8101 Bendell Dr #770 · Houston, TX 77017

$85,000

2 bd · 1.0 ba · 996 sqft · SingleFamily public records · 45 Days on market

Built 1949 5,998 sqft lot Est $165k · 49% under ↓ 29% since listing

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Why this score? — see what drove the B- 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 +23.6/30.0
• ARV discount +15.0/15.0
• 1% rule +7.8/10.0
• DSCR +7.6/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor special, building underwent a house fire, and is being sold as-is. Located in the established Meadowbrook area, a few steps away from Bonner Elementary School, near Hobby Airport, this property provides easy access to major highways, shopping, dining, schools, and employment hubs in southeast Houston.

Key facts

• Manageable yard
• Near hobby airport
• 5,998 sq ft lot

Tags

• OPEN AND FUNCTIONAL LAYOUT
• AMPLE CABINETRY FOR STORAGE
• MANAGEABLE YARD
• EASY ACCESS TO MAJOR HIGHWAYS
• NEAR HOBBY AIRPORT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $160 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: Stevenson Middle (math 22% / reading 35%, grade F, #1,122 of 1,662 statewide, top 69%, 1,192 students, 92% FRL); Chavez H S (math 26% / reading 26%, grade F, #1,234 of 1,632 statewide, top 76%, 2,272 students, 93% FRL) — zoned schools average 93% FRL vs 71% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 88 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 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 $588 of loan paydown is wiped out by about $3k 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 45 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• 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 $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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: 1.28% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.07%
• DSCR: 1.36
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $165,336
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8101 Bendell Dr #770	0.00mi	2/1.0	996 (0%)	1mo	$85,000	$85	99
5503 Brookglen Dr	0.40mi	2/1.0	1,000 (+0%)	15mo	$129,000	$129	69
8148 Bendell Dr	0.12mi	3/2.0 (+1)	1,112 (+12%)	6mo	$184,900	$166	61
5514 Cripple Brook Ct	0.41mi	2/1.5	904 (-9%)	15mo	$150,000	$166	51

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 · 0.88% rent growth · sell at horizon

5-year hold

• IRR: -6.7%
• Equity multiple: 0.76×
• Total profit: $-5,769
• Equity at exit: $12,674

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-501
• Equity at exit: $7,349

Cash invested: $23,800 (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 77017

• Home prices YoY: -21.7%
• Rents YoY: 0.9%
• Active inventory: 88
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,090 high
• Mortgage (P&I): −$446
• Tax from tax record: −$220 /mo · $2,642/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $160

Break-even live

Break-even rent $888

Max offer price $85,000

Occupancy floor 80%

Sensitivity live

Price	-10% $208	-5% $184	+0% $160	+5% $136	+10% $112
Rent	-10% $74	-5% $117	+0% $160	+5% $203	+10% $246
Rate	-1.0pp $203	-0.5pp $182	base $160	+0.5pp $138	+1.0pp $116

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8535 Winkler Dr Houston, TX	2.0	1.0	874	$900	$1.03	0d	1	0.20mi
8535 Winkler Dr Houston, TX	2.0	1.0	874	$900	$1.03	44d	1	0.20mi
8445 Winkler Dr Houston, TX	1.0	1.0	704	$800	$1.14	25d	1	0.21mi
8625 Winkler Dr Unit 8646 Houston, TX	1.0	1.0	616	$923	$1.50	15d	1	0.25mi
8625 Winkler Dr Unit 8699 Houston, TX	1.0	1.0	616	$927	$1.50	12d	1	0.25mi
8625 Winkler Dr Unit 2-2125 Houston, TX	2.0	1.0	787	$1,082	$1.37	25d	1	0.25mi
8625 Winkler Dr Unit 422 Houston, TX	2.0	2.0	787	$1,096	$1.39	12d	1	0.25mi
8625 Winkler Dr Houston, TX	1.0	1.0	616	$885	$1.44	18d	1	0.26mi
8625 Winkler Dr Houston, TX	1.0–2.0	1.0	701	$1,310	$1.87	0d	17	0.26mi
8625 Winkler Dr Houston, TX	1.0–2.0	1.0	701	$1,310	$1.87	16d	17	0.26mi
6043 Bonn Echo Ln Houston, TX	2.0	2.0	900	$1,165	$1.29	44d	1	0.36mi
7950 Bellfort St Houston, TX	1.0–2.0	1.0–2.0	796	$1,177	$1.48	0d	15	0.56mi
8335 Bonner Dr Houston, TX	1.0	1.0	700	$950	$1.36	44d	1	0.63mi
4800 Allendale Rd Houston, TX	1.0	1.0	1003	$1,043	$1.04	19d	1	0.69mi
4800 Allendale Rd Unit 1047 Houston, TX	1.0	1.0	1003	$1,034	$1.03	0d	1	0.70mi
4800 Allendale Rd Unit 4821 Houston, TX	1.0	1.0	1003	$1,039	$1.04	15d	1	0.71mi
4800 Allendale Rd Apt 321 Houston, TX	1.0	1.0	1003	$1,004	$1.00	8d	1	0.71mi
4800 Allendale Rd Unit 1187 Houston, TX	1.0	1.0	1003	$993	$0.99	0d	1	0.71mi
4800 Allendale Rd Unit 4821 Houston, TX	1.0	1.0	1003	$1,043	$1.04	12d	1	0.71mi
4800 Allendale Rd Unit 1162 Houston, TX	1.0	1.0	1003	$1,004	$1.00	6d	1	0.71mi
4800 Allendale Rd Unit 4851 Houston, TX	1.0	1.0	1003	$1,019	$1.02	44d	1	0.71mi
4807 Allendale Rd Houston, TX	1.0	1.0	600	$775	$1.29	44d	1	0.77mi
8800 Gulf Fwy Houston, TX	1.0–2.0	1.0	750	$1,338	$1.78	0d	6	0.82mi
8501 Broadway St Houston, TX	1.0–2.0	1.0–2.0	764	$938	$1.23	44d	18	1.14mi
1901 Forest Oaks Dr Houston, TX	1.0	1.0	1003	$1,029	$1.03	25d	1	1.17mi
4143 Dover Ave Houston, TX	2.0	1.0	880	$1,065	$1.21	44d	1	1.25mi
5401 Allendale Rd Houston, TX	1.0	2.0	779	$1,325	$1.70	44d	1	1.31mi
5401 Allendale Rd Unit SLAG Houston, TX	1.0	1.0	779	$1,325	$1.70	4d	1	1.31mi
8757 Broadway St Houston, TX	2.0	2.0	1050	$890	$0.85	44d	1	1.31mi
5535 Timber Creek Place Dr Houston, TX	1.0–2.0	1.0–2.0	757	$1,214	$1.60	4d	18	1.34mi
7661 Bellfort Ave Houston, TX	1.0	1.0	650	$1,099	$1.69	25d	1	1.34mi
7661 Bellfort Ave Houston, TX	2.0	2.0	930	$1,349	$1.45	21d	1	1.34mi
7661 Bellfort Ave Houston, TX	1.0	1.0	650	$1,099	$1.69	44d	1	1.34mi
8357 Park Place Blvd Houston, TX	1.0	1.0	739	$845	$1.14	44d	1	1.35mi
8629 Dover St Houston, TX	1.0	1.0	697	$690	$0.99	44d	1	1.35mi
8629 Dover St Houston, TX	2.0	2.0	1050	$940	$0.90	17d	1	1.35mi
8629 Dover St Houston, TX	1.0	1.0	697	$690	$0.99	23d	1	1.35mi
8629 Dover St Houston, TX	2.0	2.0	1050	$940	$0.90	19d	1	1.35mi
9313 Tallyho Rd Houston, TX	1.0–2.0	1.0–2.0	845	$1,328	$1.57	21d	6	1.42mi

Listing history 5 events

1. 2026-04-17
   status Pending
2. 2026-04-07
   price $85,000
3. 2026-03-12
   price $100,000
4. 2026-03-03
   listed $120,000 Active
5. 1989-09-09
   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: $2,642 · $220/mo
• Projected year-2 tax: $2,642 · $220/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 3/10 Moderate FEMA zone X (unshaded) · 10% 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: $13,085
• − Mortgage interest: −$4,761
• − Property taxes: −$2,642
• − Insurance: −$425
• − Repairs & maintenance: −$1,047
• − Management: −$1,047
• − Depreciation: −$2,473
• Taxable income: $690
• Est. tax owed @ 24.0%: −$166
• After-tax cash flow: $1,755/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): 29,640
• Household income: $51,079
• Rent vs Own: 49.0% rent · 51.0% own
• Severe rent burden: 1601.0

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: Predominantly Hispanic (81%)
• Race & ethnicity: Hispanic / Latino 81% Two or more races 38% White 7% Black 6% Asian 4%
• Hispanic origin (detail): Mexican 65%
• Common ancestry: Lithuanian 1%
• Foreign-born: 39% · Canada, Vietnam
• Languages at home: 32% English-only · Spanish 63% Vietnamese 4%

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: ▼ -76.86%
• Current HPI: 277.3656
• Rent YoY: ▲ 0.88%
• 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

-29.2% since first listed

5 events — show timeline

• 2026-04-17 Pending — HARMLS
• 2026-04-07 Price Changed $85,000 HARMLS
• 2026-03-12 Price Changed $100,000 HARMLS
• 2026-03-03 Listed $120,000 HARMLS
• 1989-09-09 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $2,642 · +4.0% YoY. Source: county tax records.