903 Fields St · Richmond, TX 77469

$159,900

3 bd · 1.0 ba · 1,090 sqft · SingleFamily public records · 96 Days on market

Built 2017 4,499 sqft lot $147/sqft · 6% below area Est $171k · 6% under ↓ 20% since listing

---

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 +10.4/15.0
• DSCR +7.3/10.0
• 1% rule +6.2/10.0
• 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

Tucked away in the heart of Richmond, this charming 3-bedroom, 1-bath home offers a warm and welcoming atmosphere with a focus on comfort and simplicity. Perfect for those who appreciate a cozy, easy-to-maintain space, this residence delivers just the right balance of functionality and charm. Inside, you’ll find an inviting layout creating a comfortable setting for everyday living. The kitchen provides a practical workspace with plenty of potential, while the three bedrooms offer flexibility for family, guests, or even a home office. Conveniently located near local shops, dining, and major roadways, you’ll enjoy easy access to everything the area has to offer while still benefiting from a quiet neighborhood feel.

Key facts

• Practical workspace
• Easy access
• Inviting layout

Tags

• INVITING LAYOUT
• PRACTICAL WORKSPACE
• QUIET NEIGHBORHOOD FEEL
• EASY ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $146k (9.0% 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); 1344 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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 $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 96 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

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 $145,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.12% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.36%
• DSCR: 1.33
• GRM: 7.4

CMA / ARV

• ARV (median comp): $170,952
• List price: $159,900
• Delta: -6.47%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
419 Clay St	0.41mi	3/2.0	1,051 (-4%)	3mo	$249,000	$237	68
508 Center St	0.13mi	4/2.0 (+1)	1,128 (+4%)	24mo	$220,000	$195	59
1105 Yorktown St	0.69mi	3/1.0	988 (-9%)	1mo	$164,900	$167	51
806 Center St	0.27mi	4/2.0 (+1)	1,152 (+6%)	22mo	$184,900	$161	50
1202 Fort St	0.50mi	3/2.0	1,217 (+12%)	11mo	$250,000	$205	44
1716 Carver Ave	0.46mi	3/2.0	1,190 (+9%)	22mo	$160,000	$134	40
1206 Fort St	0.49mi	3/2.0	1,241 (+14%)	21mo	$240,000	$193	32

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: -8.5%
• Equity multiple: 0.70×
• Total profit: $-13,618
• Equity at exit: $23,842

10-year hold

• IRR: -3.7%
• Equity multiple: 0.79×
• Total profit: $-9,409
• Equity at exit: $13,825

Cash invested: $44,772 (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 77469

• Home prices YoY: -25.1%
• Rents YoY: -1.8%
• Active inventory: 1344
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,789 high
• Mortgage (P&I): −$839
• Tax from tax record: −$234 /mo · $2,805/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $275

Break-even live

Break-even rent $1,442

Max offer price $159,900

Occupancy floor 80%

Sensitivity live

Price	-10% $365	-5% $320	+0% $275	+5% $229	+10% $184
Rent	-10% $133	-5% $204	+0% $275	+5% $345	+10% $416
Rate	-1.0pp $355	-0.5pp $315	base $275	+0.5pp $233	+1.0pp $191

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	18d	1	0.49mi
1217 Westwood Dr Unit 424 Rosenberg, TX	2.0	2.0	900	$1,129	$1.25	6d	1	0.86mi
1217 Westwood Dr Unit 1274 Rosenberg, TX	2.0	2.0	900	$1,113	$1.24	0d	1	0.86mi
4932 Vancouver Blvd Richmond, TX	3.0	2.0	1321	$3,500	$2.65	14d	1	1.24mi
2010 Thompson Rd Richmond, TX	1.0–2.0	1.0	757	$1,100	$1.45	0d	2	1.28mi
4719 Reading Rd Rosenberg, TX	1.0–2.0	1.0–2.0	820	$1,450	$1.77	6d	6	1.42mi
2117 Thompson Rd Richmond, TX	2.0	1.0	966	$975	$1.01	45d	1	1.45mi
4726 Reading Rd Rosenberg, TX	3.0	2.0	1060	$1,275	$1.20	45d	1	1.49mi
4720 Reading Rd Rosenberg, TX	2.0–3.0	1.0–2.0	930	$1,422	$1.53	3d	15	1.50mi

Listing history 18 events

1. 2026-06-21
   days on market $159,900 Active 96 DOM
2. 2026-06-18
   days on market $159,900 Active 93 DOM
3. 2026-06-17
   days on market $159,900 Active 92 DOM
4. 2026-06-16
   days on market $159,900 Active 91 DOM
5. 2026-06-15
   days on market $159,900 Active 90 DOM
6. 2026-06-13
   days on market $159,900 Active 88 DOM
7. 2026-06-10
   days on market $159,900 Active 84 DOM
8. 2026-06-08
   days on market $159,900 Active 83 DOM
9. 2026-06-07
   days on market $159,900 Active 82 DOM
10. 2026-06-04
    days on market $159,900 Active 79 DOM
11. 2026-06-03
    days on market $159,900 Active 78 DOM
12. 2026-06-02
    days on market $159,900 Active 77 DOM
13. 2026-06-01
    days on market $159,900 Active 76 DOM
14. 2026-05-31
    days on market $159,900 Active 75 DOM
15. 2026-05-06
    price $159,900 737-char remark

    Show marketing remark (737 chars)

    Tucked away in the heart of Richmond, this charming 3-bedroom, 1-bath home offers a warm and welcoming atmosphere with a focus on comfort and simplicity. Perfect for those who appreciate a cozy, easy-to-maintain space, this residence delivers just the right balance of functionality and charm. Inside, you’ll find an inviting layout creating a comfortable setting for everyday living. The kitchen provides a practical workspace with plenty of potential, while the three bedrooms offer flexibility for family, guests, or even a home office. Conveniently located near local shops, dining, and major roadways, you’ll enjoy easy access to everything the area has to offer while still benefiting from a quiet neighborhood feel.

16. 2026-04-16
    price $169,900 737-char remark

    Show marketing remark (737 chars)

    Tucked away in the heart of Richmond, this charming 3-bedroom, 1-bath home offers a warm and welcoming atmosphere with a focus on comfort and simplicity. Perfect for those who appreciate a cozy, easy-to-maintain space, this residence delivers just the right balance of functionality and charm. Inside, you’ll find an inviting layout creating a comfortable setting for everyday living. The kitchen provides a practical workspace with plenty of potential, while the three bedrooms offer flexibility for family, guests, or even a home office. Conveniently located near local shops, dining, and major roadways, you’ll enjoy easy access to everything the area has to offer while still benefiting from a quiet neighborhood feel.

17. 2026-03-27
    price $189,900 737-char remark

    Show marketing remark (737 chars)

    Tucked away in the heart of Richmond, this charming 3-bedroom, 1-bath home offers a warm and welcoming atmosphere with a focus on comfort and simplicity. Perfect for those who appreciate a cozy, easy-to-maintain space, this residence delivers just the right balance of functionality and charm. Inside, you’ll find an inviting layout creating a comfortable setting for everyday living. The kitchen provides a practical workspace with plenty of potential, while the three bedrooms offer flexibility for family, guests, or even a home office. Conveniently located near local shops, dining, and major roadways, you’ll enjoy easy access to everything the area has to offer while still benefiting from a quiet neighborhood feel.

18. 2026-03-17
    listed $199,900 Active 737-char remark

    Show marketing remark (737 chars)

    Tucked away in the heart of Richmond, this charming 3-bedroom, 1-bath home offers a warm and welcoming atmosphere with a focus on comfort and simplicity. Perfect for those who appreciate a cozy, easy-to-maintain space, this residence delivers just the right balance of functionality and charm. Inside, you’ll find an inviting layout creating a comfortable setting for everyday living. The kitchen provides a practical workspace with plenty of potential, while the three bedrooms offer flexibility for family, guests, or even a home office. Conveniently located near local shops, dining, and major roadways, you’ll enjoy easy access to everything the area has to offer while still benefiting from a quiet neighborhood feel.

ⓘ 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: $2,805 · $234/mo
• Projected year-2 tax: $2,926 · $244/mo
• Expected delta: +$121/yr (+$10/mo · 4.3%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,471
• − Mortgage interest: −$8,957
• − Property taxes: −$2,805
• − Insurance: −$800
• − Repairs & maintenance: −$1,718
• − Management: −$1,718
• − Depreciation: −$4,652
• Taxable income: $822
• Est. tax owed @ 24.0%: −$197
• After-tax cash flow: $3,098/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

-20.0% since first listed

4 events — show timeline

• 2026-05-06 Price Changed $159,900 HARMLS
• 2026-04-16 Price Changed $169,900 HARMLS
• 2026-03-27 Price Changed $189,900 HARMLS
• 2026-03-17 Listed $199,900 HARMLS

Property tax history

+48.5%/yr

Latest (2025): $2,805 · +9.5% YoY. Source: county tax records.