16715 Sussex Dr · Mission Bend, TX 77083

$85,000

3 bd · 3.0 ba · 2,463 sqft · SingleFamily public records · 21 Days on market

Built 1992 ↓ 54% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 3-4 bedroom- 2 story home. Tile/Wood throughout home. Stainless steel appliances. Kitchen has granite countertops. Formal den, dining, and living area with fireplace. All bedrooms upstairs, spacious master suite with double sink separate tub and shower. Broad wide and roomy 4th bedroom previously a game room. Huge backyard with fruit trees. Roof recently replaced. HOME NEVER FLOODED!

Key facts

• 2 garage spots
• Built 1992
• Listed 21 days

Property features AI

Exterior

• Home design: Built in 1992
• Exterior features: Living area of 2,463

Interior

• Interior features: Located in the Chelsea At Mission Bend subdivision

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 22.8% 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: schools D, crime D-, amenities 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.
• Market conditions: Rents rising (+1.9%/yr); 262 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).
• This rent runs 41% 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 $588 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 1.9% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y 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 $83,725 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 2.61% ✓
• Cap rate: 22.78%
• Cash-on-cash: 58.87%
• DSCR: 3.62
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $305,412
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16507 Brentford Ct	0.20mi	3/2.0	2,455 (-0%)	2mo	$260,000	$106	85
8419 Spotslyvania Ln	0.15mi	4/2.5 (+1)	2,641 (+7%)	2mo	$299,999	$114	72
8719 Rose Garden Dr	0.57mi	3/2.5	2,483 (+1%)	6mo	$299,900	$121	65
16722 Missionary Ridge Ln	0.09mi	4/2.5 (+1)	2,809 (+14%)	6mo	$320,000	$114	60
16207 April Ridge Dr	0.26mi	4/2.5 (+1)	2,704 (+10%)	6mo	$305,000	$113	60
9423 Eaglewood Spring Dr	0.68mi	3/2.5	2,502 (+2%)	5mo	$285,000	$114	60
8406 Adler Lake Dr	0.39mi	4/2.0 (+1)	2,315 (-6%)	8mo	$335,000	$145	56
16102 Flatridge Ct	0.60mi	4/2.5 (+1)	2,353 (-4%)	3mo	$299,000	$127	55
8119 Solara Bnd	0.54mi	4/2.5 (+1)	2,611 (+6%)	5mo	$325,000	$124	53
15911 Mission Glen Dr	0.69mi	4/3.5 (+1)	2,389 (-3%)	9mo	$299,000	$125	48
16343 Dryberry Ct	0.69mi	3/2.0	2,209 (-10%)	3mo	$319,999	$145	44
8411 Tamayo Dr	0.46mi	4/2.5 (+1)	2,094 (-15%)	7mo	$300,000	$143	40

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: 56.2%
• Equity multiple: 3.44×
• Total profit: $58,167
• Equity at exit: $12,674

10-year hold

• IRR: 60.8%
• Equity multiple: 6.74×
• Total profit: $136,691
• Equity at exit: $7,349

Cash invested: $23,800 (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: 262
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $2,221 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $1,168

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 42%

Sensitivity live

Price	-10% $1,226	-5% $1,197	+0% $1,168	+5% $1,138	+10% $1,109
Rent	-10% $992	-5% $1,080	+0% $1,168	+5% $1,255	+10% $1,343
Rate	-1.0pp $1,210	-0.5pp $1,189	base $1,168	+0.5pp $1,146	+1.0pp $1,123

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16243 April Ridge Dr Houston, TX	4.0	2.0	2189	$2,295	$1.05	44d	1	0.28mi
16131 April Ridge Dr Houston, TX	3.0	2.0	1782	$2,000	$1.12	44d	1	0.30mi
16318 Autumn Leigh Dr Houston, TX	4.0	2.5	3063	$2,846	$0.93	15d	1	0.68mi
16903 Cory Cornell Ln Richmond, TX	4.0	2.5	2850	$2,700	$0.95	44d	1	0.80mi
7431 Navidad Rd Houston, TX	3.0	2.0	1904	$1,621	$0.85	44d	1	0.88mi
15406 Lynford Crest Dr Houston, TX	4.0	2.5	2740	$2,200	$0.80	5d	1	1.08mi
15511 Evergreen Grove Dr Houston, TX	3.0	2.0	1634	$1,786	$1.09	5d	1	1.08mi
17802 Oakridge Canyon Ln Richmond, TX	3.0	2.0	2125	$2,100	$0.99	44d	1	1.11mi
7010 Santa Rita Dr Houston, TX	4.0	3.0	2410	$2,200	$0.91	44d	1	1.12mi
7214 Addicks Clodine Rd Houston, TX	4.0	2.0	1969	$1,900	$0.96	5d	1	1.13mi
15306 Evergreen Place Dr Houston, TX	3.0	2.0	1726	$1,730	$1.00	24d	1	1.22mi
16707 Great Oaks Glen Dr Houston, TX	4.0	2.0	2149	$2,110	$0.98	22d	1	1.40mi

Listing history 33 events

1. 2026-06-18
   days on market $85,000 Active 21 DOM
2. 2026-06-17
   days on market $85,000 Active 20 DOM
3. 2026-06-16
   days on market $85,000 Active 19 DOM
4. 2026-06-15
   days on market $85,000 Active 18 DOM
5. 2026-06-13
   days on market $85,000 Active 16 DOM
6. 2026-06-09
   days on market $85,000 Active 12 DOM
7. 2026-06-07
   days on market $85,000 Active 10 DOM
8. 2026-06-04
   days on market $85,000 Active 7 DOM
9. 2026-06-03
   days on market $85,000 Active 6 DOM
10. 2026-06-02
    days on market $85,000 Active 5 DOM
11. 2026-06-01
    days on market $85,000 Active 4 DOM
12. 2026-05-31
    days on market $85,000 Active 3 DOM
13. 2026-05-21
    listed $85,000 Active
14. 2020-08-13
    soldstatus
15. 2020-08-12
    soldstatus Sold 396-char remark

    Show marketing remark (396 chars)

    Beautiful 3-4 bedroom- 2 story home. Tile/Wood throughout home. Stainless steel appliances. Kitchen has granite countertops. Formal den, dining, and living area with fireplace. All bedrooms upstairs, spacious master suite with double sink separate tub and shower. Broad wide and roomy 4th bedroom previously a game room. Huge backyard with fruit trees. Roof recently replaced. HOME NEVER FLOODED!

16. 2020-07-02
    status Pending 396-char remark

    Show marketing remark (396 chars)

    Beautiful 3-4 bedroom- 2 story home. Tile/Wood throughout home. Stainless steel appliances. Kitchen has granite countertops. Formal den, dining, and living area with fireplace. All bedrooms upstairs, spacious master suite with double sink separate tub and shower. Broad wide and roomy 4th bedroom previously a game room. Huge backyard with fruit trees. Roof recently replaced. HOME NEVER FLOODED!

17. 2020-06-25
    status Option Pending 396-char remark

    Show marketing remark (396 chars)

    Beautiful 3-4 bedroom- 2 story home. Tile/Wood throughout home. Stainless steel appliances. Kitchen has granite countertops. Formal den, dining, and living area with fireplace. All bedrooms upstairs, spacious master suite with double sink separate tub and shower. Broad wide and roomy 4th bedroom previously a game room. Huge backyard with fruit trees. Roof recently replaced. HOME NEVER FLOODED!

18. 2020-05-30
    status Active 396-char remark

    Show marketing remark (396 chars)

    Beautiful 3-4 bedroom- 2 story home. Tile/Wood throughout home. Stainless steel appliances. Kitchen has granite countertops. Formal den, dining, and living area with fireplace. All bedrooms upstairs, spacious master suite with double sink separate tub and shower. Broad wide and roomy 4th bedroom previously a game room. Huge backyard with fruit trees. Roof recently replaced. HOME NEVER FLOODED!

19. 2020-03-23
    status Pending 396-char remark

    Show marketing remark (396 chars)

    Beautiful 3-4 bedroom- 2 story home. Tile/Wood throughout home. Stainless steel appliances. Kitchen has granite countertops. Formal den, dining, and living area with fireplace. All bedrooms upstairs, spacious master suite with double sink separate tub and shower. Broad wide and roomy 4th bedroom previously a game room. Huge backyard with fruit trees. Roof recently replaced. HOME NEVER FLOODED!

20. 2020-03-17
    status Option Pending 396-char remark

    Show marketing remark (396 chars)

    Beautiful 3-4 bedroom- 2 story home. Tile/Wood throughout home. Stainless steel appliances. Kitchen has granite countertops. Formal den, dining, and living area with fireplace. All bedrooms upstairs, spacious master suite with double sink separate tub and shower. Broad wide and roomy 4th bedroom previously a game room. Huge backyard with fruit trees. Roof recently replaced. HOME NEVER FLOODED!

21. 2020-03-12
    status Active 396-char remark

    Show marketing remark (396 chars)

    Beautiful 3-4 bedroom- 2 story home. Tile/Wood throughout home. Stainless steel appliances. Kitchen has granite countertops. Formal den, dining, and living area with fireplace. All bedrooms upstairs, spacious master suite with double sink separate tub and shower. Broad wide and roomy 4th bedroom previously a game room. Huge backyard with fruit trees. Roof recently replaced. HOME NEVER FLOODED!

22. 2020-03-05
    status Option Pending 396-char remark

    Show marketing remark (396 chars)

    Beautiful 3-4 bedroom- 2 story home. Tile/Wood throughout home. Stainless steel appliances. Kitchen has granite countertops. Formal den, dining, and living area with fireplace. All bedrooms upstairs, spacious master suite with double sink separate tub and shower. Broad wide and roomy 4th bedroom previously a game room. Huge backyard with fruit trees. Roof recently replaced. HOME NEVER FLOODED!

23. 2020-03-01
    price $210,000 396-char remark

    Show marketing remark (396 chars)

    Beautiful 3-4 bedroom- 2 story home. Tile/Wood throughout home. Stainless steel appliances. Kitchen has granite countertops. Formal den, dining, and living area with fireplace. All bedrooms upstairs, spacious master suite with double sink separate tub and shower. Broad wide and roomy 4th bedroom previously a game room. Huge backyard with fruit trees. Roof recently replaced. HOME NEVER FLOODED!

24. 2020-02-07
    listed $217,000 Active 396-char remark

    Show marketing remark (396 chars)

    Beautiful 3-4 bedroom- 2 story home. Tile/Wood throughout home. Stainless steel appliances. Kitchen has granite countertops. Formal den, dining, and living area with fireplace. All bedrooms upstairs, spacious master suite with double sink separate tub and shower. Broad wide and roomy 4th bedroom previously a game room. Huge backyard with fruit trees. Roof recently replaced. HOME NEVER FLOODED!

25. 2017-11-27
    soldstatus
26. 2017-11-21
    soldstatus Sold 450-char remark

    Show marketing remark (450 chars)

    NO FLOODING!! MOVE-IN READY!!!Beautiful 3/4 bedroom, 2 story home located on a quiet street in the sought after Fort Bend Independent School District. Upstairs Game room converted to bedroom. Spacious master suite with separate tub and shower, double sink and walk in closet. Very good size secondary bedrooms. First floor boast formal dining, den and living area with fireplace. Laminate and tile floor throught. Oversized back yard with fruit trees

27. 2017-10-20
    status Pending 450-char remark

    Show marketing remark (450 chars)

    NO FLOODING!! MOVE-IN READY!!!Beautiful 3/4 bedroom, 2 story home located on a quiet street in the sought after Fort Bend Independent School District. Upstairs Game room converted to bedroom. Spacious master suite with separate tub and shower, double sink and walk in closet. Very good size secondary bedrooms. First floor boast formal dining, den and living area with fireplace. Laminate and tile floor throught. Oversized back yard with fruit trees

28. 2017-10-15
    status Option Pending 450-char remark

    Show marketing remark (450 chars)

    NO FLOODING!! MOVE-IN READY!!!Beautiful 3/4 bedroom, 2 story home located on a quiet street in the sought after Fort Bend Independent School District. Upstairs Game room converted to bedroom. Spacious master suite with separate tub and shower, double sink and walk in closet. Very good size secondary bedrooms. First floor boast formal dining, den and living area with fireplace. Laminate and tile floor throught. Oversized back yard with fruit trees

29. 2017-09-05
    status Active 450-char remark

    Show marketing remark (450 chars)

    NO FLOODING!! MOVE-IN READY!!!Beautiful 3/4 bedroom, 2 story home located on a quiet street in the sought after Fort Bend Independent School District. Upstairs Game room converted to bedroom. Spacious master suite with separate tub and shower, double sink and walk in closet. Very good size secondary bedrooms. First floor boast formal dining, den and living area with fireplace. Laminate and tile floor throught. Oversized back yard with fruit trees

30. 2017-08-24
    status Option Pending 450-char remark

    Show marketing remark (450 chars)

    NO FLOODING!! MOVE-IN READY!!!Beautiful 3/4 bedroom, 2 story home located on a quiet street in the sought after Fort Bend Independent School District. Upstairs Game room converted to bedroom. Spacious master suite with separate tub and shower, double sink and walk in closet. Very good size secondary bedrooms. First floor boast formal dining, den and living area with fireplace. Laminate and tile floor throught. Oversized back yard with fruit trees

31. 2017-08-11
    listed $184,900 Active 450-char remark

    Show marketing remark (450 chars)

    NO FLOODING!! MOVE-IN READY!!!Beautiful 3/4 bedroom, 2 story home located on a quiet street in the sought after Fort Bend Independent School District. Upstairs Game room converted to bedroom. Spacious master suite with separate tub and shower, double sink and walk in closet. Very good size secondary bedrooms. First floor boast formal dining, den and living area with fireplace. Laminate and tile floor throught. Oversized back yard with fruit trees

32. 2002-07-12
    soldstatus
33. 1996-09-17
    soldstatus

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 65% 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: $26,658
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$2,133
• − Management: −$2,133
• − Depreciation: −$2,473
• Taxable income: $13,458
• Est. tax owed @ 24.0%: −$3,230
• After-tax cash flow: $10,780/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

-54.0% since first listed

21 events — show timeline

• 2026-05-21 Listed $85,000 FSBO.com
• 2020-08-13 Sold (Public Records) — Public Records
• 2020-08-12 Sold (MLS) — HARMLS
• 2020-07-02 Pending — HARMLS
• 2020-06-25 Pending — HARMLS
• 2020-05-30 Relisted — HARMLS
• 2020-03-23 Pending — HARMLS
• 2020-03-17 Pending — HARMLS
• 2020-03-12 Relisted — HARMLS
• 2020-03-05 Pending — HARMLS
• 2020-03-01 Price Changed $210,000 HARMLS
• 2020-02-07 Listed $217,000 HARMLS
• 2017-11-27 Sold (Public Records) — Public Records
• 2017-11-21 Sold (MLS) — HARMLS
• 2017-10-20 Pending — HARMLS
• 2017-10-15 Pending — HARMLS
• 2017-09-05 Relisted — HARMLS
• 2017-08-24 Pending — HARMLS
• 2017-08-11 Listed $184,900 HARMLS
• 2002-07-12 Sold (Public Records) — Public Records
• 1996-09-17 Sold (Public Records) — Public Records

Property tax history

+3.0%/yr

Latest (2025): $5,756 · +13.1% YoY. Source: county tax records.