6853 Chasewood Dr · Houston, TX 77489

$102,000

2 bd · 1.0 ba · 952 sqft · Townhouse public records · 83 Days on market

Built 1974 2,032 sqft lot $107/sqft · at area comps Est $98k · at est. $229/mo HOA · 16% of rent

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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 +23.2/30.0
• 1% rule +9.0/10.0
• DSCR +7.5/10.0
• ARV discount +5.5/15.0
• 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

Listing remarks MLS

This charming 2 bedroom, 1 bath townhouse offers a bright, open layout with a comfortable living area and kitchen that is perfect. The home features a living/kitchen combo with a granite breakfast bar, new cabinets, beautiful tile floors, recessed lighting and a private covered carport. It also features fresh paint throughout, new doors, new shower tile and a new tub. Enjoy the ease of single-story living where the grounds are covered by the HOA and a location close to major commuter routes, shopping, and dining. The home has quick access to Beltway 8, Fort Bend Toll Road Hwy 90 & 59. Please call if you have any questions!

Key facts

• Fresh paint
• New cabinets
• Recessed lighting

Tags

• GRANITE BREAKFAST BAR
• NEW CABINETS
• BEAUTIFUL TILE FLOORS
• RECESSED LIGHTING
• PRIVATE COVERED CARPORT
• FRESH PAINT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $102k.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $102k).
• Recommended offer: $96k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: schools D, 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.
• Market conditions: Rents flat; 188 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 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 $143 of equity ($705 loan paydown + $-562 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 83 days — a 6% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 5 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 $95,880 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.40% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.76%
• DSCR: 1.35
• GRM: 5.9

CMA / ARV

• ARV (median comp): $97,707
• List price: $102,000
• Delta: 4.39%
• Verdict: FAIR
• Comps: 18 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6851 Chasewood Dr	0.02mi	2/1.0	952 (0%)	2mo	$79,900	$84	97
7231 Chasewood Dr	0.08mi	2/1.0	944 (-1%)	18mo	$85,000	$90	80
6917 Chasewood Dr	0.07mi	2/1.0	944 (-1%)	21mo	$85,000	$90	78

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: 2.1%
• Equity multiple: 1.09×
• Total profit: $2,610
• Equity at exit: $26,838

10-year hold

• IRR: 5.4%
• Equity multiple: 1.49×
• Total profit: $14,107
• Equity at exit: $30,118

Cash invested: $28,560 (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: 188
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,430 high
• Mortgage (P&I): −$535
• Tax from tax record: −$139 /mo · $1,664/yr
• Insurance: −$42
• HOA: −$229
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $185

Break-even live

Break-even rent $1,196

Max offer price $102,000

Occupancy floor 82%

Sensitivity live

Price	-10% $242	-5% $214	+0% $185	+5% $156	+10% $127
Rent	-10% $72	-5% $128	+0% $185	+5% $241	+10% $298
Rate	-1.0pp $236	-0.5pp $211	base $185	+0.5pp $158	+1.0pp $131

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: $25,500
• Closing costs: $3,060
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13960 Hillcroft St Unit 13981 Houston, TX	1.0	1.0	1017	$1,340	$1.32	45d	1	1.03mi
13960 Hillcroft St Unit 13975 Houston, TX	1.0	1.0	1017	$1,299	$1.28	0d	1	1.03mi
13960 Hillcroft St Unit 321 Houston, TX	1.0	1.0	1017	$1,310	$1.29	9d	1	1.03mi
13960 Hillcroft St Unit 13975 Houston, TX	1.0	1.0	1017	$1,345	$1.32	15d	1	1.03mi
13960 Hillcroft St Unit 1174 Houston, TX	1.0	1.0	1017	$1,350	$1.33	12d	1	1.03mi
13939 Hillcroft Ave Unit 13976 Houston, TX	2.0	2.0	1089	$1,703	$1.56	22d	1	1.22mi
13939 Hillcroft Ave Houston, TX	1.0	1.0	567	$1,303	$2.30	45d	1	1.22mi
13939 Hillcroft Ave Houston, TX	1.0–3.0	1.0–2.0	985	$1,778	$1.80	4d	22	1.22mi
13939 Hillcroft Ave Unit 13990 Houston, TX	1.0	1.0	567	$1,184	$2.09	45d	1	1.22mi
13939 Hillcroft Ave Unit 13954 Houston, TX	1.0	1.0	587	$1,223	$2.08	22d	1	1.22mi
16432 Chimney Rock Rd Unit 16489 Houston, TX	2.0	2.0	1026	$1,317	$1.28	45d	1	1.38mi
16432 Chimney Rock Rd Unit 2112 Houston, TX	2.0	2.0	1026	$1,276	$1.24	0d	1	1.38mi
16432 Chimney Rock Rd Unit 16483 Houston, TX	1.0	1.0	683	$916	$1.34	45d	1	1.38mi
16432 Chimney Rock Rd Unit 16453 Houston, TX	1.0	1.0	683	$1,114	$1.63	11d	1	1.38mi
16432 Chimney Rock Rd Apt 424 Houston, TX	2.0	2.0	1026	$1,292	$1.26	6d	1	1.38mi
16432 Chimney Rock Rd Unit 16453 Houston, TX	1.0	1.0	670	$1,110	$1.66	14d	1	1.38mi
16432 Chimney Rock Rd Unit 325 Houston, TX	1.0	1.0	683	$1,064	$1.56	0d	1	1.38mi
16432 Chimney Rock Rd Unit 2174 Houston, TX	2.0	2.0	1026	$1,327	$1.29	11d	1	1.38mi
16432 Chimney Rock Rd Houston, TX	1.0	1.0	683	$1,064	$1.56	14d	1	1.38mi

HOA detail

• Monthly dues: $229 · $2,748/yr
• Likely covers: landscaping

Listing history 31 events

1. 2026-06-21
   days on market $102,000 Active 83 DOM
2. 2026-06-18
   days on market $102,000 Active 80 DOM
3. 2026-06-17
   days on market $102,000 Active 79 DOM
4. 2026-06-16
   days on market $102,000 Active 78 DOM
5. 2026-06-15
   days on market $102,000 Active 77 DOM
6. 2026-06-13
   days on market $102,000 Active 75 DOM
7. 2026-06-09
   days on market $102,000 Active 71 DOM
8. 2026-06-07
   days on market $102,000 Active 69 DOM
9. 2026-06-04
   days on market $102,000 Active 66 DOM
10. 2026-06-03
    days on market $102,000 Active 65 DOM
11. 2026-06-02
    days on market $102,000 Active 64 DOM
12. 2026-06-01
    days on market $102,000 Active 63 DOM
13. 2026-05-31
    days on market $102,000 Active 62 DOM
14. 2026-04-27
    status Active 634-char remark

    Show marketing remark (634 chars)

    This charming 2 bedroom, 1 bath townhouse offers a bright, open layout with a comfortable living area and kitchen that is perfect. The home features a living/kitchen combo with a granite breakfast bar, new cabinets, beautiful tile floors, recessed lighting and a private covered carport. It also features fresh paint throughout, new doors, new shower tile and a new tub. Enjoy the ease of single-story living where the grounds are covered by the HOA and a location close to major commuter routes, shopping, and dining. The home has quick access to Beltway 8, Fort Bend Toll Road Hwy 90 & 59. Please call if you have any questions!

15. 2026-04-22
    status Pending 634-char remark

    Show marketing remark (634 chars)

    This charming 2 bedroom, 1 bath townhouse offers a bright, open layout with a comfortable living area and kitchen that is perfect. The home features a living/kitchen combo with a granite breakfast bar, new cabinets, beautiful tile floors, recessed lighting and a private covered carport. It also features fresh paint throughout, new doors, new shower tile and a new tub. Enjoy the ease of single-story living where the grounds are covered by the HOA and a location close to major commuter routes, shopping, and dining. The home has quick access to Beltway 8, Fort Bend Toll Road Hwy 90 & 59. Please call if you have any questions!

16. 2026-03-30
    historical $1,400

    Show marketing remark (634 chars)

    This charming 2 bedroom, 1 bath townhouse offers a bright, open layout with a comfortable living area and kitchen that is perfect. The home features a living/kitchen combo with a granite breakfast bar, new cabinets, beautiful tile floors, recessed lighting and a private covered carport. It also features fresh paint throughout, new doors, new shower tile and a new tub. Enjoy the ease of single-story living where the grounds are covered by the HOA and a location close to major commuter routes, shopping, and dining. The home has quick access to Beltway 8, Fort Bend Toll Road Hwy 90 & 59. Please call if you have any questions!

17. 2026-03-30
    listed $102,500 Active 634-char remark

    Show marketing remark (634 chars)

    This charming 2 bedroom, 1 bath townhouse offers a bright, open layout with a comfortable living area and kitchen that is perfect. The home features a living/kitchen combo with a granite breakfast bar, new cabinets, beautiful tile floors, recessed lighting and a private covered carport. It also features fresh paint throughout, new doors, new shower tile and a new tub. Enjoy the ease of single-story living where the grounds are covered by the HOA and a location close to major commuter routes, shopping, and dining. The home has quick access to Beltway 8, Fort Bend Toll Road Hwy 90 & 59. Please call if you have any questions!

18. 2026-02-21
    status Pending
19. 2026-02-20
    historical
20. 2026-02-11
    price $107,500
21. 2026-01-04
    listed $1,400
22. 2025-12-30
    historical $1,625
23. 2025-12-13
    price $110,000
24. 2025-12-04
    listed $1,625
25. 2025-11-15
    price $113,500
26. 2025-10-27
    listed $115,000 Active
27. 2025-07-21
    soldstatus
28. 2015-05-15
    soldstatus
29. 2014-01-09
    soldstatus
30. 2013-11-22
    soldstatus
31. 2012-09-19
    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: $1,664 · $139/mo
• Projected year-2 tax: $1,867 · $156/mo
• Expected delta: +$203/yr (+$17/mo · 12.2%)

ⓘ 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: $17,161
• − Mortgage interest: −$5,714
• − Property taxes: −$1,664
• − Insurance: −$510
• − Repairs & maintenance: −$1,373
• − Management: −$1,373
• − HOA: −$2,748
• − Depreciation: −$2,967
• Taxable income: $813
• Est. tax owed @ 24.0%: −$195
• After-tax cash flow: $2,022/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

-98.8% since first listed

18 events — show timeline

• 2026-04-27 Relisted — HARMLS
• 2026-04-22 Pending — HARMLS
• 2026-03-30 Rental Removed $1,400 HARMLS
• 2026-03-30 Listed $102,500 HARMLS
• 2026-02-21 Pending — HARMLS
• 2026-02-20 Listing Removed — HARMLS
• 2026-02-11 Price Changed $107,500 HARMLS
• 2026-01-04 Listed for Rent $1,400 HARMLS
• 2025-12-30 Rental Removed $1,625 HARMLS
• 2025-12-13 Price Changed $110,000 HARMLS
• 2025-12-04 Listed for Rent $1,625 HARMLS
• 2025-11-15 Price Changed $113,500 HARMLS
• 2025-10-27 Listed $115,000 HARMLS
• 2025-07-21 Sold (Public Records) — Public Records
• 2015-05-15 Sold (Public Records) — Public Records
• 2014-01-09 Sold (Public Records) — Public Records
• 2013-11-22 Sold (Public Records) — Public Records
• 2012-09-19 Sold (Public Records) — Public Records

Property tax history

+6.4%/yr

Latest (2025): $1,664 · +1.5% YoY. Source: county tax records.