6869 Chasewood Dr · Houston, TX 77489

$129,000

2 bd · 2.0 ba · 1,164 sqft · SingleFamily public records · 44 Days on market

Built 1974 2,032 sqft lot $111/sqft · 22% above area Est $106k · 22% over $228/mo HOA · 14% of rent ↓ 7% since listing

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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 +19.3/30.0
• 1% rule +7.4/10.0
• DSCR +6.1/10.0
• Appreciation +4.7/10.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

This Condo/town home style home new Fort Bend Toll and heart of Chasewood areas of Missouri City! Beautful corner unit fully remodeled 2 beds 2 full baths, dining, living room, recent roof, new floor, bathroom removel, kitcehn open to family, granite counter tops, all new doors, ceiling fans, recent AC and Heating, front porch, back covered patio, 2 car carport, recent water heater, all new fixtures and faucets, shower glass a must see unit. Chasewood community in Missouri City! Located near the intersection of the Fort Bend Parkway and Sam Houston Tollway, this single story living space light & bright kitchen with white cabinetry, granite countertops, a tile backsplash, big closet an

Key facts

• Fully remodeled
• All new doors
• Recent roof

Tags

• FULLY REMODELED
• RECENT ROOF
• NEW FLOOR
• KITCHEN OPEN TO FAMILY
• GRANITE COUNTER TOPS
• ALL NEW DOORS

Property features AI

Finance

• Other: Owner is the listing agent; Seller disclosure available
• HOA & community: Part of Briargate TWNHS HOA (Goodlife Management); Monthly association fee of $228 covering common areas and grounds maintenance; Association provides trash service and grounds maintenance

Exterior

• Parking: Attached carport; Detached carport; Additional parking; 2 carport spaces
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; Full ownership; Slab foundation; Composition roof; Built in 1974
• Construction: Brick and cement siding construction
• Exterior features: Balcony; Deck; Patio; Private yard; Fully fenced yard (partial/back yard); Concrete road frontage; Corner lot with side yard

Interior

• Kitchen: Granite counters; Electric oven; Electric range; Microwave; Dishwasher; Disposal; Refrigerator
• Bedrooms: 2 bedrooms (possible configuration)
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast bar; Balcony; Entrance foyer; Granite counters; High ceilings; Kitchen open to family room; Pantry; Soaking tub; Tub with shower; Vanity; Window treatments; Ceiling fans; Free standing wood-burning fireplace
• Laundry & utility: Washer hookup; Dryer hookup (electric and gas); Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $142 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $125k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 3.2% in Houston — 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 74/100 on livability (#184 in TX, #4,771 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime 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: Blue Ridge El (math 8% / reading 17%, grade F, #4,180 of 4,322 statewide, top 97%, 263 students, 89% FRL); Christa Mcauliffe Middle (math 9% / reading 20%, grade F, #1,583 of 1,662 statewide, top 96%, 835 students, 94% FRL); Willowridge H S (math 12% / reading 29%, grade F, #1,389 of 1,632 statewide, top 86%, 1,319 students, 87% FRL) — zoned schools average 90% FRL vs 35% district-wide (55 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 48% district-wide (-33 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 flat; 186 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).

Forward outlook

• In year one you build about $181 of equity ($892 loan paydown + $-711 appreciation (-0.6% local appreciation)).
• 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 44 days — a 3% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $125,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is F 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?
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: 1.24% ✓
• Cap rate: 7.61%
• Cash-on-cash: 4.71%
• DSCR: 1.21
• GRM: 6.7

CMA / ARV

• ARV (median comp): $106,064
• List price: $129,000
• Delta: 21.62%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6913 Chasewood Dr	0.05mi	3/2.0 (+1)	1,312 (+13%)	4mo	$99,000	$75	68
15405 Nickel Dr	0.58mi	3/2.0 (+1)	1,123 (-4%)	13mo	$165,000	$147	51
7610 Goudin Dr	0.42mi	3/2.5 (+1)	1,303 (+12%)	6mo	$220,000	$169	49
6647 Villarreal Dr	0.71mi	3/2.0 (+1)	1,268 (+9%)	0mo	$194,800	$154	47
7319 Bahia Ln	0.20mi	3/2.0 (+1)	1,323 (+14%)	22mo	$199,500	$151	44
15615 Raven Trl	0.71mi	3/2.0 (+1)	1,268 (+9%)	5mo	$229,999	$181	43
15906 Willbriar Ln	0.66mi	3/2.0 (+1)	1,320 (+13%)	1mo	$182,500	$138	41
6631 Indian Falls Dr	0.61mi	3/2.0 (+1)	1,310 (+12%)	8mo	$191,500	$146	39
7502 Dawnbriar Ct	0.66mi	3/2.0 (+1)	1,308 (+12%)	11mo	$240,000	$183	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.55% appreciation · 0.34% rent growth · sell at horizon

5-year hold

• IRR: -1.3%
• Equity multiple: 0.94×
• Total profit: $-2,051
• Equity at exit: $33,942

10-year hold

• IRR: 2.3%
• Equity multiple: 1.21×
• Total profit: $7,575
• Equity at exit: $38,090

Cash invested: $36,120 (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 77489

• Home prices YoY: -0.2%
• Rents YoY: 0.3%
• Active inventory: 186
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,600 high
• Mortgage (P&I): −$676
• Tax from tax record: −$164 /mo · $1,963/yr
• Insurance: −$54
• HOA: −$228
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $142

Break-even live

Break-even rent $1,420

Max offer price $129,000

Occupancy floor 86%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15703 Baybriar Dr Missouri City, TX	3.0	2.0	1252	$1,615	$1.29	20d	1	0.57mi
15823 Baybriar Dr Missouri City, TX	3.0	2.0	1335	$1,641	$1.23	5d	1	0.72mi
13960 Hillcroft St Unit 14017 Houston, TX	2.0	2.0	1332	$1,540	$1.16	16d	1	1.10mi
13960 Hillcroft St Unit 13975 Houston, TX	1.0	1.0	1017	$1,345	$1.32	14d	1	1.10mi
13960 Hillcroft St Unit 425 Houston, TX	2.0	2.0	1332	$1,540	$1.16	8d	1	1.10mi
13960 Hillcroft St Unit 321 Houston, TX	1.0	1.0	1017	$1,310	$1.29	8d	1	1.10mi
13960 Hillcroft St Unit 1174 Houston, TX	1.0	1.0	1017	$1,350	$1.33	11d	1	1.10mi
13960 Hillcroft St Unit 13975 Houston, TX	1.0	1.0	1017	$1,307	$1.29	3d	1	1.10mi
13960 Hillcroft St Unit 2174 Houston, TX	2.0	2.0	1332	$1,532	$1.15	3d	1	1.10mi
13960 Hillcroft St Unit 13981 Houston, TX	1.0	1.0	1017	$1,340	$1.32	44d	1	1.10mi
16211 Corsair Rd Houston, TX	3.0	2.0	1139	$1,813	$1.59	24d	1	1.19mi
13939 Hillcroft Ave Houston, TX	1.0–3.0	1.0–2.0	985	$1,778	$1.80	3d	22	1.29mi
13939 Hillcroft Ave Unit 13972 Houston, TX	3.0	2.0	1404	$2,164	$1.54	21d	1	1.29mi
13939 Hillcroft Ave Unit 13976 Houston, TX	2.0	2.0	1089	$1,703	$1.56	21d	1	1.29mi
16432 Chimney Rock Rd Unit 16489 Houston, TX	2.0	2.0	1026	$1,317	$1.28	44d	1	1.35mi
16432 Chimney Rock Rd Apt 424 Houston, TX	2.0	2.0	1026	$1,292	$1.26	5d	1	1.35mi
16432 Chimney Rock Rd Unit 2174 Houston, TX	2.0	2.0	1026	$1,327	$1.29	10d	1	1.35mi
16432 Chimney Rock Rd Unit 16465 Houston, TX	3.0	2.0	1349	$1,524	$1.13	44d	1	1.35mi
16432 Chimney Rock Rd Unit 3174 Houston, TX	3.0	2.0	1349	$1,513	$1.12	10d	1	1.35mi
16432 Chimney Rock Rd Unit 2112 Houston, TX	2.0	2.0	1026	$1,284	$1.25	3d	1	1.35mi
16432 Chimney Rock Rd Unit 3112 Houston, TX	3.0	2.0	1349	$1,481	$1.10	3d	1	1.35mi

HOA detail

• Monthly dues: $228 · $2,736/yr
• Likely covers: water

Listing history 19 events

1. 2026-06-18
   days on market $129,000 Pending 44 DOM
2. 2026-06-17
   days on market $129,000 Pending 43 DOM
3. 2026-06-16
   days on market $129,000 Pending 42 DOM
4. 2026-06-15
   days on market $129,000 Pending 41 DOM
5. 2026-06-13
   days on market $129,000 Pending 39 DOM
6. 2026-06-09
   days on market $129,000 Pending 35 DOM
7. 2026-06-07
   days on market $129,000 Pending 33 DOM
8. 2026-06-04
   days on market $129,000 Pending 30 DOM
9. 2026-06-03
   days on market $129,000 Pending 29 DOM
10. 2026-06-02
    days on market $129,000 Pending 28 DOM
11. 2026-06-01
    days on market $129,000 Pending 27 DOM
12. 2026-05-31
    days on market $129,000 Pending 26 DOM
13. 2026-05-05
    historical
14. 2026-05-05
    listed $129,000 Active 992-char remark
15. 2026-04-30
    price $129,900
16. 2026-04-23
    listed $139,000 Active
17. 2023-01-18
    soldstatus
18. 2018-03-13
    soldstatus
19. 2014-04-09
    soldstatus

ⓘ 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: $1,963 · $164/mo
• Projected year-2 tax: $2,361 · $197/mo
• Expected delta: +$398/yr (+$33/mo · 20.3%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,194
• − Mortgage interest: −$7,226
• − Property taxes: −$1,963
• − Insurance: −$645
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − HOA: −$2,736
• − Depreciation: −$3,753
• Taxable loss: −$199
• Est. tax savings @ 24.0%: +$48
• After-tax cash flow: $1,750/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 — Houston

• Score: 74/100
• State rank: #184
• US rank: #4771

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Houston, TX
• County: Fort Bend County · 836,777 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 39,292
• Household income: $74,689
• Rent vs Own: 22.9% rent · 77.1% own
• Severe rent burden: 1121.0

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: Majority Black (60%)
• Race & ethnicity: Black 60% Hispanic / Latino 29% Two or more races 13% White 4% Asian 3%
• Hispanic origin (detail): Mexican 17%
• Foreign-born: 16% · Canada, Vietnam
• Languages at home: 73% English-only · Spanish 22% Vietnamese 1% Other Asian/Pacific 1%

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: ▼ -0.55%
• Current HPI: 288.1306
• Rent YoY: ▲ 0.34%
• 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

-7.2% since first listed

8 events — show timeline

• 2026-05-23 Pending — HARMLS
• 2026-05-05 Listing Removed — HARMLS
• 2026-05-05 Listed $129,000 HARMLS
• 2026-04-30 Price Changed $129,900 HARMLS
• 2026-04-23 Listed $139,000 HARMLS
• 2023-01-18 Sold (Public Records) — Public Records
• 2018-03-13 Sold (Public Records) — Public Records
• 2014-04-09 Sold (Public Records) — Public Records

Property tax history

+5.6%/yr

Latest (2025): $1,963 · +2.6% YoY. Source: county tax records.