2255 Braeswood Park Dr #227 · Houston, TX 77030

$115,000

1 bd · 1.0 ba · 774 sqft · Condo public records · 42 Days on market

Built 1983 $383/mo HOA · 28% of rent

---

Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +7.3/30.0
• 1% rule +7.0/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rare opportunity for a meticulously maintained FIRST FLOOR CORNER UNIT w PRIVATE PATIO/YARD located in the heart of the gated Braeswood Park community. This property has been thoughtfully updated throughout & impresses with neutral finishes, solid surface flooring (no carpet) & all appliances included, making it truly move-in ready. The light-filled living room opens to the dining room/flex space for ease of entertaining. The kitchen features rich wood cabinetry, granite counters & modern SS appliances. The spacious primary suite offers a large walk-in closet & remodeled bathroom. This corner unit is full of natural light & boasts a private patio for outdoor enjoyment, complete with a shed for storage. Prime interior of community location w easy access to the pool for upcoming summer months. 2020 AC, 2024 fridge, 2026 dishwasher. W/D incl. No flood history. Gated community w fitness center, pool, clubhouse. Easy access to the Med Center, NRG, Metro, Museum District & Rice University.

Key facts

• Rich wood cabinetry
• Private patio/yard
• $383 HOA

Tags

• FIRST FLOOR CORNER UNIT
• PRIVATE PATIO/YARD
• GATED BRAESWOOD PARK COMMUNITY
• SOLID SURFACE FLOORING
• LIGHT-FILLED LIVING ROOM
• RICH WOOD CABINETRY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $-155 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $88k (23.8% below list).
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $88k (23.8% below list) — sets the bar for cash-flow.
• Cap rate 4.7% 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: Roberts El (math 78% / reading 78%, grade A, #51 of 4,322 statewide, top 1%, 724 students, 16% FRL); Cullen Middle (math 6% / reading 14%, grade F, #1,641 of 1,662 statewide, top 99%, 324 students, 100% FRL); Bellaire H S (math 45% / reading 62%, grade C-, #428 of 1,632 statewide, top 27%, 3,170 students, 48% FRL) — zoned schools average 55% FRL vs 71% district-wide (17 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 soft (-1.6%/yr); 146 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 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 42 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 28% 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 $87,651 (23.8% 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 42 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.20% ✓
• Cap rate: 4.68%
• Cash-on-cash: -5.77%
• DSCR: 0.74
• GRM: 6.9

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: -31.7%
• Equity multiple: -0.00×
• Total profit: $-32,243
• Equity at exit: $17,147

10-year hold

• IRR: -76.3%
• Equity multiple: -0.71×
• Total profit: $-55,198
• Equity at exit: $9,943

Cash invested: $32,200 (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 77030

• Rents YoY: -1.6%
• Active inventory: 146
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,380 high
• Mortgage (P&I): −$603
• Tax from tax record: −$211 /mo · $2,536/yr
• Insurance: −$48
• HOA: −$383
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $-155

Break-even live

Break-even rent $1,576

Max offer price $87,651

Occupancy floor —

Sensitivity live

Price	-10% $-90	-5% $-122	+0% $-155	+5% $-187	+10% $-220
Rent	-10% $-264	-5% $-209	+0% $-155	+5% $-100	+10% $-46
Rate	-1.0pp $-97	-0.5pp $-126	base $-155	+0.5pp $-185	+1.0pp $-215

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2209 S Braeswood Blvd Unit 32A Houston, TX	1.0	1.0	833	$1,200	$1.44	26d	1	0.07mi
1333 Old Spanish Trl Houston, TX	1.0	1.0	725	$1,274	$1.76	14d	1	0.09mi
1333 Old Spanish Trl Unit 424 Houston, TX	2.0	2.0	1051	$1,539	$1.46	9d	1	0.10mi
1333 Old Spanish Trl Unit 1390 Houston, TX	2.0	2.0	1051	$1,563	$1.49	12d	1	0.10mi
1333 Old Spanish Trl Unit 324 Houston, TX	1.0	1.0	725	$1,285	$1.77	9d	1	0.10mi
1333 Old Spanish Trl Unit 1354 Houston, TX	1.0	1.0	725	$1,335	$1.84	15d	1	0.10mi
1333 Old Spanish Trl Unit 1348 Houston, TX	1.0	1.0	725	$1,324	$1.83	12d	1	0.10mi
1333 Old Spanish Trl Unit 2174 Houston, TX	2.0	2.0	1051	$1,574	$1.50	13d	1	0.10mi
1339 Old Spanish Trl Houston, TX	1.0	1.0	725	$1,680	$2.32	45d	1	0.10mi
1333 Old Spanish Trl Unit A1 1x1-4130 Houston, TX	1.0	1.0	860	$1,623	$1.89	45d	1	0.10mi
1333 Old Spanish Trl Unit 2112 Houston, TX	2.0	2.0	1051	$1,523	$1.45	0d	1	0.10mi
1333 Old Spanish Trl Unit 2148 Houston, TX	2.0	2.0	1051	$1,564	$1.49	0d	1	0.10mi
1333 Old Spanish Trl Unit 1148 Houston, TX	1.0	1.0	725	$1,274	$1.76	0d	1	0.10mi
2207 S Braeswood Blvd Houston, TX	2.0	1.0	913	$1,450	$1.59	45d	1	0.11mi
7950 N Stadium Dr Houston, TX	1.0–2.0	1.0	696	$1,100	$1.58	0d	4	0.12mi
7900 N Stadium Dr Houston, TX	1.0	1.0	696	$1,250	$1.80	45d	1	0.14mi
7710 S Main St Unit 425 Houston, TX	2.0	2.0	880	$1,289	$1.46	9d	1	0.15mi
7710 S Main St Unit 7731 Houston, TX	1.0	1.0	880	$1,219	$1.39	15d	1	0.15mi
7710 S Main St Unit 7731 Houston, TX	1.0	1.0	880	$1,073	$1.22	0d	1	0.15mi
7710 S Main St Unit 1162 Houston, TX	1.0	1.0	880	$1,084	$1.23	7d	1	0.15mi
7710 S Main St Unit 7767 Houston, TX	2.0	2.0	880	$1,273	$1.45	0d	1	0.15mi
7710 S Main St Unit 7752 Houston, TX	1.0	1.0	580	$733	$1.26	0d	1	0.15mi
7710 S Main St Unit 7761 Houston, TX	1.0	1.0	880	$1,214	$1.38	45d	1	0.15mi
7710 S Main St Unit 424 Houston, TX	2.0	2.0	880	$1,289	$1.46	7d	1	0.15mi
1330 Old Spanish Trl Houston, TX	1.0–2.0	1.0	726	$1,050	$1.45	1d	7	0.17mi
7716 Main St Houston, TX	1.0	2.0	880	$1,380	$1.57	45d	1	0.18mi
7710 Main St Apt 324 Houston, TX	1.0	1.0	880	$1,084	$1.23	9d	1	0.19mi
7710 S Main St Unit 147 Houston, TX	1.0	1.0	580	$774	$1.33	12d	1	0.20mi
7710 S Main St Unit 1047 Houston, TX	1.0	1.0	880	$1,114	$1.27	0d	1	0.20mi
7710 S Main St Unit 2047 Houston, TX	2.0	2.0	880	$1,314	$1.49	0d	1	0.20mi
7710 S Main St Unit 1047 Houston, TX	1.0	1.0	880	$1,124	$1.28	12d	1	0.20mi
7898 Main St Houston, TX	1.0	1.0	916	$1,664	$1.82	26d	1	0.21mi
7557 Main St Unit 321 Houston, TX	1.0	1.0	832	$2,385	$2.87	9d	1	0.21mi
7557 Main St Unit 7572 Houston, TX	1.0	1.0	763	$1,770	$2.32	16d	1	0.21mi
7557 Main St Unit 7572 Houston, TX	1.0	1.0	832	$2,424	$2.91	12d	1	0.21mi
7557 Main St Unit 325 Houston, TX	1.0	1.0	832	$2,374	$2.85	0d	1	0.22mi
7710 S. Main St Houston, TX	1.0	1.0	880	$1,073	$1.22	14d	1	0.22mi
7600 Kirby Dr Houston, TX	3.0	1.0–2.0	931	$1,576	$1.69	1d	29	0.36mi
8333 Braesmain Dr Houston, TX	1.0–2.0	1.0–2.0	1086	$1,457	$1.34	1d	29	0.39mi
2400 N Braeswood Blvd Houston, TX	1.0	1.0	860	$1,300	$1.51	45d	1	0.40mi

HOA detail condo

• Monthly dues: $383 · $4,596/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-05-15
   status Pending 1022-char remark

   Show marketing remark (1022 chars)

   Rare opportunity for a meticulously maintained FIRST FLOOR CORNER UNIT w PRIVATE PATIO/YARD located in the heart of the gated Braeswood Park community. This property has been thoughtfully updated throughout & impresses with neutral finishes, solid surface flooring (no carpet) & all appliances included, making it truly move-in ready. The light-filled living room opens to the dining room/flex space for ease of entertaining. The kitchen features rich wood cabinetry, granite counters & modern SS appliances. The spacious primary suite offers a large walk-in closet & remodeled bathroom. This corner unit is full of natural light & boasts a private patio for outdoor enjoyment, complete with a shed for storage. Prime interior of community location w easy access to the pool for upcoming summer months. 2020 AC, 2024 fridge, 2026 dishwasher. W/D incl. No flood history. Gated community w fitness center, pool, clubhouse. Easy access to the Med Center, NRG, Metro, Museum District & Rice University.

2. 2026-05-05
   status Pending 1022-char remark

   Show marketing remark (1022 chars)

   Rare opportunity for a meticulously maintained FIRST FLOOR CORNER UNIT w PRIVATE PATIO/YARD located in the heart of the gated Braeswood Park community. This property has been thoughtfully updated throughout & impresses with neutral finishes, solid surface flooring (no carpet) & all appliances included, making it truly move-in ready. The light-filled living room opens to the dining room/flex space for ease of entertaining. The kitchen features rich wood cabinetry, granite counters & modern SS appliances. The spacious primary suite offers a large walk-in closet & remodeled bathroom. This corner unit is full of natural light & boasts a private patio for outdoor enjoyment, complete with a shed for storage. Prime interior of community location w easy access to the pool for upcoming summer months. 2020 AC, 2024 fridge, 2026 dishwasher. W/D incl. No flood history. Gated community w fitness center, pool, clubhouse. Easy access to the Med Center, NRG, Metro, Museum District & Rice University.

3. 2026-04-02
   listed $115,000 Active 1022-char remark

   Show marketing remark (1022 chars)

   Rare opportunity for a meticulously maintained FIRST FLOOR CORNER UNIT w PRIVATE PATIO/YARD located in the heart of the gated Braeswood Park community. This property has been thoughtfully updated throughout & impresses with neutral finishes, solid surface flooring (no carpet) & all appliances included, making it truly move-in ready. The light-filled living room opens to the dining room/flex space for ease of entertaining. The kitchen features rich wood cabinetry, granite counters & modern SS appliances. The spacious primary suite offers a large walk-in closet & remodeled bathroom. This corner unit is full of natural light & boasts a private patio for outdoor enjoyment, complete with a shed for storage. Prime interior of community location w easy access to the pool for upcoming summer months. 2020 AC, 2024 fridge, 2026 dishwasher. W/D incl. No flood history. Gated community w fitness center, pool, clubhouse. Easy access to the Med Center, NRG, Metro, Museum District & Rice University.

ⓘ 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: $2,536 · $211/mo
• Projected year-2 tax: $2,536 · $211/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 · 24% 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: $16,565
• − Mortgage interest: −$6,442
• − Property taxes: −$2,536
• − Insurance: −$575
• − Repairs & maintenance: −$1,325
• − Management: −$1,325
• − HOA: −$4,596
• − Depreciation: −$3,345
• Taxable loss: −$3,580
• Est. tax savings @ 24.0%: +$859
• After-tax cash flow: $-999/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): 13,380
• Household income: $77,336
• Rent vs Own: 65.9% rent · 34.1% own
• Severe rent burden: 1067.0

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 0.67)
• Race & ethnicity: White 50% Asian 23% Black 13% Hispanic / Latino 11% Two or more races 9%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 2% Scotch-Irish 2% Italian 2%
• Foreign-born: 29% · China, Canada, Vietnam
• Languages at home: 64% English-only · Spanish 11% Chinese 9% 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: ▼ -182.09%
• Current HPI: 196.3094
• Rent YoY: ▼ -1.62%
• 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

3 events — show timeline

• 2026-05-15 Pending — HARMLS
• 2026-05-05 Pending — HARMLS
• 2026-04-02 Listed $115,000 HARMLS

Property tax history

+0.3%/yr

Latest (2025): $2,536 · -17.5% YoY. Source: county tax records.