26807 Dalmatian Bellflower Dr · Houston, TX 77493

$249,990

4 bd · 2.0 ba · 1,690 sqft · SingleFamily public records · 103 Days on market

Built 2024 Good condition 5,488 sqft lot $148/sqft · 15% below area Est $295k · 15% under $183/mo HOA · 7% of rent ↓ 4% since listing

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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 +15.5/30.0
• ARV discount +14.3/15.0
• Schools +5.7/10.0
• 1% rule +5.3/10.0
• DSCR +4.8/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 26807 Dalmatian Bellflower in the newly released community of Anniston in Katy! This beautiful one-story home offers 4 spacious bedrooms and 2 full bathrooms with a functional and modern open-concept layout. Enjoy a broad family room seamlessly connected to the dining area, creating the perfect space for entertaining and everyday living. The home features no carpet in the common areas, providing durability and easy maintenance. All appliances are included — washer, dryer, and refrigerator — and are almost brand new, making this home truly move-in ready. Additional highlights include a 2-car garage and zoning to highly acclaimed Katy ISD schools. Don’t miss the opportunity to live in one of Katy’s newest communities!

Key facts

• Move-in ready
• Included appliances
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• NO CARPET IN COMMON AREAS
• INCLUDED APPLIANCES
• MOVE-IN READY
• ZONING TO KATY ISD SCHOOLS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $99 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $227k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 3.1% 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.
• Katy ISD (suburban): math 61% / reading 63% proficiency, ranked #29 of 826 in TX (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-0.8%/yr); 2696 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.

Recommended offer $227,490 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.03% ✓
• Cap rate: 6.77%
• Cash-on-cash: 1.70%
• DSCR: 1.08
• GRM: 8.1

CMA / ARV

• ARV (median comp): $294,529
• List price: $249,990
• Delta: -15.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26707 Scarlet Willow Dr	0.35mi	4/2.0	1,720 (+2%)	1mo	$322,990	$188	80
26811 Scarlet Willow Dr	0.39mi	4/2.0	1,720 (+2%)	1mo	$270,590	$157	78
26843 Vanilla Pearls Ln	0.50mi	4/2.0	1,656 (-2%)	0mo	$254,240	$154	73
6431 Green Pedal Ln	0.29mi	3/2.0 (-1)	1,600 (-5%)	1mo	$271,090	$169	72
6666 Iron Clover Dr	0.64mi	4/2.0	1,655 (-2%)	0mo	$283,590	$171	66
6427 Green Pedal Ln	0.29mi	3/2.0 (-1)	1,880 (+11%)	1mo	$308,990	$164	62
6671 Iron Clover Dr	0.60mi	3/2.5 (-1)	1,635 (-3%)	0mo	$265,000	$162	59
6426 Green Pedal Ln	0.29mi	3/2.0 (-1)	1,908 (+13%)	1mo	$294,440	$154	59
6670 Iron Clover Dr	0.63mi	3/2.0 (-1)	1,572 (-7%)	1mo	$264,990	$169	53
26827 Cascade Sunrise St	0.46mi	3/2.0 (-1)	1,461 (-14%)	1mo	$286,990	$196	50
26110 Sea Rosemary Ln	0.71mi	3/2.0 (-1)	1,572 (-7%)	1mo	$262,740	$167	50
6147 Sunburst Scarlet St	0.49mi	3/2.0 (-1)	1,451 (-14%)	1mo	$241,040	$166	48

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: -17.3%
• Equity multiple: 0.41×
• Total profit: $-41,552
• Equity at exit: $37,274

10-year hold

• IRR: -17.3%
• Equity multiple: 0.19×
• Total profit: $-56,462
• Equity at exit: $21,615

Cash invested: $69,997 (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 77493

• Rents YoY: -0.8%
• Active inventory: 2696
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,567 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$331 /mo · $3,970/yr
• Insurance: −$104
• HOA: −$183
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $99

Break-even live

Break-even rent $2,442

Max offer price $249,990

Occupancy floor 91%

Sensitivity live

Price	-10% $241	-5% $170	+0% $99	+5% $28	+10% $-42
Rent	-10% $-104	-5% $-2	+0% $99	+5% $201	+10% $302
Rate	-1.0pp $225	-0.5pp $163	base $99	+0.5pp $34	+1.0pp $-31

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: $62,498
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26811 Prairie Smoke Ln Katy, TX	4.0	2.0	1656	$2,250	$1.36	44d	1	0.23mi
26642 Prairie Smoke Ln Katy, TX	3.0	2.0	1949	$2,300	$1.18	44d	1	0.34mi
6303 Marigold Blaze Dr Katy, TX	3.0	2.0	1474	$2,250	$1.53	44d	1	0.64mi
26802 Cenzontle Dr Katy, TX	3.0	2.0	1470	$1,850	$1.26	44d	1	0.67mi
6758 Sunset Velvet Dr Katy, TX	3.0	2.0	1580	$2,350	$1.49	44d	1	0.67mi
7402 Clover Chase Dr Katy, TX	4.0	3.0	1840	$2,400	$1.30	44d	1	0.77mi
27022 Euphonia Green Ln Katy, TX	3.0	2.0	1186	$1,939	$1.63	3d	1	0.94mi
3084 Fantasy Terrace Dr Katy, TX	4.0	2.0	2085	$2,325	$1.12	13d	1	1.04mi
27327 Blue Pool Dr Katy, TX	4.0	3.0	2100	$2,600	$1.24	44d	1	1.05mi
3081 Fantasy Terrace Dr Katy, TX	4.0	2.0	1670	$2,275	$1.36	25d	1	1.05mi
3053 Fantasy Terrace Dr Katy, TX	4.0	2.0	2085	$2,440	$1.17	16d	1	1.10mi
3064 Dawn Sound Dr Katy, TX	3.0	2.0	1464	$1,950	$1.33	44d	1	1.13mi
5631 Pearl Vista Dr Katy, TX	4.0	3.0	2039	$3,000	$1.47	21d	1	1.14mi
3076 Dylan Skyland Dr Katy, TX	4.0	2.5	2240	$3,395	$1.52	25d	1	1.17mi
3104 Nori Shores Dr Katy, TX	5.0	2.5	1947	$3,695	$1.90	4d	1	1.20mi
27064 Beach Ball Dr Katy, TX	3.0–4.0	2.5–3.5	1705	$2,957	$1.73	2d	25	1.32mi
3056 Sea Turtle Dr Katy, TX	4.0	2.0	1500	$2,200	$1.47	44d	1	1.33mi

HOA detail

• Monthly dues: $183 · $2,196/yr

Listing history 16 events

1. 2026-06-18
   days on market $249,990 Pending 103 DOM
2. 2026-06-17
   days on market $249,990 Pending 102 DOM
3. 2026-06-16
   days on market $249,990 Pending 101 DOM
4. 2026-06-15
   days on market $249,990 Pending 100 DOM
5. 2026-06-13
   statusdays on market $249,990 Pending 98 DOM
6. 2026-06-09
   days on market $249,990 Active 94 DOM
7. 2026-06-08
   days on market $249,990 Active 93 DOM
8. 2026-06-07
   days on market $249,990 Active 92 DOM
9. 2026-06-04
   days on market $249,990 Active 89 DOM
10. 2026-06-03
    days on market $249,990 Active 88 DOM
11. 2026-06-02
    days on market $249,990 Active 87 DOM
12. 2026-06-01
    days on market $249,990 Active 86 DOM
13. 2026-05-31
    days on market $249,990 Active 85 DOM
14. 2026-05-18
    price $249,990 764-char remark

    Show marketing remark (764 chars)

    Welcome to 26807 Dalmatian Bellflower in the newly released community of Anniston in Katy! This beautiful one-story home offers 4 spacious bedrooms and 2 full bathrooms with a functional and modern open-concept layout. Enjoy a broad family room seamlessly connected to the dining area, creating the perfect space for entertaining and everyday living. The home features no carpet in the common areas, providing durability and easy maintenance. All appliances are included — washer, dryer, and refrigerator — and are almost brand new, making this home truly move-in ready. Additional highlights include a 2-car garage and zoning to highly acclaimed Katy ISD schools. Don’t miss the opportunity to live in one of Katy’s newest communities!

15. 2026-04-09
    price $254,990 764-char remark

    Show marketing remark (764 chars)

    Welcome to 26807 Dalmatian Bellflower in the newly released community of Anniston in Katy! This beautiful one-story home offers 4 spacious bedrooms and 2 full bathrooms with a functional and modern open-concept layout. Enjoy a broad family room seamlessly connected to the dining area, creating the perfect space for entertaining and everyday living. The home features no carpet in the common areas, providing durability and easy maintenance. All appliances are included — washer, dryer, and refrigerator — and are almost brand new, making this home truly move-in ready. Additional highlights include a 2-car garage and zoning to highly acclaimed Katy ISD schools. Don’t miss the opportunity to live in one of Katy’s newest communities!

16. 2026-03-07
    listed $259,900 Active 764-char remark

    Show marketing remark (764 chars)

    Welcome to 26807 Dalmatian Bellflower in the newly released community of Anniston in Katy! This beautiful one-story home offers 4 spacious bedrooms and 2 full bathrooms with a functional and modern open-concept layout. Enjoy a broad family room seamlessly connected to the dining area, creating the perfect space for entertaining and everyday living. The home features no carpet in the common areas, providing durability and easy maintenance. All appliances are included — washer, dryer, and refrigerator — and are almost brand new, making this home truly move-in ready. Additional highlights include a 2-car garage and zoning to highly acclaimed Katy ISD schools. Don’t miss the opportunity to live in one of Katy’s newest communities!

ⓘ 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: $3,970 · $331/mo
• Projected year-2 tax: $4,575 · $381/mo
• Expected delta: +$605/yr (+$50/mo · 15.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $30,808
• − Mortgage interest: −$14,003
• − Property taxes: −$3,970
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,465
• − Management: −$2,465
• − HOA: −$2,196
• − Depreciation: −$7,272
• Taxable loss: −$2,813
• Est. tax savings @ 24.0%: +$675
• After-tax cash flow: $1,866/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This move-in ready home in Anniston, Katy, offers a modern open-concept layout with no carpet in common areas, new appliances, and a well-maintained exterior. Potential buyers and renters will appreciate the curb appeal and functional design.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both New flooring in bedrooms — Improves aesthetics and value
• Both New lighting fixtures — Enhances aesthetics and value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both New flooring in bedrooms — Improves aesthetics and value ↑
• Both New lighting fixtures — Enhances aesthetics and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Katy ISD
• NCES district ID: 4825170
• Math proficiency: 61% ▼ -7.00%
• Reading proficiency: 63% ▼ -3.00%
• Median HH income: $90,312
• Composite: 56.59/100
• National rank: #1146
• State rank: #29 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

• County: Harris County · 4,702,590 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 71,484
• Household income: $118,464
• Rent vs Own: 20.4% rent · 79.6% own
• Severe rent burden: 913.0

Population outlook (Harris County) Hauer SSP2

• Today (2025): 5,571,493 people
• By 2030: 6,089,821 · +9.3%
• By 2040: 7,142,806 · +28.2%
• By 2050: 8,185,864 · +46.9%
• By 2075: 10,574,329 · +89.8%
• By 2100: 12,109,958 · +117.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 36% Hispanic / Latino 33% Two or more races 16% Black 15% Asian 12%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 21% · Canada, Vietnam, Jamaica
• Languages at home: 64% English-only · Spanish 22% Vietnamese 5% French/Haitian/Cajun 4%

Political lean MEDSL · Harris

• 2024 margin: Lean D (+5.5) · D 52.0% · R 46.4% · Other 1.6%
• 2008→2024 swing: +3.9pp toward D · 2008: 1.6pp · 2024: 5.5pp
• All cycles: 2024: D+5.5 2020: D+13.3 2016: D+12.4 2012: D+0.1 2008: D+1.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -140.65%
• Current HPI: 233.1683
• Rent YoY: ▼ -0.80%
• 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

-3.8% since first listed

3 events — show timeline

• 2026-05-18 Price Changed $249,990 HARMLS
• 2026-04-09 Price Changed $254,990 HARMLS
• 2026-03-07 Listed $259,900 HARMLS

Property tax history

+744.7%/yr

Latest (2025): $3,970 · +744.7% YoY. Source: county tax records.