112 Raven St · Richwood, TX 77531

$109,900

3 bd · 2.0 ba · 1,675 sqft · SingleFamily public records · 90 Days on market

Built 1960 0.91 ac lot $66/sqft · 61% below area ↓ 49% 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 +28.7/30.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

3-bedroom, 2-bath single-story home on a 0.909-acre lot in Clute. Built in 1960, this property offers approximately 1,675 sq ft with an attached 1-car garage and a functional layout ready for renovation. Interior and exterior updates needed, providing opportunity for customization or investment. Large lot allows space for expansion, workshop, storage, garden, or outdoor improvements. Existing driveway and established setting. Located near major employment corridors and coastal access routes. No HOA. Property sold as-is.

Key facts

• Existing driveway
• Large lot
• 0.909-acre lot

Tags

• SINGLE-STORY HOME
• 0.909-ACRE LOT
• FUNCTIONAL LAYOUT
• INTERIOR AND EXTERIOR UPDATES
• LARGE LOT
• EXISTING DRIVEWAY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $-60 ($-718/yr) — negative.
• To cash-flow at today's rent, offer at most $99k (9.6% below list).
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $99k (9.6% below list) — sets the bar for cash-flow.
• Cap rate 10.3% vs local median 2.1% in Richwood — 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 76/100 on livability (#102 in TX, #3,430 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools C-, amenities F, commute F.
• Brazosport ISD (suburban): math 43% / reading 41% proficiency, ranked #305 of 826 in TX (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 115 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3,960 units permitted in Brazoria County in 2024 (593 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($760 loan paydown + $5k appreciation (4.9% local appreciation)).
• Brazoria County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.9% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $40k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,326 (9.6% 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 90 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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.
9. 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.
10. 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: 1.42% ✓
• Cap rate: 10.30%
• Cash-on-cash: 14.30%
• DSCR: 1.64
• GRM: 5.9

CMA / ARV

• ARV (median comp): $281,772
• List price: $109,900
• Delta: -61.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Brazos Ct	0.75mi	3/2.0	1,621 (-3%)	9mo	$299,000	$184	52
168 County Road 605	0.52mi	4/2.0 (+1)	1,584 (-5%)	23mo	$135,000	$85	43

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

Projected returns pro-forma

4.93% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.9%
• Equity multiple: 1.70×
• Total profit: $21,426
• Equity at exit: $61,811

10-year hold

• IRR: 12.3%
• Equity multiple: 3.24×
• Total profit: $68,966
• Equity at exit: $106,292

Cash invested: $30,772 (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 77531

• Home prices YoY: 1.6%
• Active inventory: 115
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,556 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$240 /mo · $2,881/yr
• Insurance: −$46
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $-60

Break-even live

Break-even rent $1,631

Max offer price $99,326

Occupancy floor 99%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 Tamarind St Lake Jackson, TX	3.0	2.0	1900	$2,200	$1.16	7d	1	1.37mi

Listing history 11 events

1. 2026-05-20
   status Pending 525-char remark

   Show marketing remark (525 chars)

   3-bedroom, 2-bath single-story home on a 0.909-acre lot in Clute. Built in 1960, this property offers approximately 1,675 sq ft with an attached 1-car garage and a functional layout ready for renovation. Interior and exterior updates needed, providing opportunity for customization or investment. Large lot allows space for expansion, workshop, storage, garden, or outdoor improvements. Existing driveway and established setting. Located near major employment corridors and coastal access routes. No HOA. Property sold as-is.

2. 2026-05-11
   status Pending 525-char remark

   Show marketing remark (525 chars)

   3-bedroom, 2-bath single-story home on a 0.909-acre lot in Clute. Built in 1960, this property offers approximately 1,675 sq ft with an attached 1-car garage and a functional layout ready for renovation. Interior and exterior updates needed, providing opportunity for customization or investment. Large lot allows space for expansion, workshop, storage, garden, or outdoor improvements. Existing driveway and established setting. Located near major employment corridors and coastal access routes. No HOA. Property sold as-is.

3. 2026-04-21
   price $109,900 525-char remark

   Show marketing remark (525 chars)

   3-bedroom, 2-bath single-story home on a 0.909-acre lot in Clute. Built in 1960, this property offers approximately 1,675 sq ft with an attached 1-car garage and a functional layout ready for renovation. Interior and exterior updates needed, providing opportunity for customization or investment. Large lot allows space for expansion, workshop, storage, garden, or outdoor improvements. Existing driveway and established setting. Located near major employment corridors and coastal access routes. No HOA. Property sold as-is.

4. 2026-02-18
   listed $149,900 Active 525-char remark

   Show marketing remark (525 chars)

   3-bedroom, 2-bath single-story home on a 0.909-acre lot in Clute. Built in 1960, this property offers approximately 1,675 sq ft with an attached 1-car garage and a functional layout ready for renovation. Interior and exterior updates needed, providing opportunity for customization or investment. Large lot allows space for expansion, workshop, storage, garden, or outdoor improvements. Existing driveway and established setting. Located near major employment corridors and coastal access routes. No HOA. Property sold as-is.

5. 2026-02-18
   historical

   Show marketing remark (525 chars)

   3-bedroom, 2-bath single-story home on a 0.909-acre lot in Clute. Built in 1960, this property offers approximately 1,675 sq ft with an attached 1-car garage and a functional layout ready for renovation. Interior and exterior updates needed, providing opportunity for customization or investment. Large lot allows space for expansion, workshop, storage, garden, or outdoor improvements. Existing driveway and established setting. Located near major employment corridors and coastal access routes. No HOA. Property sold as-is.

6. 2025-07-28
   price $185,000
7. 2025-06-11
   price $199,900
8. 2025-06-03
   listed $215,000 Active
9. 2025-06-03
   historical
10. 2025-05-05
    listed $215,000 Active
11. 2025-05-02
    historical

ⓘ 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: $2,881 · $240/mo
• Projected year-2 tax: $2,881 · $240/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 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥112°F today · 26 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: $18,666
• − Mortgage interest: −$6,156
• − Property taxes: −$2,881
• − Insurance: −$5,668
• − Repairs & maintenance: −$1,493
• − Management: −$1,493
• − Depreciation: −$3,197
• Taxable loss: −$2,222
• Est. tax savings @ 24.0%: +$533
• After-tax cash flow: $-185/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: Brazosport ISD
• NCES district ID: 4811190
• Math proficiency: 43% ▼ -6.00%
• Reading proficiency: 41% ▼ -2.00%
• Median HH income: $57,024
• Composite: 36.84/100
• National rank: #4557
• State rank: #305 of 826 in TX

Livability — Richwood

• Score: 76/100
• State rank: #102
• US rank: #3430

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Brazoria County · 374,982 people
• City population: 16,260
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 16,406
• Household income: $73,240
• Rent vs Own: 47.7% rent · 52.3% own
• Severe rent burden: 424.0

Population outlook (Brazoria County) Hauer SSP2

• Today (2025): 420,414 people
• By 2030: 457,585 · +8.8%
• By 2040: 532,232 · +26.6%
• By 2050: 605,399 · +44.0%
• By 2075: 779,358 · +85.4%
• By 2100: 883,759 · +110.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Hispanic / Latino 52% White 34% Two or more races 23% Black 10%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Iranian 1% Slovak 1% Romanian 1%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 67% English-only · Spanish 32% Other Indo-European 1%

Political lean MEDSL · Brazoria

• 2024 margin: R (+19.7) · D 39.5% · R 59.2% · Other 1.3%
• 2008→2024 swing: +9.9pp toward D · 2008: -29.6pp · 2024: -19.7pp
• All cycles: 2024: R+19.7 2020: R+18.2 2016: R+24.6 2012: R+34.2 2008: R+29.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.93%
• Current HPI: 307.8644
• Rent YoY: —
• 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

-48.9% since first listed

11 events — show timeline

• 2026-05-20 Pending — HARMLS
• 2026-05-11 Pending — HARMLS
• 2026-04-21 Price Changed $109,900 HARMLS
• 2026-02-18 Listing Removed — HARMLS
• 2026-02-18 Listed $149,900 HARMLS
• 2025-07-28 Price Changed $185,000 HARMLS
• 2025-06-11 Price Changed $199,900 HARMLS
• 2025-06-03 Listing Removed — HARMLS
• 2025-06-03 Listed $215,000 HARMLS
• 2025-05-05 Listed $215,000 HARMLS
• 2025-05-02 Coming Soon — HARMLS

Property tax history

+3.3%/yr

Latest (2025): $2,881 · -3.3% YoY. Source: county tax records.