2601 Bellefontaine St Unit B219 · Houston, TX 77025

$62,000

1 bd · 1.0 ba · 744 sqft · Townhouse · 12 Days on market

Built 1960 3.20 ac lot $83/sqft · 33% below area Est $93k · 33% under $606/mo HOA · 54% 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 +15.0/15.0
• 1% rule +10.0/10.0
• Cash flow +5.2/30.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Situated close to the Medical Center, Downtown, Herman Park, Reliant Stadium and area shopping & conveniences. All utilities included in maintenance fee. Refrigerator to stay with the condo. Make this condo home!!

Key facts

• Near downtown
• Near hermann park
• Near medical center

Tags

• PRIME HOUSTON LOCATION
• NEAR MEDICAL CENTER
• NEAR DOWNTOWN
• NEAR HERMANN PARK
• NEAR NRG STADIUM
• DESIGNATED DINING SPACE

Property features AI

Finance

• HOA & community: The Barclay Owners Association; Monthly HOA fee of $606; HOA covers common areas, cable TV, electricity, gas, insurance, structure maintenance, recreation facilities, sewer, utilities and water

Exterior

• Parking: Assigned parking; Detached 1-car carport
• Utilities: Public water; Public sewer
• Home design: Residential property; One story; Entry level: Second level
• Construction: Built in 1960; Brick and wood siding exterior; Composition roof; Slab foundation
• Exterior features: Concrete road surface; Community pool; Curbs; Gated community

Interior

• Kitchen: Kitchen
• Bedrooms: Primary bedroom (Second level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Living room; Dining room; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $62k.

Deal economics

• At list price, monthly cash flow is $-141 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $42k (32.9% below list).
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $42k (32.9% below list) — sets the bar for cash-flow.

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: Pershing Middle (math 36% / reading 49%, grade D-, #553 of 1,662 statewide, top 34%, 1,390 students, 60% FRL); Lamar H S (math 38% / reading 65%, grade D+, #478 of 1,632 statewide, top 29%, 3,125 students, 49% FRL) — zoned schools average 55% FRL vs 71% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 47% at this address vs 31% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Houston ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents falling (-3.9%/yr); 230 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent is only 17% of the median local income ($81k/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 $429 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 15y 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.

Risks & watch-outs

• Watch-outs: HOA is 54% 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 $41,572 (32.9% 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 1960 — 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. 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. 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?
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: 1.82% ✓
• Cap rate: 3.56%
• Cash-on-cash: -9.76%
• DSCR: 0.57
• GRM: 4.6

CMA / ARV

• ARV (median comp): $93,074
• List price: $62,000
• Delta: -33.39%
• 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
2701 Bellefontaine St Unit A23	0.13mi	1/1.0	712 (-4%)	4mo	$69,800	$98	84
2701 Bellefontaine St Unit A26	0.09mi	1/1.0	672 (-10%)	6mo	$75,000	$112	75
7575 Kirby Dr #1104	0.30mi	1/1.0	783 (+5%)	9mo	$189,000	$241	70
7575 Kirby Dr #1203	0.30mi	1/1.0	783 (+5%)	10mo	$199,900	$255	69
2255 Braeswood Park Dr #227	0.74mi	1/1.0	774 (+4%)	1mo	$115,000	$149	58
2255 Braeswood Park Dr #219	0.74mi	1/1.0	774 (+4%)	1mo	$119,000	$154	58
2255 Braeswood Park Dr #296	0.74mi	1/1.0	774 (+4%)	2mo	$115,000	$149	57
2255 Braeswood Park Dr #225	0.74mi	1/1.0	774 (+4%)	6mo	$120,000	$155	54
2255 Braeswood Park Dr #206	0.74mi	1/1.0	774 (+4%)	11mo	$119,000	$154	50
2255 Braeswood Park Dr #133	0.74mi	1/1.0	774 (+4%)	12mo	$137,500	$178	49
2207 S Braeswood Blvd Unit 42H	0.67mi	1/1.0	833 (+12%)	3mo	$99,500	$119	46
2213 S Braeswood Blvd Unit 12A	0.70mi	1/1.0	833 (+12%)	3mo	$99,500	$119	45

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: -43.8%
• Equity multiple: -0.27×
• Total profit: $-21,962
• Equity at exit: $9,244

10-year hold

• IRR: —
• Equity multiple: -1.42×
• Total profit: $-41,927
• Equity at exit: $5,361

Cash invested: $17,360 (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 77025

• Rents YoY: -3.9%
• Active inventory: 230
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,131 high
• Mortgage (P&I): −$325
• Tax est. 1.5%: −$78 /mo · $930/yr
• Insurance: −$26
• HOA: −$606
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $-141

Break-even live

Break-even rent $1,309

Max offer price $41,572

Occupancy floor —

Sensitivity live

Price	-10% $-98	-5% $-120	+0% $-141	+5% $-163	+10% $-184
Rent	-10% $-231	-5% $-186	+0% $-141	+5% $-97	+10% $-52
Rate	-1.0pp $-110	-0.5pp $-125	base $-141	+0.5pp $-157	+1.0pp $-174

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: $15,500
• Closing costs: $1,860
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2825 Bellefontaine Apt 105A Houston, TX	1.0	1.0	686	$1,150	$1.68	44d	1	0.18mi
2831 Bellefontaine Houston, TX	1.0	1.0	505	$1,025	$2.03	44d	1	0.19mi
2825 Bellefontaine Unit 123A Houston, TX	1.0	1.0	686	$1,150	$1.68	6d	1	0.20mi
2825 Bellefontaine Unit 227A Houston, TX	1.0	1.0	686	$1,095	$1.60	25d	1	0.20mi
2825 Bellefontaine Unit 142A Houston, TX	1.0	1.0	505	$1,035	$2.05	44d	1	0.20mi
2825 Bellefontaine Unit 122A Houston, TX	1.0	1.0	686	$1,150	$1.68	25d	1	0.20mi
2825 Bellefontaine Unit 231A Houston, TX	1.0	1.0	631	$1,025	$1.62	6d	1	0.20mi
2825 Bellefontaine Apt 307A Houston, TX	1.0	1.0	686	$1,075	$1.57	15d	1	0.20mi
7315 Brompton St Unit 7336 Houston, TX	1.0	1.0	505	$1,015	$2.01	14d	1	0.22mi
7315 Brompton St Unit 7389 Houston, TX	1.0	1.0	505	$1,019	$2.02	11d	1	0.22mi
7315 Brompton St Unit 324 Houston, TX	1.0	1.0	505	$980	$1.94	8d	1	0.22mi
7315 Brompton St Unit 1112 Houston, TX	1.0	1.0	505	$1,015	$2.01	0d	1	0.22mi
7315 Brompton St Unit 1047 Houston, TX	1.0	1.0	505	$1,019	$2.02	3d	1	0.24mi
7315 Brompton St Houston, TX	1.0–2.0	1.0–2.0	832	$1,045	$1.26	13d	6	0.24mi
7315 Brompton St Houston, TX	1.0–2.0	1.0–2.0	769	$969	$1.26	5d	6	0.24mi
7550 Kirby Dr Houston, TX	1.0–3.0	1.0–2.0	947	$1,437	$1.52	0d	30	0.28mi
7510 Brompton Rd Houston, TX	1.0–3.0	1.0–2.0	1338	$770	$0.58	2d	165	0.38mi
2900 N Braeswood Blvd Houston, TX	1.0–3.0	1.0–2.0	1193	$1,301	$1.09	0d	30	0.41mi
7000 Greenbriar Dr Houston, TX	1.0–2.0	1.0–2.0	829	$1,200	$1.45	8d	4	0.42mi
7556 Kirby Dr Houston, TX	1.0	1.0	715	$1,339	$1.87	44d	1	0.46mi
7171 Buffalo Speedway Houston, TX	1.0–2.0	1.0–2.0	976	$1,469	$1.50	0d	26	0.49mi
2228 Maroneal St Houston, TX	1.0	1.0	610	$1,324	$2.17	44d	1	0.51mi
2222 Maroneal St Houston, TX	1.0–3.0	1.0–2.0	951	$1,303	$1.37	0d	37	0.52mi
7710 S Main St Unit 147 Houston, TX	1.0	1.0	580	$774	$1.33	11d	1	0.54mi
7600 Kirby Dr Houston, TX	3.0	1.0–2.0	931	$1,576	$1.69	0d	29	0.54mi
7710 S Main St Unit 7752 Houston, TX	1.0	1.0	580	$769	$1.33	0d	1	0.60mi
8333 Braesmain Dr Houston, TX	1.0–2.0	1.0–2.0	1086	$1,457	$1.34	0d	29	0.69mi
1333 Old Spanish Trl Unit 324 Houston, TX	1.0	1.0	725	$1,285	$1.77	8d	1	0.74mi
1333 Old Spanish Trl Unit 1348 Houston, TX	1.0	1.0	725	$1,324	$1.83	11d	1	0.74mi
1333 Old Spanish Trl Unit 1354 Houston, TX	1.0	1.0	725	$1,335	$1.84	14d	1	0.74mi
1333 Old Spanish Trl Houston, TX	1.0	1.0	725	$1,274	$1.76	13d	1	0.76mi
7900 N Stadium Dr Houston, TX	1.0	1.0	696	$1,250	$1.80	44d	1	0.76mi
8600 Main St Houston, TX	1.0	1.0	634	$1,080	$1.70	44d	1	0.79mi
1333 Old Spanish Trl Unit 1148 Houston, TX	1.0	1.0	725	$1,320	$1.82	0d	1	0.80mi
7777 Greenbriar Houston, TX	1.0–2.0	1.0–2.0	879	$1,333	$1.52	0d	18	0.81mi
1339 Old Spanish Trl Houston, TX	1.0	1.0	725	$1,680	$2.32	44d	1	0.81mi
7950 N Stadium Dr Houston, TX	1.0–2.0	1.0	696	$1,100	$1.58	8d	3	0.83mi
8700 Main St Houston, TX	1.0–2.0	1.0–2.0	954	$1,401	$1.47	0d	5	0.87mi
1330 Old Spanish Trl Houston, TX	1.0–2.0	1.0	726	$1,050	$1.45	0d	7	0.89mi
1856 Old Main St Houston, TX	1.0	1.0	613	$2,100	$3.43	44d	1	0.90mi

HOA detail

• Monthly dues: $606 · $7,272/yr

Listing history 5 events

1. 2026-05-05
   status Pending 653-char remark
2. 2026-04-23
   listed $62,000 Active 653-char remark
3. 2011-09-07
   soldstatus 221-char remark

   Show marketing remark (221 chars)

   Situated close to the Medical Center, Downtown, Herman Park, Reliant Stadium and area shopping & conveniences. All utilities included in maintenance fee. Refrigerator to stay with the condo. Make this condo home!!

4. 2011-08-26
   historical 221-char remark

   Show marketing remark (221 chars)

   Situated close to the Medical Center, Downtown, Herman Park, Reliant Stadium and area shopping & conveniences. All utilities included in maintenance fee. Refrigerator to stay with the condo. Make this condo home!!

5. 2011-08-17
   listed $52,000 221-char remark

   Show marketing remark (221 chars)

   Situated close to the Medical Center, Downtown, Herman Park, Reliant Stadium and area shopping & conveniences. All utilities included in maintenance fee. Refrigerator to stay with the condo. Make this condo home!!

ⓘ 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 6/10 Major FEMA zone X (shaded) · 74% 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: $13,569
• − Mortgage interest: −$3,473
• − Property taxes: −$930
• − Insurance: −$310
• − Repairs & maintenance: −$1,086
• − Management: −$1,086
• − HOA: −$7,272
• − Depreciation: −$1,804
• Taxable loss: −$2,391
• Est. tax savings @ 24.0%: +$574
• After-tax cash flow: $-1,120/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): 29,715
• Household income: $81,008
• Rent vs Own: 59.4% rent · 40.6% own
• Severe rent burden: 2502.0

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 0.74)
• Race & ethnicity: White 42% Hispanic / Latino 20% Asian 17% Black 15% Two or more races 13% Native American 1%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 3% Lithuanian 2% Romanian 2%
• Foreign-born: 29% · Canada, China, Vietnam
• Languages at home: 60% English-only · Spanish 16% Other Indo-European 7% Chinese 6%

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: ▼ -363.31%
• Current HPI: 187.5872
• Rent YoY: ▼ -3.93%
• 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

+19.2% since first listed

5 events — show timeline

• 2026-05-05 Pending — HARMLS
• 2026-04-23 Listed $62,000 HARMLS
• 2011-09-07 Sold (MLS) — HARMLS
• 2011-08-26 Listing Removed — HARMLS
• 2011-08-17 Listed $52,000 HARMLS