2350 Bering Dr #94 · Houston, TX 77057

$97,000

1 bd · 1.0 ba · 598 sqft · Condo public records · 83 Days on market

Built 1978 $162/sqft · 16% below area Est $116k · 16% under $299/mo HOA · 29% of rent ↓ 19% since listing

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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 +14.9/15.0
• 1% rule +5.6/10.0
• Cash flow +5.0/30.0
• Appreciation +4.4/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• DSCR +0.0/10.0

Listing remarks MLS

Charming and well kept condo on the serene second floor, steps away from a luxurious pool and clubhouse. Well appointed 1 bedroom home with a functional layout. It even has washer and dryer connections available. Ready for a new owner to add some personal touches and make this space your new abode. Location is perfect, close to everything yet so quiet once you are home. The best of both worlds.

Key facts

• Luxurious pool
• Functional layout
• Quiet location

Tags

• LUXURIOUS POOL
• WASHER AND DRYER CONNECTIONS
• FUNCTIONAL LAYOUT
• QUIET LOCATION

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $97k.

Deal economics

• At list price, monthly cash flow is $-226 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $57k (41.2% below list).
• Meets the 1% rule at list price ($1k rent vs $97k).
• Recommended offer: $57k (41.2% 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: schools D, 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.
• Market conditions: Rents soft (-1.8%/yr); 389 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); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $671 of loan paydown is wiped out by about $1k 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 83 days — a 6% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 29% of rent.
• Climate carrying-cost: 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 $56,992 (41.2% 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. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 1.06% ✓
• Cap rate: 3.49%
• Cash-on-cash: -10.01%
• DSCR: 0.55
• GRM: 7.9

CMA / ARV

• ARV (median comp): $115,982
• List price: $97,000
• Delta: -16.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-1.23% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -23.6%
• Equity multiple: 0.06×
• Total profit: $-25,503
• Equity at exit: $22,340

10-year hold

• IRR: -23.0%
• Equity multiple: -0.64×
• Total profit: $-44,546
• Equity at exit: $22,554

Cash invested: $27,160 (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 77057

• Home prices YoY: -0.7%
• Rents YoY: -1.8%
• Active inventory: 389
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,025 high
• Mortgage (P&I): −$509
• Tax from tax record: −$188 /mo · $2,260/yr
• Insurance: −$40
• HOA: −$299
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $-226

Break-even live

Break-even rent $1,312

Max offer price $56,992

Occupancy floor —

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: $24,250
• Closing costs: $2,910
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2525 Augusta Dr Houston, TX	1.0	1.0	672	$1,088	$1.62	2d	10	0.21mi
2660 Augusta Dr Houston, TX	1.0–3.0	1.0–2.0	1100	$1,217	$1.11	2d	23	0.26mi
1901 Augusta Dr Houston, TX	1.0–2.0	1.0–2.0	934	$1,190	$1.27	2d	14	0.27mi
5880 Inwood Dr Houston, TX	1.0	1.0	647	$1,171	$1.81	11d	1	0.37mi
5880 Inwood Dr Unit 1047 Houston, TX	1.0	1.0	647	$1,172	$1.81	11d	1	0.37mi
5880 Inwood Dr Unit 1162 Houston, TX	1.0	1.0	647	$1,132	$1.75	5d	1	0.39mi
5880 Inwood Dr Unit 325 Houston, TX	1.0	1.0	647	$1,129	$1.74	3d	1	0.39mi
2626 Fountain View Dr Houston, TX	1.0–2.0	1.0–2.0	965	$1,335	$1.38	2d	10	0.40mi
2636 Fountain View Dr Unit 100 Houston, TX	1.0	1.0	672	$1,360	$2.02	44d	1	0.42mi
5880 Inwood Dr Unit 5931 Houston, TX	1.0	1.0	647	$1,102	$1.70	44d	1	0.42mi
5880 Inwood Dr Unit 321 Houston, TX	1.0	1.0	647	$1,132	$1.75	8d	1	0.42mi
1801 Bering Dr Houston, TX	1.0–2.0	1.0–2.0	819	$970	$1.18	1d	8	0.43mi
2530 Yorktown St Unit 2551 Houston, TX	1.0	1.0	575	$832	$1.45	3d	1	0.43mi
2530 Yorktown St Unit 147 Houston, TX	1.0	1.0	465	$850	$1.83	11d	1	0.43mi
2530 Yorktown St Unit 1047 Houston, TX	1.0	1.0	575	$875	$1.52	11d	1	0.43mi
2530 Yorktown St Unit 324 Houston, TX	1.0	1.0	575	$835	$1.45	8d	1	0.43mi
2530 Yorktown St Unit 2551 Houston, TX	1.0	1.0	575	$870	$1.51	14d	1	0.43mi
2530 Yorktown St Unit 2572 Houston, TX	1.0	1.0	465	$807	$1.74	3d	1	0.43mi
2530 Yorktown St Unit 1162 Houston, TX	1.0	1.0	575	$835	$1.45	5d	1	0.43mi
1621 Bering Dr Houston, TX	1.0	1.0	725	$1,125	$1.55	44d	1	0.46mi
2530 Yorktown St Houston, TX	1.0	1.0	575	$824	$1.43	13d	1	0.49mi
2406 Yorktown St Houston, TX	1.0	1.0	690	$1,264	$1.83	24d	1	0.53mi
5740 San Felipe St Houston, TX	2.0	1.0–2.0	933	$2,100	$2.25	2d	25	0.54mi
2400 Yorktown Dr Unit 2421 Houston, TX	1.0	1.0	715	$875	$1.22	14d	1	0.54mi
2400 Yorktown Dr Unit 2421 Houston, TX	1.0	1.0	715	$848	$1.19	11d	1	0.54mi
2400 Yorktown Dr Unit 1187 Houston, TX	1.0	1.0	715	$806	$1.13	3d	1	0.54mi
2400 Yorktown Dr Unit 1162 Houston, TX	1.0	1.0	715	$809	$1.13	5d	1	0.54mi
2400 Yorktown Dr Unit 324 Houston, TX	1.0	1.0	715	$809	$1.13	8d	1	0.54mi
2400 Yorktown St Houston, TX	1.0–3.0	1.0–2.0	1032	$844	$0.82	1d	38	0.54mi
6014 Winsome Ln Unit 1162 Houston, TX	1.0	1.0	700	$734	$1.05	5d	1	0.59mi
6014 Winsome Ln Unit 321 Houston, TX	1.0	1.0	700	$734	$1.05	8d	1	0.59mi
6014 Winsome Ln Unit 6065 Houston, TX	1.0	1.0	700	$723	$1.03	13d	1	0.59mi
6014 Winsome Ln Unit 6056 Houston, TX	1.0	1.0	480	$611	$1.27	3d	1	0.59mi
6014 Winsome Ln Unit 6035 Houston, TX	1.0	1.0	480	$1,069	$2.23	14d	1	0.59mi
6014 Winsome Ln Unit 6088 Houston, TX	1.0	1.0	700	$731	$1.04	3d	1	0.59mi
1617 Fountain View Dr Houston, TX	1.0	1.0	640	$773	$1.21	13d	1	0.59mi
6014 Winsome Ln Unit 147 Houston, TX	1.0	1.0	480	$643	$1.34	3d	1	0.62mi
6014 Winsome Ln Houston, TX	1.0	1.0	480	$1,064	$2.22	14d	1	0.62mi
2687 Yorktown St Houston, TX	1.0	1.0	742	$1,237	$1.67	24d	1	0.62mi
1617 Fountain View Dr Unit 1668 Houston, TX	1.0	1.0	640	$814	$1.27	44d	1	0.64mi

HOA detail condo

• Monthly dues: $299 · $3,588/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $97,000 Active 83 DOM
2. 2026-06-17
   days on market $97,000 Active 82 DOM
3. 2026-06-16
   days on market $97,000 Active 81 DOM
4. 2026-06-15
   days on market $97,000 Active 80 DOM
5. 2026-06-13
   days on market $97,000 Active 78 DOM
6. 2026-06-10
   days on market $97,000 Active 74 DOM
7. 2026-06-08
   days on market $97,000 Active 73 DOM
8. 2026-06-07
   days on market $97,000 Active 72 DOM
9. 2026-06-04
   days on market $97,000 Active 69 DOM
10. 2026-06-01
    days on market $97,000 Active 66 DOM
11. 2026-05-31
    days on market $97,000 Active 65 DOM
12. 2026-03-27
    listed $97,000 Active 397-char remark

    Show marketing remark (397 chars)

    Charming and well kept condo on the serene second floor, steps away from a luxurious pool and clubhouse. Well appointed 1 bedroom home with a functional layout. It even has washer and dryer connections available. Ready for a new owner to add some personal touches and make this space your new abode. Location is perfect, close to everything yet so quiet once you are home. The best of both worlds.

13. 2026-03-26
    historical
14. 2026-01-15
    price $102,000
15. 2025-08-17
    listed $105,000 Active
16. 2025-08-16
    historical
17. 2025-05-30
    price $112,000
18. 2025-05-04
    price $116,000
19. 2025-04-06
    listed $120,000 Active
20. 2006-01-03
    soldstatus
21. 1998-11-04
    soldstatus

ⓘ 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: $2,260 · $188/mo
• Projected year-2 tax: $2,260 · $188/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 1/10 Low FEMA zone X (unshaded) · 0% 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: $12,303
• − Mortgage interest: −$5,434
• − Property taxes: −$2,260
• − Insurance: −$485
• − Repairs & maintenance: −$984
• − Management: −$984
• − HOA: −$3,588
• − Depreciation: −$2,822
• Taxable loss: −$4,254
• Est. tax savings @ 24.0%: +$1,021
• After-tax cash flow: $-1,697/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): 46,569
• Household income: $66,971
• Rent vs Own: 68.2% rent · 31.8% own
• Severe rent burden: 3533.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: Hispanic / Latino 38% White 37% Two or more races 22% Black 12% Asian 10% Native American 1%
• Hispanic origin (detail): Mexican 13% Cuban 1%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 38% · Canada, China, Jamaica
• Languages at home: 50% English-only · Spanish 33% Other Indo-European 6% Other Asian/Pacific 3%

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: ▼ -1.23%
• Current HPI: 167.8863
• Rent YoY: ▼ -1.83%
• 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

10 events — show timeline

• 2026-03-27 Listed $97,000 HARMLS
• 2026-03-26 Listing Removed — HARMLS
• 2026-01-15 Price Changed $102,000 HARMLS
• 2025-08-17 Listed $105,000 HARMLS
• 2025-08-16 Listing Removed — HARMLS
• 2025-05-30 Price Changed $112,000 HARMLS
• 2025-05-04 Price Changed $116,000 HARMLS
• 2025-04-06 Listed $120,000 HARMLS
• 2006-01-03 Sold (Public Records) — Public Records
• 1998-11-04 Sold (Public Records) — Public Records

Property tax history

+1.8%/yr

Latest (2025): $2,260 · +1.4% YoY. Source: county tax records.