0	1,156 (-11%)	8mo	$228,000	$197	61
7530 Tierra Verde Dr	0.28mi	3/2.0	1,148 (-11%)	5mo	$200,000	$174	60
7215 Caracas Dr	0.30mi	3/2.0	1,111 (-14%)	1mo	$220,000	$198	58
16350 Villaret Dr	0.73mi	3/2.0	1,275 (-2%)	8mo	$224,000	$176	53
6822 Zapata Dr	0.74mi	4/2.0 (+1)	1,295 (+0%)	6mo	$225,000	$174	51
6806 San Pablo Dr	0.66mi	3/2.0	1,228 (-5%)	7mo	$235,000	$191	51
8126 Soledad Dr	0.52mi	3/2.5	1,144 (-12%)	6mo	$215,000	$188	50
16331 Paso Hondo Dr	0.70mi	3/2.0	1,372 (+6%)	5mo	$199,900	$146	49

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 · 1.89% rent growth · sell at horizon

5-year hold

• IRR: -17.4%
• Equity multiple: 0.39×
• Total profit: $-35,701
• Equity at exit: $31,312

10-year hold

• IRR: -11.6%
• Equity multiple: 0.34×
• Total profit: $-38,834
• Equity at exit: $18,157

Cash invested: $58,800 (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 77083

• Home prices YoY: -19.3%
• Rents YoY: 1.9%
• Active inventory: 263
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,918 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$280 /mo · $3,361/yr
• Insurance: −$88
• HOA: −$40
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $6

Break-even live

Break-even rent $1,910

Max offer price $210,000

Occupancy floor 95%

Sensitivity live

Price	-10% $125	-5% $65	+0% $6	+5% $-53	+10% $-113
Rent	-10% $-145	-5% $-70	+0% $6	+5% $82	+10% $157
Rate	-1.0pp $112	-0.5pp $59	base $6	+0.5pp $-48	+1.0pp $-104

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7506 Tetela Dr Houston, TX	3.0	2.0	1270	$1,856	$1.46	14d	1	0.23mi
7223 Londres Dr Houston, TX	3.0	1.5	1076	$1,720	$1.60	45d	1	0.28mi
6822 Santa Rita Dr Houston, TX	3.0	2.0	1301	$1,510	$1.16	26d	1	0.65mi
16126 Barbarossa Dr Houston, TX	3.0	2.0	1104	$1,719	$1.56	4d	1	0.68mi
16311 Paso Hondo Dr Houston, TX	3.0	2.5	1449	$1,683	$1.16	0d	1	0.73mi
16131 April Ridge Dr Houston, TX	3.0	2.0	1782	$2,000	$1.12	45d	1	0.81mi
8811 FM 1464 Rd Richmond, TX	1.0–2.0	1.0–2.0	971	$2,145	$2.21	0d	32	0.92mi
16717 Westpark Dr Houston, TX	1.0–3.0	1.0–2.0	1042	$2,335	$2.24	4d	38	0.95mi
17000 Bissonnet St Richmond, TX	1.0–2.0	1.0–2.0	950	$1,899	$2.00	0d	41	1.11mi
15770 Bellaire Blvd Houston, TX	1.0–3.0	1.0–2.0	938	$1,680	$1.79	13d	1	1.13mi
8325 Addicks Clodine Rd Houston, TX	1.0–2.0	1.0–2.0	940	$1,975	$2.10	13d	18	1.19mi
8325 Addicks Clodine Rd Unit 421 Houston, TX	2.0	2.0	1080	$1,815	$1.68	7d	1	1.19mi
8325 Addicks Clodine Rd Unit 8362 Houston, TX	2.0	2.0	1080	$1,799	$1.67	0d	1	1.19mi
15511 Evergreen Grove Dr Houston, TX	3.0	2.0	1634	$1,786	$1.09	7d	1	1.31mi
16170 Westpark Dr Houston, TX	2.0	2.0	895	$1,236	$1.38	5d	3	1.36mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 11 events

1. 2026-06-07
   statusdays on market $210,000 Pending 13 DOM
2. 2026-06-04
   days on market $210,000 Active 12 DOM
3. 2026-06-03
   days on market $210,000 Active 11 DOM
4. 2026-06-02
   days on market $210,000 Active 10 DOM
5. 2026-06-01
   days on market $210,000 Active 9 DOM
6. 2026-05-31
   days on market $210,000 Active 8 DOM
7. 2026-05-23
   listed $210,000 Active
8. 2026-04-22
   historical
9. 2026-02-27
   listed $210,000 Active
10. 2004-07-30
    historical
11. 2004-06-24
    listed $105,000

ⓘ 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: $3,361 · $280/mo
• Projected year-2 tax: $3,843 · $320/mo
• Expected delta: +$482/yr (+$40/mo · 14.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 33% 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,010
• − Mortgage interest: −$11,763
• − Property taxes: −$3,361
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,841
• − Management: −$1,841
• − HOA: −$480
• − Depreciation: −$6,109
• Taxable loss: −$3,435
• Est. tax savings @ 24.0%: +$824
• After-tax cash flow: $896/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 — Mission Bend

• Score: 65/100
• State rank: #715
• US rank: #13356

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mission Bend, TX
• County: Harris County · 4,702,590 people
• City population: 74,843
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 73,230
• Household income: $64,418
• Rent vs Own: 35.8% rent · 64.2% own
• Severe rent burden: 2410.0

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 0.72)
• Race & ethnicity: Hispanic / Latino 35% Black 30% Asian 23% Two or more races 14% White 8%
• Hispanic origin (detail): Mexican 16% Puerto Rican 1% Cuban 1%
• Foreign-born: 47% · Canada, Vietnam, China
• Languages at home: 38% English-only · Spanish 29% Vietnamese 11% Other Indo-European 6%

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: ▼ -65.00%
• Current HPI: 271.2157
• Rent YoY: ▲ 1.89%
• 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

+100.0% since first listed

5 events — show timeline

• 2026-05-23 Listed $210,000 HARMLS
• 2026-04-22 Listing Removed — HARMLS
• 2026-02-27 Listed $210,000 HARMLS
• 2004-07-30 Listing Removed — HARMLS
• 2004-06-24 Listed $105,000 HARMLS

Property tax history

+2.5%/yr

Latest (2025): $3,361 · -5.2% YoY. Source: county tax records.