1310 Dudley St · Richmond, TX 77469

$139,900

2 bd · 1.0 ba · 1,084 sqft · SingleFamily public records · 58 Days on market

Built 1953 $129/sqft · 29% below area Est $197k · 29% under

---

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 +16.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• 1% rule +5.0/10.0
• 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

BUYER TO VERIFY ROOM MEASUREMENTS AND SCHOOL DISTRICT. FIXER UPPER SELLING AS-IS

Key facts

• Garage
• Built 1953
• Listed 57 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $84 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (0.1% below list).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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); 1332 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).
• This rent is only 16% of the median local income ($102k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k 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 58 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.00% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.57%
• DSCR: 1.11
• GRM: 8.3

CMA / ARV

• ARV (median comp): $196,611
• List price: $139,900
• Delta: -28.84%
• 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
1202 Fort St	0.38mi	3/2.0 (+1)	1,217 (+12%)	11mo	$250,000	$205	44
1206 Fort St	0.39mi	3/2.0 (+1)	1,241 (+14%)	21mo	$240,000	$193	31

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: -15.8%
• Equity multiple: 0.45×
• Total profit: $-21,358
• Equity at exit: $20,860

10-year hold

• IRR: -14.1%
• Equity multiple: 0.30×
• Total profit: $-27,311
• Equity at exit: $12,096

Cash invested: $39,172 (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: 1332
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,397 high
• Mortgage (P&I): −$734
• Tax from tax record: −$228 /mo · $2,732/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $84

Break-even live

Break-even rent $1,291

Max offer price $139,900

Occupancy floor 89%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1217 Westwood Dr Rosenberg, TX	1.0	1.0	700	$953	$1.36	12d	1	0.35mi
1217 Westwood Dr Unit 1274 Rosenberg, TX	2.0	2.0	900	$1,121	$1.25	2d	1	0.35mi
1217 Westwood Dr Unit 1291 Rosenberg, TX	1.0	1.0	700	$961	$1.37	2d	1	0.35mi
1217 Westwood Dr Unit 424 Rosenberg, TX	2.0	2.0	900	$1,129	$1.25	5d	1	0.35mi
1217 Westwood Dr Unit 1268 Rosenberg, TX	1.0	1.0	700	$994	$1.42	43d	1	0.35mi
1217 Westwood Dr Unit 1162 Rosenberg, TX	1.0	1.0	700	$964	$1.38	5d	1	0.38mi
1217 Westwood Dr Unit 1238 Rosenberg, TX	1.0	1.0	700	$999	$1.43	12d	1	0.38mi
1108 Fort St Unit 1108 Richmond, TX	3.0	1.0	1000	$1,450	$1.45	16d	1	0.41mi
2010 Thompson Rd Richmond, TX	1.0–2.0	1.0	757	$1,100	$1.45	3d	3	0.42mi
2117 Thompson Rd Richmond, TX	2.0	1.0	966	$975	$1.01	43d	1	0.59mi
1806 Mustang Dr Richmond, TX	3.0	2.0	1296	$1,100	$0.85	43d	1	0.65mi
1111 Golfview Dr Unit 1162 Richmond, TX	1.0	1.0	771	$1,029	$1.33	43d	1	0.71mi
1111 Golfview Dr Unit 1148 Richmond, TX	2.0	2.0	1000	$1,899	$1.90	43d	1	0.71mi
1111 Golfview Dr Richmond, TX	1.0	1.0	754	$1,092	$1.45	1d	13	0.71mi
4726 Reading Rd Rosenberg, TX	3.0	2.0	1060	$1,275	$1.20	43d	1	0.84mi
4719 Reading Rd Rosenberg, TX	1.0–2.0	1.0–2.0	820	$1,450	$1.77	5d	6	0.86mi
4720 Reading Rd Rosenberg, TX	2.0–3.0	1.0–2.0	930	$1,166	$1.25	1d	15	0.86mi
24500 Wildwood Park Rd Richmond, TX	1.0–2.0	1.0–2.0	999	$2,068	$2.07	1d	19	0.92mi
207 Golfview Dr Richmond, TX	1.0	1.0	771	$1,216	$1.58	43d	1	0.93mi
4932 Vancouver Blvd Richmond, TX	3.0	2.0	1321	$3,500	$2.65	12d	1	1.01mi
7410 Town Center Blvd Rosenberg, TX	2.0	2.0	1147	$1,628	$1.42	43d	1	1.49mi
7210 Town Center Blvd Rosenberg, TX	1.0	1.0	725	$1,340	$1.85	43d	1	1.49mi

Listing history 7 events

1. 2026-06-04
   days on market $139,900 Active 58 DOM
2. 2026-06-03
   days on market $139,900 Active 57 DOM
3. 2026-06-02
   days on market $139,900 Active 56 DOM
4. 2026-06-01
   days on market $139,900 Active 55 DOM
5. 2026-05-31
   days on market $139,900 Active 54 DOM
6. 2026-04-07
   listed $139,900 Active 80-char remark

   Show marketing remark (80 chars)

   BUYER TO VERIFY ROOM MEASUREMENTS AND SCHOOL DISTRICT. FIXER UPPER SELLING AS-IS

7. 2026-03-19
   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: $2,732 · $228/mo
• Projected year-2 tax: $2,732 · $228/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 21 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: $16,764
• − Mortgage interest: −$7,837
• − Property taxes: −$2,732
• − Insurance: −$700
• − Repairs & maintenance: −$1,341
• − Management: −$1,341
• − Depreciation: −$4,070
• Taxable loss: −$1,256
• Est. tax savings @ 24.0%: +$301
• After-tax cash flow: $1,310/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

2 events — show timeline

• 2026-04-07 Listed $139,900 HARMLS
• 2026-03-19 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2025): $2,732 · -23.3% YoY. Source: county tax records.