2814 S Bartell Dr #10 · Houston, TX 77054

$65,000

1 bd · 1.0 ba · 780 sqft · Condo public records · 10 Days on market

Built 1980 $250/mo HOA · 26% 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 +16.7/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• Livability +3.7/5.0
• Appreciation +2.7/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0

Listing remarks MLS

EXCELLENT LOCATION in the heart of Houston! Minutes to Medical Center, Downtown Houston, NRG stadium, Rice Village and Galleria area. Easy access to Hobby airport, metro rail, metro bus stops. Quick access to major highways. Great place to live or for investment. Fully gated controlled access community, 24HR security with designated covered parking J10, a beautiful swimming pool & 2 tennis court. READY TO MOVE IN. This lovery 2-br condo offers many wonderful upgrades including brand new Dishwasher, Range, Microwave, Refrigerator. Fresh New Paint and Waterproof Vinyl Plank flooring (2022). Washer/Dryer are included at the extra storage on the Private Balcony. Conveniently located on the first floor so you can SKIP THE STAIRS! Also accessible from S Bartell street through the mailroom and street parking available for short trips. Zoned to Bellaire High School.

Key facts

• Gated community
• First-floor condo
• Private balcony

Tags

• FIRST-FLOOR CONDO
• GATED COMMUNITY
• PRIVATE BALCONY
• UPDATED KITCHEN APPLIANCES
• COMMUNITY AMENITIES
• SWIMMING POOL

Property features AI

Finance

• Financial info: Lease considered
• HOA & community: Monthly association fee of $250 covering common areas, structure maintenance, recreation facilities, and trash

Exterior

• Parking: Attached garage with space for 1 vehicle; No additional parking features listed
• Utilities: Public water
• Home design: Single-story residential property; Built in 1980; Slab foundation
• Construction: Brick construction
• Exterior features: Built-up roof; Lot recorded in square feet

Interior

• Kitchen: Includes dishwasher, microwave, and refrigerator
• Bedrooms: Primary bedroom on the first floor (14 x 12); Second bedroom on the first floor (11 x 10); Two total rooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Dryer, Dishwasher, Microwave, Refrigerator, Washer
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $65k.

Deal economics

• At list price, monthly cash flow is $40 ($483/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($978 rent vs $65k).
• Cap rate 7.0% 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); 268 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 13y ago 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.
• Current owner paid $22k; list at $65k implies a 198% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.50% ✓
• Cap rate: 7.04%
• Cash-on-cash: 2.65%
• DSCR: 1.12
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -17.3%
• Equity multiple: 0.42×
• Total profit: $-10,647
• Equity at exit: $9,692

10-year hold

• IRR: -22.7%
• Equity multiple: 0.11×
• Total profit: $-16,280
• Equity at exit: $5,620

Cash invested: $18,200 (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: 268
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $978 high
• Mortgage (P&I): −$341
• Tax from tax record: −$114 /mo · $1,373/yr
• Insurance: −$27
• HOA: −$250
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $40

Break-even live

Break-even rent $927

Max offer price $65,000

Occupancy floor 91%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2820 S Bartell Dr Houston, TX	1.0	1.0	780	$850	$1.09	44d	3	0.01mi
2818 S Bartell Dr Houston, TX	1.0	1.0	780	$795	$1.02	44d	1	0.07mi
8416 W Bartell Dr Houston, TX	1.0	1.0	622	$1,007	$1.62	44d	1	0.12mi
8416 W Bartell Dr Houston, TX	2.0	2.0	892	$1,195	$1.34	24d	1	0.12mi
8416 W Bartell Dr Houston, TX	1.0	1.0	622	$1,007	$1.62	22d	1	0.12mi
8435 Hearth Dr Houston, TX	2.0	2.0	1040	$950	$0.91	44d	1	0.13mi
8521 Hearth Dr Houston, TX	2.0	2.0	1092	$1,195	$1.09	44d	1	0.14mi
8410 W Bartell Dr Unit 2047 Houston, TX	2.0	2.0	892	$1,069	$1.20	11d	1	0.15mi
8410 W Bartell Dr Unit 421 Houston, TX	2.0	2.0	892	$1,034	$1.16	5d	1	0.16mi
8410 W Bartell Dr Unit 8461 Houston, TX	1.0	1.0	673	$729	$1.08	13d	1	0.16mi
8410 W Bartell Dr Unit 323 Houston, TX	1.0	1.0	673	$740	$1.10	8d	1	0.16mi
8410 W Bartell Dr Unit 8484 Houston, TX	1.0	1.0	673	$779	$1.16	11d	1	0.16mi
8410 W Bartell Dr Unit 1187 Houston, TX	1.0	1.0	673	$737	$1.10	3d	1	0.16mi
8410 W Bartell Dr Unit 422 Houston, TX	2.0	2.0	892	$1,034	$1.16	8d	1	0.16mi
8410 W Bartell Dr Unit 8484 Houston, TX	1.0	1.0	654	$780	$1.19	14d	1	0.16mi
8410 W Bartell Dr Unit 1162 Houston, TX	1.0	1.0	673	$740	$1.10	5d	1	0.16mi
8410 W Bartell Dr Unit 2187 Houston, TX	2.0	2.0	892	$1,026	$1.15	3d	1	0.16mi
2501 Westridge St Houston, TX	1.0	1.0	545	$773	$1.42	13d	1	0.19mi
2501 Westridge St Unit 2047 Houston, TX	2.0	2.0	1005	$1,274	$1.27	11d	1	0.20mi
2501 Westridge St Unit 1047 Houston, TX	1.0	1.0	545	$824	$1.51	11d	1	0.20mi
2501 Westridge St Unit 424 Houston, TX	2.0	2.0	1005	$1,239	$1.23	5d	1	0.21mi
2501 Westridge St Unit 321 Houston, TX	1.0	1.0	545	$784	$1.44	8d	1	0.21mi
2501 Westridge St Unit 1162 Houston, TX	1.0	1.0	545	$784	$1.44	5d	1	0.21mi
2501 Westridge St Unit 2558 Houston, TX	2.0	2.0	1005	$1,231	$1.22	3d	1	0.21mi
2501 Westridge St Unit 422 Houston, TX	2.0	2.0	1005	$1,239	$1.23	8d	1	0.21mi
2501 Westridge St Unit 2575 Houston, TX	1.0	1.0	545	$781	$1.43	3d	1	0.21mi
2501 Westridge St Unit 2522 Houston, TX	1.0	1.0	545	$819	$1.50	14d	1	0.21mi
2600 Westridge St Houston, TX	1.0–2.0	1.0–2.0	790	$799	$1.01	2d	73	0.21mi
2989 Westridge St Houston, TX	2.0	2.0	1108	$1,639	$1.48	12d	1	0.22mi
2686 Murworth Dr Houston, TX	1.0–2.0	1.0–2.0	791	$990	$1.25	3d	12	0.26mi
2401 Westridge St Houston, TX	1.0	1.0	602	$924	$1.53	13d	1	0.27mi
2401 Westridge St Houston, TX	1.0–2.0	1.0–2.0	723	$745	$1.03	8d	30	0.27mi
8800 Lakes at 610 Dr Houston, TX	2.0	2.0	951	$1,280	$1.35	24d	1	0.27mi
2407 Westridge St Houston, TX	2.0	2.0	975	$1,199	$1.23	44d	1	0.28mi
2400 South Loop W Houston, TX	1.0–2.0	1.0–2.0	723	$850	$1.18	5d	24	0.28mi
2401 Westridge St Unit 2-2314 Houston, TX	2.0	1.0	812	$999	$1.23	44d	1	0.29mi
2401 Westridge St Unit 1-1013 Houston, TX	2.0	2.0	844	$1,250	$1.48	44d	1	0.29mi
2401 Westridge St Unit 2-2008 Houston, TX	2.0	2.0	844	$950	$1.13	44d	1	0.29mi
2401 Westridge St Unit 2112 Houston, TX	2.0	2.0	812	$1,019	$1.25	8d	1	0.29mi
2401 Westridge St Unit 2422 Houston, TX	1.0	1.0	602	$970	$1.61	14d	1	0.29mi

HOA detail condo

• Monthly dues: $250 · $3,000/yr
• Likely covers: waterpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-18
   days on market $65,000 Active 10 DOM
2. 2026-06-17
   days on market $65,000 Active 9 DOM
3. 2026-06-16
   days on market $65,000 Active 8 DOM
4. 2026-06-15
   days on market $65,000 Active 7 DOM
5. 2026-06-13
   days on market $65,000 Active 5 DOM
6. 2026-06-09
   remarks 693-char remark
7. 2026-06-09
   listed $65,000 Active 1 DOM

ⓘ 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: $1,373 · $114/mo
• Projected year-2 tax: $1,373 · $114/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 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 24 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: $11,736
• − Mortgage interest: −$3,641
• − Property taxes: −$1,373
• − Insurance: −$325
• − Repairs & maintenance: −$939
• − Management: −$939
• − HOA: −$3,000
• − Depreciation: −$1,891
• Taxable loss: −$372
• Est. tax savings @ 24.0%: +$89
• After-tax cash flow: $572/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: 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

+198.2% since first listed

15 events — show timeline

• 2026-06-08 Listed $65,000 HARMLS
• 2022-09-06 Sold (Public Records) — Public Records
• 2022-09-06 Sold (MLS) — HARMLS
• 2022-09-01 Pending — HARMLS
• 2022-08-29 Pending — HARMLS
• 2022-08-05 Listed $68,000 HARMLS
• 2019-09-25 Sold (Public Records) — Public Records
• 2016-04-21 Sold (Public Records) — Public Records
• 2013-09-26 Sold (Public Records) — Public Records
• 2013-09-24 Sold (MLS) — HARMLS
• 2013-08-20 Price Changed $27,900 HARMLS
• 2013-07-10 Listed $29,900 HARMLS
• 2011-07-08 Sold (Public Records) — Public Records
• 2008-12-05 Sold (Public Records) — Public Records
• 1989-07-28 Sold (Public Records) $21,800 Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,373 · -4.2% YoY. Source: county tax records.