2822 S Bartell Dr #3 · Houston, TX 77054

$49,990

1 bd · 1.0 ba · 730 sqft · Condo public records · 41 Days on market

Built 1980 $68/sqft · 14% below area Est $58k · 14% under $365/mo HOA · 38% 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 +15.1/30.0
• ARV discount +13.9/15.0
• 1% rule +10.0/10.0
• DSCR +4.6/10.0
• 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

Large 1-Bedroom and 1-Bathroom condo on the first floor. Corner unit and very close to the assigned covered parking spot. Brand new AC system (whole set) installed May 2026. Brand new water proof Luxury vinyl plank flooring and fresh paint throughout. Large living room with covered patio. New dish washer, garbage disposal and toilet. HOA includes hot and cold water, sewer, trash, and security courtesy patrol. Gated community with onsite management office. Minutes from the Texas Medical Center and easy access to Loop 610, shopping, dining, and Reliant Stadium.

Key facts

• Gated community
• Covered patio
• Corner unit

Tags

• CORNER UNIT
• COVERED PATIO
• GATED COMMUNITY
• ONSITE MANAGEMENT OFFICE
• EASY ACCESS TO LOOP 610

Property features AI

Finance

• Other: Seller disclosure available
• HOA & community: HOA with gated, controlled access and guard; Community pool; HOA fee of $365 monthly (includes common areas, insurance, structure maintenance, recreation facilities, sewer, trash, water)

Exterior

• Parking: Carport with 1 space; Additional assigned parking
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story; Built in 1980
• Construction: Stucco construction; Block foundation; Built-up roof
• Exterior features: Storage

Interior

• Kitchen: Refrigerator; Dishwasher; Disposal; Kitchen area (approx. 8 x 9)
• Bedrooms: Primary bedroom on the first floor (approx. 13 x 13)
• Flooring: Plank flooring; Vinyl flooring
• Bathrooms: 1 full bathroom (primary bathroom on the first floor, approx. 6 x 15)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast bar; Tub with shower; Vanity
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $50k.

Deal economics

• At list price, monthly cash flow is $17 ($200/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($969 rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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); 268 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 $346 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 41 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago; this cycle's ask has dropped $5k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $50k implies a 144% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 38% of rent.
• Climate carrying-cost: moderate 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 $48,490 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% 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. 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?
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 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: 1.94% ✓
• Cap rate: 6.69%
• Cash-on-cash: 1.43%
• DSCR: 1.06
• GRM: 4.3

CMA / ARV

• ARV (median comp): $58,311
• List price: $49,990
• Delta: -14.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -21.0%
• Equity multiple: 0.31×
• Total profit: $-9,619
• Equity at exit: $7,454

10-year hold

• IRR: -52.1%
• Equity multiple: -0.21×
• Total profit: $-16,924
• Equity at exit: $4,322

Cash invested: $13,997 (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 77054

• Home prices YoY: -2.6%
• Rents YoY: -2.8%
• Active inventory: 268
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $969 high
• Mortgage (P&I): −$262
• Tax from tax record: −$101 /mo · $1,214/yr
• Insurance: −$21
• HOA: −$365
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $17

Break-even live

Break-even rent $948

Max offer price $49,990

Occupancy floor 93%

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: $12,498
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2501 Westridge St Houston, TX	1.0	1.0	545	$773	$1.42	12d	1	0.13mi
2501 Westridge St Unit 2522 Houston, TX	1.0	1.0	545	$819	$1.50	13d	1	0.15mi
2501 Westridge St Unit 2575 Houston, TX	1.0	1.0	545	$781	$1.43	2d	1	0.15mi
2501 Westridge St Unit 321 Houston, TX	1.0	1.0	545	$784	$1.44	7d	1	0.15mi
2501 Westridge St Unit 1162 Houston, TX	1.0	1.0	545	$784	$1.44	5d	1	0.15mi
2501 Westridge St Unit 1047 Houston, TX	1.0	1.0	545	$824	$1.51	10d	1	0.15mi
2600 Westridge St Houston, TX	1.0–2.0	1.0–2.0	790	$799	$1.01	1d	73	0.17mi
8416 W Bartell Dr Houston, TX	1.0	1.0	622	$1,007	$1.62	43d	1	0.18mi
8416 W Bartell Dr Houston, TX	1.0	1.0	622	$1,007	$1.62	21d	1	0.18mi
2401 Westridge St Houston, TX	1.0–2.0	1.0–2.0	723	$745	$1.03	7d	30	0.21mi
2401 Westridge St Houston, TX	1.0	1.0	602	$924	$1.53	12d	1	0.21mi
8410 W Bartell Dr Unit 8484 Houston, TX	1.0	1.0	673	$779	$1.16	10d	1	0.22mi
8410 W Bartell Dr Unit 8484 Houston, TX	1.0	1.0	654	$780	$1.19	13d	1	0.22mi
8410 W Bartell Dr Unit 1162 Houston, TX	1.0	1.0	673	$740	$1.10	5d	1	0.22mi
8410 W Bartell Dr Unit 323 Houston, TX	1.0	1.0	673	$740	$1.10	7d	1	0.22mi
8410 W Bartell Dr Unit 8461 Houston, TX	1.0	1.0	673	$729	$1.08	12d	1	0.22mi
8410 W Bartell Dr Unit 1187 Houston, TX	1.0	1.0	673	$737	$1.10	2d	1	0.22mi
2401 Westridge St Unit 321 Houston, TX	1.0	1.0	602	$935	$1.55	7d	1	0.23mi
2401 Westridge St Unit 325 Houston, TX	1.0	1.0	602	$970	$1.61	7d	1	0.23mi
2401 Westridge St Unit 2422 Houston, TX	1.0	1.0	602	$970	$1.61	13d	1	0.23mi
2401 Westridge St Unit 2422 Houston, TX	1.0	1.0	602	$974	$1.62	10d	1	0.23mi
2401 Westridge St Unit 2-2605 Houston, TX	1.0	1.0	644	$1,500	$2.33	43d	1	0.23mi
2400 South Loop W Houston, TX	1.0–2.0	1.0–2.0	723	$850	$1.18	5d	24	0.23mi
2400 South Loop W Unit 1-1617 Houston, TX	1.0	1.0	598	$899	$1.50	24d	1	0.24mi
2400 South Loop W Unit 1-1617 Houston, TX	1.0	1.0	602	$950	$1.58	44d	1	0.24mi
2686 Murworth Dr Houston, TX	1.0–2.0	1.0–2.0	791	$990	$1.25	2d	12	0.27mi
8906 Lakes at 610 Dr Houston, TX	1.0	1.0	677	$1,420	$2.10	43d	1	0.32mi
9330 Main St Houston, TX	1.0–2.0	1.0–2.0	915	$1,149	$1.26	1d	51	0.34mi
8900 Lakes at 610 Dr Houston, TX	1.0–2.0	1.0–2.0	981	$1,090	$1.11	1d	27	0.36mi
8900 Lakes at 610 Dr Houston, TX	1.0–2.0	1.0–2.0	981	$1,193	$1.22	43d	35	0.36mi
9330 S Main St Houston, TX	1.0–2.0	1.0–2.0	942	$1,296	$1.38	14d	53	0.36mi
8877 Lakes At 610 Dr Houston, TX	1.0–2.0	1.0–2.0	1005	$1,249	$1.24	7d	3	0.39mi
8877 Lakes At 610 Dr Houston, TX	1.0–2.0	1.0–2.0	964	$1,146	$1.19	2d	3	0.39mi
8877 Lakes At 610 Dr Houston, TX	1.0–2.0	1.0–2.0	964	$1,189	$1.23	11d	2	0.39mi
8877 Lakes at 610 Dr Unit 1162 Houston, TX	1.0	1.0	722	$1,249	$1.73	5d	1	0.40mi
8877 Lakes at 610 Dr Unit 8898 Houston, TX	1.0	1.0	722	$1,284	$1.78	13d	1	0.40mi
8877 Lakes at 610 Dr Unit 8892 Houston, TX	1.0	1.0	722	$1,288	$1.78	10d	1	0.40mi
8877 Lakes at 610 Dr Unit 1174 Houston, TX	1.0	1.0	722	$1,238	$1.71	12d	1	0.40mi
8877 Lakes at 610 Dr Unit 8919 Houston, TX	1.0	1.0	640	$1,178	$1.84	10d	1	0.40mi
8877 Lakes at 610 Dr Unit 1112 Houston, TX	1.0	1.0	722	$1,246	$1.73	2d	1	0.40mi

HOA detail condo

• Monthly dues: $365 · $4,380/yr
• Likely covers: watersewertrashsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $49,990 Active 41 DOM
2. 2026-06-17
   days on market $49,990 Active 40 DOM
3. 2026-06-16
   days on market $49,990 Active 39 DOM
4. 2026-06-15
   days on market $49,990 Active 38 DOM
5. 2026-06-13
   pricedays on market $49,990 Active 36 DOM
6. 2026-06-10
   days on market $52,500 Active 32 DOM
7. 2026-06-08
   days on market $52,500 Active 31 DOM
8. 2026-06-07
   days on market $52,500 Active 30 DOM
9. 2026-06-04
   days on market $52,500 Active 27 DOM
10. 2026-06-01
    days on market $52,500 Active 24 DOM
11. 2026-05-31
    days on market $52,500 Active 23 DOM
12. 2026-05-08
    listed $54,950 Active 573-char remark
13. 2026-05-07
    historical
14. 2026-02-05
    listed $54,950 Active
15. 2014-06-23
    soldstatus
16. 2012-04-09
    historical
17. 2011-05-26
    listed $29,000
18. 2005-01-01
    historical
19. 2004-07-08
    listed $35,000
20. 2000-10-24
    soldstatus $20,500

ⓘ 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: $1,214 · $101/mo
• Projected year-2 tax: $1,214 · $101/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 5/10 Major FEMA zone X (unshaded) · 49% 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: $11,633
• − Mortgage interest: −$2,800
• − Property taxes: −$1,214
• − Insurance: −$250
• − Repairs & maintenance: −$931
• − Management: −$931
• − HOA: −$4,380
• − Depreciation: −$1,454
• Taxable loss: −$327
• Est. tax savings @ 24.0%: +$79
• After-tax cash flow: $278/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

+143.9% since first listed

11 events — show timeline

• 2026-06-11 Price Changed $49,990 HARMLS
• 2026-05-28 Price Changed $52,500 HARMLS
• 2026-05-08 Listed $54,950 HARMLS
• 2026-05-07 Listing Removed — HARMLS
• 2026-02-05 Listed $54,950 HARMLS
• 2014-06-23 Sold (Public Records) — Public Records
• 2012-04-09 Listing Removed — HARMLS
• 2011-05-26 Listed $29,000 HARMLS
• 2005-01-01 Listing Removed — HARMLS
• 2004-07-08 Listed $35,000 HARMLS
• 2000-10-24 Sold (Public Records) $20,500 Public Records

Property tax history

+7.5%/yr

Latest (2025): $1,214 · +21.9% YoY. Source: county tax records.