1105 Yorktown St · Richmond, TX 77469

$164,900

3 bd · 1.0 ba · 988 sqft · SingleFamily public records · 20 Days on market

Built 1978 5,998 sqft lot $167/sqft · at area comps Est $165k · at est.

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Why this score? — see what drove the C 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 +22.7/30.0
• ARV discount +7.7/15.0
• DSCR +7.3/10.0
• 1% rule +6.3/10.0
• Schools +4.6/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Put a little elbow grease and have a nice home and a large lot. Covered patio, Easy access to hospital, Hwy 90 and elementary school.

Key facts

• 5,998 sq ft lot
• Garage
• Built 1978

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Asphalt road access
• Home design: Residential property; Faces north; One-story (single level); Entry on first floor
• Construction: Built in 1978; Brick and wood siding exterior; Composition roof; Slab foundation
• Exterior features: Private yard; Subdivision lot

Interior

• Kitchen: Electric cooktop
• Bedrooms: Primary bedroom on first floor; Two additional bedrooms on first floor; Home can accommodate 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air (electric)
• Interior features: Ceiling fan(s); Breakfast nook; Living room
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $162k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% 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); 1332 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k 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 20 days — a 2% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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: 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 $162,426 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.13% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.36%
• DSCR: 1.33
• GRM: 7.4

CMA / ARV

• ARV (median comp): $165,463
• List price: $164,900
• Delta: -0.34%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1105 Yorktown St	0.00mi	3/1.0	988 (0%)	1mo	$164,900	$167	99
419 Clay St	0.38mi	3/2.0	1,051 (+6%)	3mo	$249,000	$237	65
508 Center St	0.58mi	4/2.0 (+1)	1,128 (+14%)	24mo	$220,000	$195	20

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: -8.6%
• Equity multiple: 0.70×
• Total profit: $-14,080
• Equity at exit: $24,587

10-year hold

• IRR: -3.8%
• Equity multiple: 0.79×
• Total profit: $-9,902
• Equity at exit: $14,258

Cash invested: $46,172 (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: 1332
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,865 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$256 /mo · $3,077/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $283

Break-even live

Break-even rent $1,506

Max offer price $164,900

Occupancy floor 80%

Sensitivity live

Price	-10% $377	-5% $330	+0% $283	+5% $237	+10% $190
Rent	-10% $136	-5% $210	+0% $283	+5% $357	+10% $431
Rate	-1.0pp $366	-0.5pp $325	base $283	+0.5pp $241	+1.0pp $197

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1108 Fort St Unit 1108 Richmond, TX	3.0	1.0	1000	$1,450	$1.45	17d	1	1.19mi

Listing history 9 events

1. 2026-05-18
   status Pending 202-char remark
2. 2026-05-07
   status Pending 202-char remark
3. 2026-05-06
   status Active 202-char remark
4. 2026-05-05
   status Pending 202-char remark
5. 2026-04-27
   listed $164,900 Active 202-char remark
6. 2018-02-26
   soldstatus Sold 133-char remark

   Show marketing remark (133 chars)

   Put a little elbow grease and have a nice home and a large lot. Covered patio, Easy access to hospital, Hwy 90 and elementary school.

7. 2018-01-24
   status Pending 133-char remark

   Show marketing remark (133 chars)

   Put a little elbow grease and have a nice home and a large lot. Covered patio, Easy access to hospital, Hwy 90 and elementary school.

8. 2018-01-12
   status Option Pending 133-char remark

   Show marketing remark (133 chars)

   Put a little elbow grease and have a nice home and a large lot. Covered patio, Easy access to hospital, Hwy 90 and elementary school.

9. 2018-01-04
   listed $95,000 Active 133-char remark

   Show marketing remark (133 chars)

   Put a little elbow grease and have a nice home and a large lot. Covered patio, Easy access to hospital, Hwy 90 and elementary school.

ⓘ 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: $3,077 · $256/mo
• Projected year-2 tax: $3,077 · $256/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 1/10 Low FEMA zone X (unshaded) · 0% 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: $22,378
• − Mortgage interest: −$9,237
• − Property taxes: −$3,077
• − Insurance: −$824
• − Repairs & maintenance: −$1,790
• − Management: −$1,790
• − Depreciation: −$4,797
• Taxable income: $862
• Est. tax owed @ 24.0%: −$207
• After-tax cash flow: $3,193/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

+73.6% since first listed

10 events — show timeline

• 2026-06-01 Sold (MLS) — HARMLS
• 2026-05-18 Pending — HARMLS
• 2026-05-07 Pending — HARMLS
• 2026-05-06 Relisted — HARMLS
• 2026-05-05 Pending — HARMLS
• 2026-04-27 Listed $164,900 HARMLS
• 2018-02-26 Sold (MLS) — HARMLS
• 2018-01-24 Pending — HARMLS
• 2018-01-12 Pending — HARMLS
• 2018-01-04 Listed $95,000 HARMLS

Property tax history

+4.4%/yr

Latest (2025): $3,077 · +10.5% YoY. Source: county tax records.