6610 Blue Ridge Dr · Sugar Land, TX 77469

$208,000

2 bd · 2.0 ba · 1,107 sqft · SingleFamily public records · 6 Days on market

Built 1981 7,222 sqft lot $188/sqft · 8% below area Est $226k · 8% under $13/mo HOA · 1% of rent

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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).

• ARV discount +11.1/15.0
• Cash flow +9.9/30.0
• Schools +4.6/10.0
• Livability +4.0/5.0
• 1% rule +3.3/10.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 6610 Blue Ridge in Richmond, TX! This beautifully updated 2-bedroom, 1-bath home offers just over 1,100 sqft and is truly move-in ready. Major updates within the last few years include a new A/C unit, windows, water heater, and roof. Recent improvements include foundation work, all new flooring, fresh paint, updated countertops, new appliances, a fully remodeled bathroom, new faucets, updated door hardware, and modern LED lighting throughout. The backyard has also been refreshed with fence repairs and a professionally trimmed large tree. Refrigerator, washer, and dryer all stay with the home. Located in an established neighborhood with easy access to shopping, dining, and major h

Key facts

• New a/c unit
• Foundation work
• New flooring

Tags

• NEW A/C UNIT
• NEW WINDOWS
• NEW WATER HEATER
• NEW ROOF
• FOUNDATION WORK
• NEW FLOORING

Property features AI

Finance

• Other: Total of 7 rooms; Living area reported as 1,107
• HOA & community: Tara community association; Annual association fee of $160

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story (first level living spaces)
• Construction: Built in 1981; Slab foundation; Composition roof; Construction materials: Unknown
• Exterior features: Fenced backyard; Private yard; Concrete road access; Located in a subdivision

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Breakfast nook (10 x 11)
• Bedrooms: Primary bedroom on the first level (18 x 17); Second bedroom on the first level (11 x 10)
• Flooring: Tile flooring
• Bathrooms: 1 full bathroom (6 x 10)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast bar; Kitchen island; Vanity
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup; Utility room on the first level (6 x 6)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $208k.

Deal economics

• At list price, monthly cash flow is $-131 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (11.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (17.3% below list).
• Recommended offer: $172k (17.3% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 2.6% in Sugar Land — 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 80/100 on livability (#38 in TX, #1,758 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D, 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: George Ranch H S (math 52% / reading 76%, grade B-, #224 of 1,632 statewide, top 14%, 2,511 students, 27% FRL) — zoned schools average 27% FRL vs 43% district-wide (15 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 64% at this address vs 52% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Lamar CISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-1.8%/yr); 1344 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $6k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,055 (17.3% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.83% ✗
• Cap rate: 5.54%
• Cash-on-cash: -2.69%
• DSCR: 0.88
• GRM: 10.1

CMA / ARV

• ARV (median comp): $225,995
• List price: $208,000
• Delta: -7.96%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6610 Blue Ridge Dr	0.00mi	2/1.0	1,107 (0%)	1mo	$208,000	$188	95
6719 Harpers Dr	0.14mi	3/2.0 (+1)	1,210 (+9%)	16mo	$274,900	$227	60
227 Shiloh Dr	0.26mi	3/2.0 (+1)	1,210 (+9%)	11mo	$230,000	$190	58
222 Tara Plantation Dr	0.42mi	3/2.0 (+1)	1,210 (+9%)	3mo	$200,000	$165	57
6714 Harpers Dr	0.15mi	3/2.0 (+1)	1,210 (+9%)	23mo	$260,000	$215	53
6915 Jeb Stuart Dr	0.56mi	3/2.0 (+1)	1,241 (+12%)	10mo	$194,995	$157	40
7119 Gettysburg Dr	0.64mi	3/2.0 (+1)	1,210 (+9%)	12mo	$242,880	$201	40
634 Stonewall Dr	0.50mi	3/1.0 (+1)	1,241 (+12%)	11mo	$149,000	$120	38
7126 Gettysburg Dr	0.65mi	3/2.0 (+1)	1,210 (+9%)	16mo	$185,000	$153	35
7210 Tara Dr	0.69mi	3/2.0 (+1)	1,210 (+9%)	16mo	$248,000	$205	34
7118 Buchanan Dr	0.62mi	3/2.0 (+1)	1,255 (+13%)	18mo	$240,000	$191	29

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: -24.3%
• Equity multiple: 0.19×
• Total profit: $-47,008
• Equity at exit: $31,013

10-year hold

• IRR: -32.2%
• Equity multiple: -0.22×
• Total profit: $-70,895
• Equity at exit: $17,984

Cash invested: $58,240 (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: 1344
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,721 high
• Mortgage (P&I): −$1,091
• Tax from tax record: −$299 /mo · $3,593/yr
• Insurance: −$87
• HOA: −$13
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $-131

Break-even live

Break-even rent $1,886

Max offer price $184,927

Occupancy floor —

Sensitivity live

Price	-10% $-13	-5% $-72	+0% $-131	+5% $-189	+10% $-248
Rent	-10% $-267	-5% $-199	+0% $-131	+5% $-63	+10% $5
Rate	-1.0pp $-26	-0.5pp $-78	base $-131	+0.5pp $-185	+1.0pp $-239

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: $52,000
• Closing costs: $6,240
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1601 Crabb River Rd Richmond, TX	2.0	2.0	1149	$1,939	$1.69	20d	1	0.77mi
5200 Pointe West Cir Richmond, TX	2.0	2.0	1149	$1,939	$1.69	45d	1	1.32mi
5200 Pointe West Cir Richmond, TX	1.0–3.0	1.0–2.0	1125	$2,074	$1.84	0d	16	1.32mi
5200 Pointe West Cir Richmond, TX	2.0	2.0	1149	$1,939	$1.69	25d	1	1.32mi
5200 Pointe West Cir Unit 1174 Richmond, TX	1.0	1.0	955	$1,786	$1.87	18d	1	1.35mi
5200 Pointe West Cir Unit 5237 Richmond, TX	2.0	2.0	1244	$2,152	$1.73	45d	1	1.35mi
5200 Pointe West Cir Unit 2174 Richmond, TX	2.0	2.0	1149	$1,943	$1.69	18d	1	1.35mi
21811 Wildwood Park Rd Richmond, TX	1.0	1.0	721	$1,124	$1.56	14d	1	1.36mi
21811 Wildwood Park Rd Unit 21868 Richmond, TX	2.0	2.0	972	$1,398	$1.44	11d	1	1.39mi
21811 Wildwood Park Rd Unit 21848 Richmond, TX	2.0	2.0	972	$1,655	$1.70	14d	1	1.39mi
21811 Wildwood Park Rd Unit 2174 Richmond, TX	2.0	2.0	972	$1,399	$1.44	0d	1	1.39mi
21811 Wildwood Park Rd Unit 1162 Richmond, TX	1.0	1.0	721	$1,135	$1.57	6d	1	1.39mi
21811 Wildwood Park Rd Apt 424 Richmond, TX	2.0	2.0	972	$1,374	$1.41	6d	1	1.39mi
21811 Wildwood Park Rd Unit 21885 Richmond, TX	1.0	1.0	721	$1,174	$1.63	11d	1	1.39mi
21811 Wildwood Park Rd Unit 1174 Richmond, TX	1.0	1.0	721	$1,165	$1.62	0d	1	1.39mi
21811 Wildwood Park Rd Unit 1112 Richmond, TX	1.0	1.0	721	$1,124	$1.56	0d	1	1.39mi
21811 Wildwood Park Rd Unit 2112 Richmond, TX	2.0	2.0	972	$1,358	$1.40	0d	1	1.39mi
5131 Williams Way Blvd Richmond, TX	1.0–2.0	1.0–2.0	917	$1,968	$2.14	0d	61	1.39mi
21817 Wildwood Park Rd Richmond, TX	2.0	2.0	1210	$1,660	$1.37	45d	1	1.41mi

HOA detail

• Monthly dues: $13 · $156/yr
• Likely covers: water

Listing history 3 events

1. 2026-05-15
   listed $208,000 Active 792-char remark
2. 2026-04-27
   soldstatus
3. 1997-03-14
   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: $3,593 · $299/mo
• Projected year-2 tax: $3,806 · $317/mo
• Expected delta: +$214/yr (+$18/mo · 5.9%)

ⓘ 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 · 24 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: $20,647
• − Mortgage interest: −$11,651
• − Property taxes: −$3,593
• − Insurance: −$1,040
• − Repairs & maintenance: −$1,652
• − Management: −$1,652
• − HOA: −$156
• − Depreciation: −$6,051
• Taxable loss: −$5,148
• Est. tax savings @ 24.0%: +$1,235
• After-tax cash flow: $-332/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 — Sugar Land

• Score: 80/100
• State rank: #38
• US rank: #1758

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Fort Bend County · 836,777 people
• City population: 168,209
• 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

5 events — show timeline

• 2026-06-01 Sold (MLS) — HARMLS
• 2026-05-21 Pending — HARMLS
• 2026-05-15 Listed $208,000 HARMLS
• 2026-04-27 Sold (Public Records) — Public Records
• 1997-03-14 Sold (Public Records) — Public Records

Property tax history

+4.9%/yr

Latest (2025): $3,593 · +2.2% YoY. Source: county tax records.