Plan 2980 Plan · Richmond, TX 77406

$345,995

4 bd · 2.5 ba · 2,980 sqft · SingleFamily · 282 Days on market

Excellent condition ↓ 8% since listing

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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 +7.5/30.0
• ARV discount +7.5/15.0
• Schools +6.2/10.0
• Condition / age +4.8/5.0
• Livability +3.5/5.0
• 1% rule +2.1/10.0
• Rent growth +2.1/5.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* Gas range * Granite kitchen countertops * Smart thermostat * Stainless steel appliances * Downstairs primary bedroom * Low-E windows * Spacious great room * Kitchen USB charging port * Dedicated laundry room * 6-panel interior doors * WaterSense® labeled faucets * ENERGY STAR® certified home * Close to family friendly parks * Commuter-friendly location * Near local schools * Playground * Pavilion * Splash pad

Key facts

• Smart thermostat
• Gas range
• 2 garage spots

Tags

• GAS RANGE
• GRANITE KITCHEN COUNTERTOPS
• SMART THERMOSTAT
• STAINLESS STEEL APPLIANCES
• DEDICATED LAUNDRY ROOM
• WATERSENSE LABELED FAUCETS

🏗️ New construction. The $345,995 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $360,581.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $346k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-456 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $295k (14.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $258k (25.5% below list).
• Recommended offer: $258k (25.5% below list) — sets the bar for 1% rule.
• Cap rate 4.8% 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: 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); 1947 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $2k of loan paydown is wiped out by about $11k 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 282 days — a 12% lower offer ($304k) is reasonable based on typical stale-listing flexibility.

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 $257,678 (25.5% 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 282 days. Have you received any prior offers? Is the seller open to a 26% 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: 0.71% ✗
• Cap rate: 4.77%
• Cash-on-cash: -5.42%
• DSCR: 0.76
• GRM: 11.7

CMA / ARV

• ARV (median comp): $360,581
• List price: $345,995
• Delta: -4.05%
• 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
25426 Western Sage Ln	0.13mi	3/2.5 (-1)	2,792 (-6%)	1mo	$360,000	$129	77
25422 Junction Meadow Trl	0.23mi	4/2.5	3,107 (+4%)	16mo	$400,000	$129	68
25435 Western Sage Ln	0.13mi	3/2.5 (-1)	2,781 (-7%)	22mo	$389,900	$140	60
25114 Farmdale Ln	0.23mi	4/3.5	3,202 (+7%)	21mo	$450,000	$141	55
8019 Desert Meadow Dr	0.25mi	4/3.5	3,202 (+7%)	21mo	$435,000	$136	54
8206 Briscoe Meadow Ln	0.34mi	4/3.0	2,707 (-9%)	15mo	$449,000	$166	54
25118 Ranger Spur Way	0.44mi	3/2.5 (-1)	2,922 (-2%)	22mo	$359,000	$123	53
10914 Angel Lake Dr	0.72mi	4/2.5	3,024 (+2%)	17mo	$450,000	$149	50
25431 Richton Falls Dr	0.67mi	4/3.0	3,071 (+3%)	18mo	$450,000	$147	46
10606 Beacon Harbor Way	0.71mi	4/3.0	2,644 (-11%)	12mo	$499,000	$189	36
25219 Fisher Colony Dr	0.68mi	4/3.0	2,735 (-8%)	21mo	$402,000	$147	35
25935 Horizon Star Ln	0.71mi	4/3.5	2,600 (-13%)	8mo	$419,774	$161	35

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: -28.9%
• Equity multiple: 0.06×
• Total profit: $-95,000
• Equity at exit: $53,764

10-year hold

• IRR: -46.7%
• Equity multiple: -0.48×
• Total profit: $-149,167
• Equity at exit: $31,176

Cash invested: $100,963 (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: 24 active · 22 under contract
• Months of supply: 8.0 mo (12%/mo absorbed)
• Median asking: $447,500 ($148/sqft)
• Median days on market: 49 d
• This list price: 12% of active listings are priced below it
• ARV vs active asking: -18.3% vs current asking $/sqft

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

ZIP-level market 77406

• Home prices YoY: -26.2%
• Rents YoY: -1.6%
• Active inventory: 1947
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,577 high
• Mortgage (P&I): −$1,891
• Tax est. 1.5%: −$451 /mo · $5,409/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $-456

Break-even live

Break-even rent $3,154

Max offer price $294,563

Occupancy floor —

Sensitivity live

Price	-10% $-207	-5% $-332	+0% $-456	+5% $-581	+10% $-705
Rent	-10% $-660	-5% $-558	+0% $-456	+5% $-354	+10% $-253
Rate	-1.0pp $-275	-0.5pp $-365	base $-456	+0.5pp $-550	+1.0pp $-645

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: $90,145
• Closing costs: $10,817
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25922 Bronze Oak Ct Richmond, TX	4.0	3.0	2073	$1,500	$0.72	10d	1	0.72mi
25922 Bronze Oak Ct Richmond, TX	4.0	3.0	2073	$1,500	$0.72	26d	1	0.72mi
10910 Brighton Gardens Dr Richmond, TX	3.0	2.0	2385	$2,595	$1.09	86d	1	0.73mi
10503 Shinning Dawn Way Richmond, TX	4.0	3.5	2523	$3,399	$1.35	184d	1	0.81mi
25810 Palmdale Estate Dr Richmond, TX	4.0	2.0	2008	$2,350	$1.17	10d	1	0.89mi
10823 Capella Creek Way Richmond, TX	4.0	3.0	2388	$2,600	$1.09	73d	1	0.90mi
9547 Summer River Dr Richmond, TX	4.0	2.0	1930	$2,300	$1.19	91d	1	0.95mi
26138 Flinton Dr Richmond, TX	3.0	2.5	2365	$2,430	$1.03	3d	1	1.01mi
11115 Laguna Heights Ln Richmond, TX	3.0	3.0	2635	$1,500	$0.57	123d	1	1.06mi
24715 Gracefield Haven Ln Richmond, TX	4.0	3.5	3337	$3,425	$1.03	163d	1	1.10mi
11319 Sandermeyer Dr Richmond, TX	5.0	4.0	2895	$2,146	$0.74	69d	1	1.18mi
26407 Polaris Rise Ln Richmond, TX	4.0	3.5	3260	$3,750	$1.15	184d	1	1.20mi
26407 Polaris Rise Ln Richmond, TX	4.0	3.5	3260	$3,750	$1.15	1d	1	1.20mi
11022 Avery Oaks Ln Richmond, TX	4.0	3.5	3295	$2,399	$0.73	10d	1	1.21mi
9743 Stratton Ridge Dr Richmond, TX	4.0	3.5	2699	$2,256	$0.84	43d	1	1.22mi
11431 Windy Cedar Ct Richmond, TX	4.0	4.0	3000	$2,895	$0.96	56d	1	1.29mi
24714 Alaiga Glen Dr Richmond, TX	5.0	4.0	2950	$2,850	$0.97	90d	1	1.32mi
24714 Alaiga Glen Dr Richmond, TX	5.0	4.0	2935	$2,850	$0.97	75d	1	1.32mi
25710 Owl Landing Ln Katy, TX	4.0	3.5	2638	$2,750	$1.04	24d	1	1.47mi
11419 Elizabeth Brook Dr Richmond, TX	4.0	2.5	2450	$2,150	$0.88	2d	1	1.48mi
9419 Sparrow Creek Ct Katy, TX	3.0	2.5	2654	$2,950	$1.11	76d	1	1.49mi

Listing history 50 events

1. 2026-11-08
   days on market $345,995 Active 282 DOM
2. 2026-11-07
   days on market $345,995 Active 281 DOM
3. 2026-11-06
   days on market $345,995 Active 280 DOM
4. 2026-11-06
   price $345,995 Active 279 DOM
5. 2026-11-05
   days on market $355,995 Active 279 DOM
6. 2026-11-04
   days on market $355,995 Active 278 DOM
7. 2026-11-02
   days on market $355,995 Active 276 DOM
8. 2026-11-01
   days on market $355,995 Active 275 DOM
9. 2026-10-31
   days on market $355,995 Active 274 DOM
10. 2026-10-30
    days on market $355,995 Active 273 DOM
11. 2026-10-29
    days on market $355,995 Active 272 DOM
12. 2026-10-28
    days on market $355,995 Active 271 DOM
13. 2026-10-27
    days on market $355,995 Active 270 DOM
14. 2026-10-26
    days on market $355,995 Active 269 DOM
15. 2026-10-26
    days on market $355,995 Active 268 DOM
16. 2026-10-24
    days on market $355,995 Active 267 DOM
17. 2026-10-23
    days on market $355,995 Active 266 DOM
18. 2026-10-22
    days on market $355,995 Active 265 DOM
19. 2026-10-21
    days on market $355,995 Active 264 DOM
20. 2026-10-20
    days on market $355,995 Active 263 DOM
21. 2026-10-19
    days on market $355,995 Active 262 DOM
22. 2026-10-18
    days on market $355,995 Active 261 DOM
23. 2026-10-17
    days on market $355,995 Active 260 DOM
24. 2026-10-16
    days on market $355,995 Active 259 DOM
25. 2026-10-15
    days on market $355,995 Active 258 DOM
26. 2026-10-14
    days on market $355,995 Active 257 DOM
27. 2026-10-13
    days on market $355,995 Active 256 DOM
28. 2026-10-12
    days on market $355,995 Active 255 DOM
29. 2026-10-11
    days on market $355,995 Active 254 DOM
30. 2026-10-10
    days on market $355,995 Active 253 DOM
31. 2026-10-09
    days on market $355,995 Active 252 DOM
32. 2026-10-08
    days on market $355,995 Active 251 DOM
33. 2026-10-07
    days on market $355,995 Active 250 DOM
34. 2026-10-06
    days on market $355,995 Active 249 DOM
35. 2026-10-05
    days on market $355,995 Active 248 DOM
36. 2026-10-04
    days on market $355,995 Active 247 DOM
37. 2026-10-04
    days on market $355,995 Active 246 DOM
38. 2026-10-02
    days on market $355,995 Active 245 DOM
39. 2026-10-01
    pricedays on market $355,995 Active 244 DOM
40. 2026-09-30
    days on market $365,995 Active 243 DOM
41. 2026-09-29
    days on market $365,995 Active 242 DOM
42. 2026-09-28
    days on market $365,995 Active 241 DOM
43. 2026-09-27
    days on market $365,995 Active 240 DOM
44. 2026-09-26
    days on market $365,995 Active 239 DOM
45. 2026-09-25
    days on market $365,995 Active 238 DOM
46. 2026-09-24
    days on market $365,995 Active 237 DOM
47. 2026-09-23
    days on market $365,995 Active 236 DOM
48. 2026-09-22
    days on market $365,995 Active 235 DOM
49. 2026-09-21
    days on market $365,995 Active 234 DOM
50. 2026-09-20
    days on market $365,995 Active 233 DOM

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 71% 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: $30,921
• − Mortgage interest: −$20,198
• − Property taxes: −$5,409
• − Insurance: −$1,803
• − Repairs & maintenance: −$2,474
• − Management: −$2,474
• − Depreciation: −$10,490
• Taxable loss: −$11,925
• Est. tax savings @ 24.0%: +$2,862
• After-tax cash flow: $-2,613/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 · 12 photos

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs needed. It offers a great location with family-friendly parks and local schools, making it an ideal investment.

Value-add opportunities

• Resale Paint exterior shutters — Enhances curb appeal ↑
• Both Install smart home security system — Improves safety and adds modern touch ↑
• Both Add smart lighting system — Enhances curb appeal and energy efficiency ↑

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%
• 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

-7.9% since first listed

5 events — show timeline

• 2026-05-15 Price Changed $373,995 Zillow
• 2026-04-15 Price Changed $370,995 Zillow
• 2026-04-07 Price Changed $385,995 Zillow
• 2026-03-24 Price Changed $395,995 Zillow
• 2026-01-31 Listed $405,995 Zillow