8519 Hearth Blvd #26 · Houston, TX 77054

$64,900

2 bd · 1.0 ba · 940 sqft · Condo · 16 Days on market

Built 1979 Good condition $69/sqft · 10% below area Est $72k · 10% under $478/mo HOA · 45% 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 +11.8/15.0
• 1% rule +10.0/10.0
• Cash flow +7.3/30.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Appreciation +2.7/10.0
• Schools +2.7/10.0
• Rent growth +1.8/5.0
• DSCR +1.4/10.0

Listing remarks

Move-in ready 2-bedroom, 1-bath second-level condo located in a secure, gated community with access to two sparkling swimming pools. This well-maintained unit features fresh interior paint, laminate flooring throughout, and includes a refrigerator, washer, and dryer for your convenience. Ideally situated just minutes from the Texas Medical Center, NRG Stadium, and the Metro Rail, this home offers easy access to Downtown Houston, the Galleria, Rice University, the University of Houston, and Texas Southern University. With close proximity to major freeways including 610 and 288, commuting is quick and convenient. You'll also enjoy being near shopping centers, grocery stores, restaurants, and

Key facts

• Gated community
• Laminate flooring
• Two swimming pools

Tags

• GATED COMMUNITY
• TWO SWIMMING POOLS
• FRESH INTERIOR PAINT
• LAMINATE FLOORING
• ACCESS TO DOWNTOWN HOUSTON
• NEAR SHOPPING CENTERS

Property features AI

Finance

• Financial info: Lease considered
• HOA & community: HOA: Hearthwood; Gated community; Community pool; Monthly association fee (includes insurance, grounds and structure maintenance, recreation facilities, sewer, trash, water)

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Three-story building; Built in 1979; Slab foundation; Composition roof
• Construction: Cement siding; Stucco; Wood siding
• Exterior features: Deck; Patio

Interior

• Kitchen: Dishwasher; Microwave; Garbage disposal
• Bedrooms: Two bedrooms (both on the first level; approximately 12x12 and 14x13)
• Flooring: Plank flooring; Vinyl flooring; Wood flooring
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Dishwasher; Garbage disposal; Microwave

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $65k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-153 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $43k (34.2% below list).
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $43k (34.2% below list) — sets the bar for cash-flow.
• Cap rate 4.7% 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: crime F.
• Houston ISD (urban): math 27% / reading 35% proficiency, ranked #593 of 826 in TX (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Longfellow El (math 12% / reading 27%, grade F, #3,583 of 4,322 statewide, top 86%, 682 students, 75% FRL); Pershing Middle (math 36% / reading 49%, grade D-, #553 of 1,662 statewide, top 34%, 1,390 students, 60% FRL); Bellaire H S (math 45% / reading 62%, grade C-, #428 of 1,632 statewide, top 27%, 3,170 students, 48% FRL).
• Market conditions: Rents soft (-2.8%/yr); 272 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $449 of loan paydown is wiped out by about $2k 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 16 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask is 5331% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 45% of rent.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $42,724 (34.2% 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. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.64% ✓
• Cap rate: 4.69%
• Cash-on-cash: -5.73%
• DSCR: 0.74
• GRM: 5.1

CMA / ARV

• ARV (median comp): $71,725
• List price: $64,900
• Delta: -9.52%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -43.6%
• Equity multiple: -0.27×
• Total profit: $-23,042
• Equity at exit: $9,677

10-year hold

• IRR: —
• Equity multiple: -1.38×
• Total profit: $-43,247
• Equity at exit: $5,611

Cash invested: $18,172 (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 77054

• Home prices YoY: -2.6%
• Rents YoY: -2.8%
• Active inventory: 272
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,063 high
• Mortgage (P&I): −$340
• Tax est. 1.5%: −$81 /mo · $974/yr
• Insurance: −$27
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$478
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $-153

Break-even live

Break-even rent $1,257

Max offer price $42,724

Occupancy floor —

Sensitivity live

Price	-10% $-108	-5% $-131	+0% $-153	+5% $-176	+10% $-198
Rent	-10% $-237	-5% $-195	+0% $-153	+5% $-111	+10% $-69
Rate	-1.0pp $-121	-0.5pp $-137	base $-153	+0.5pp $-170	+1.0pp $-187

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8521 Hearth Dr Houston, TX	2.0	2.0	1092	$1,195	$1.09	45d	1	0.08mi
2820 S Bartell Dr Houston, TX	1.0	1.0	780	$850	$1.09	45d	3	0.08mi
8435 Hearth Dr Houston, TX	2.0	2.0	1040	$950	$0.91	45d	1	0.10mi
2818 S Bartell Dr Houston, TX	1.0	1.0	780	$795	$1.02	45d	1	0.14mi
2501 Westridge St Houston, TX	1.0	1.0	545	$773	$1.42	14d	1	0.14mi
8410 W Bartell Dr Unit 2047 Houston, TX	2.0	2.0	892	$1,059	$1.19	0d	1	0.16mi
8410 W Bartell Dr Unit 2047 Houston, TX	2.0	2.0	892	$1,069	$1.20	12d	1	0.16mi
2501 Westridge St Unit 1162 Houston, TX	1.0	1.0	545	$784	$1.44	7d	1	0.16mi
2501 Westridge St Unit 422 Houston, TX	2.0	2.0	1005	$1,239	$1.23	9d	1	0.16mi
2501 Westridge St Unit 321 Houston, TX	1.0	1.0	545	$784	$1.44	9d	1	0.16mi
2501 Westridge St Unit 2575 Houston, TX	1.0	1.0	545	$773	$1.42	0d	1	0.16mi
2501 Westridge St Unit 424 Houston, TX	2.0	2.0	1005	$1,239	$1.23	7d	1	0.16mi
2501 Westridge St Unit 2522 Houston, TX	1.0	1.0	545	$819	$1.50	15d	1	0.16mi
2501 Westridge St Unit 2558 Houston, TX	2.0	2.0	1005	$1,223	$1.22	0d	1	0.16mi
8416 W Bartell Dr Houston, TX	1.0	1.0	622	$1,007	$1.62	23d	1	0.18mi
8416 W Bartell Dr Houston, TX	2.0	2.0	892	$1,195	$1.34	26d	1	0.18mi
8416 W Bartell Dr Houston, TX	1.0	1.0	622	$1,007	$1.62	45d	1	0.18mi
8800 Lakes at 610 Dr Houston, TX	2.0	2.0	951	$1,280	$1.35	26d	1	0.19mi
2501 Westridge St Unit 1047 Houston, TX	1.0	1.0	545	$814	$1.49	0d	1	0.19mi
2501 Westridge St Unit 2047 Houston, TX	2.0	2.0	1005	$1,274	$1.27	12d	1	0.19mi
2400 South Loop W Houston, TX	1.0–2.0	1.0–2.0	723	$1,250	$1.73	1d	26	0.20mi
2400 South Loop W Unit 1-1617 Houston, TX	1.0	1.0	602	$950	$1.58	46d	1	0.20mi
2400 South Loop W Unit 1-1617 Houston, TX	1.0	1.0	598	$899	$1.50	26d	1	0.20mi
8410 W Bartell Dr Unit 1187 Houston, TX	1.0	1.0	673	$729	$1.08	0d	1	0.22mi
8410 W Bartell Dr Unit 2187 Houston, TX	2.0	2.0	892	$1,018	$1.14	0d	1	0.22mi
8410 W Bartell Dr Unit 422 Houston, TX	2.0	2.0	892	$1,034	$1.16	9d	1	0.22mi
8410 W Bartell Dr Unit 8461 Houston, TX	1.0	1.0	673	$729	$1.08	14d	1	0.22mi
8410 W Bartell Dr Unit 8484 Houston, TX	1.0	1.0	673	$779	$1.16	12d	1	0.22mi
8410 W Bartell Dr Unit 421 Houston, TX	2.0	2.0	892	$1,034	$1.16	7d	1	0.22mi
8410 W Bartell Dr Unit 323 Houston, TX	1.0	1.0	673	$740	$1.10	9d	1	0.22mi
8410 W Bartell Dr Unit 1162 Houston, TX	1.0	1.0	673	$740	$1.10	7d	1	0.22mi
8410 W Bartell Dr Unit 8484 Houston, TX	1.0	1.0	654	$780	$1.19	15d	1	0.22mi
2600 Westridge St Houston, TX	1.0–2.0	1.0–2.0	790	$1,349	$1.71	0d	74	0.23mi
2401 Westridge St Unit 2112 Houston, TX	2.0	2.0	812	$1,019	$1.25	9d	1	0.24mi
2401 Westridge St Unit 425 Houston, TX	2.0	2.0	812	$1,013	$1.25	12d	1	0.24mi
2401 Westridge St Unit 1-1009 Houston, TX	2.0	2.0	841	$998	$1.19	26d	1	0.24mi
2401 Westridge St Unit 1-1013 Houston, TX	2.0	2.0	844	$1,250	$1.48	45d	1	0.24mi
2401 Westridge St Unit 2-2314 Houston, TX	2.0	1.0	812	$999	$1.23	45d	1	0.24mi
2401 Westridge St Unit 1-1009 Houston, TX	2.0	2.0	844	$1,000	$1.18	45d	1	0.24mi
2401 Westridge St Unit 2422 Houston, TX	1.0	1.0	602	$974	$1.62	12d	1	0.24mi

HOA detail condo

• Monthly dues: $478 · $5,736/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-21
   days on market $64,900 Active 16 DOM
2. 2026-06-18
   days on market $64,900 Active 13 DOM
3. 2026-06-17
   days on market $64,900 Active 12 DOM
4. 2026-06-16
   days on market $64,900 Active 11 DOM
5. 2026-06-15
   days on market $64,900 Active 10 DOM
6. 2026-06-13
   days on market $64,900 Active 8 DOM
7. 2026-06-09
   days on market $64,900 Active 4 DOM
8. 2026-06-08
   days on market $64,900 Active 3 DOM
9. 2026-06-07
   days on marketlisting id $64,900 Active 2 DOM
10. 2026-05-31
    days on market $64,900 Active 101 DOM
11. 2026-02-20
    listed $1,195
12. 2026-02-19
    listed $64,900 Active 722-char remark
13. 2026-01-24
    status Pending
14. 2026-01-24
    price $49,000
15. 2026-01-24
    price $499,000
16. 2026-01-23
    historical
17. 2026-01-02
    listed $69,500 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,755
• − Mortgage interest: −$3,635
• − Property taxes: −$974
• − Insurance: −$1,122
• − Repairs & maintenance: −$1,020
• − Management: −$1,020
• − HOA: −$5,736
• − Depreciation: −$1,888
• Taxable loss: −$2,641
• Est. tax savings @ 24.0%: +$634
• After-tax cash flow: $-1,205/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 75/100 Cosmetic rehab

This move-in ready 2-bedroom, 1-bath second-level condo in a secure gated community with two swimming pools is in good condition with fresh interior paint and laminate flooring. It offers easy access to major attractions and amenities in Houston.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Landscaping and pool maintenance — Improves curb appeal and adds value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping and pool maintenance — Improves curb appeal and adds value to the property. ↑

ⓘ 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: Houston ISD
• NCES district ID: 4823640
• Math proficiency: 27% ▼ -18.00%
• Reading proficiency: 35% ▼ -6.00%
• Median HH income: $46,054
• Composite: 26.63/100
• National rank: #7173
• State rank: #593 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: Harris County · 4,702,590 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 28,272
• Household income: $62,106
• Rent vs Own: 88.2% rent · 11.8% own
• Severe rent burden: 2814.0

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 0.72)
• Race & ethnicity: Black 41% Asian 22% White 20% Hispanic / Latino 14% Two or more races 10%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 2% Romanian 1% Italian 1%
• Foreign-born: 29% · China, Canada, Jamaica
• Languages at home: 67% English-only · Spanish 9% Chinese 7% Other Indo-European 5%

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: ▼ -4.51%
• Current HPI: 170.4017
• Rent YoY: ▼ -2.82%
• 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

-98.3% since first listed

11 events — show timeline

• 2026-06-06 Listed for Rent $1,195 HARMLS
• 2026-06-05 Listed $64,900 HARMLS
• 2026-06-01 Rental Removed $1,195 HARMLS
• 2026-05-31 Listing Removed — HARMLS
• 2026-02-20 Listed for Rent $1,195 HARMLS
• 2026-02-19 Listed $64,900 HARMLS
• 2026-01-24 Pending — HARMLS
• 2026-01-24 Price Changed $49,000 HARMLS
• 2026-01-24 Price Changed $499,000 HARMLS
• 2026-01-23 Listing Removed — HARMLS
• 2026-01-02 Listed $69,500 HARMLS