2501 Marilee Ln · Houston, TX 77057

$72,000

1 bd · 1.0 ba · 788 sqft · Condo · 11 Days on market

Built 1965 Good condition

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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).

• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Appreciation +4.4/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Cash flow +3.1/30.0
• Schools +2.7/10.0
• Rent growth +2.0/5.0
• DSCR +0.0/10.0

Listing remarks

UNIT 2501-4 BLDG O . 004600 INT COMMON LAND & amp; ELE MARBLE ARCH

Key facts

• Built 1965
• Listed 11 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $72k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-296 ($-4k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($992 rent vs $72k).
• Cap rate 2.5% vs local median 3.2% in Houston — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 12d on market — plan ~1-2 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent is only 18% of the median local income ($67k/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 (-1.2%/yr); year-one equity from $498 of loan paydown is wiped out by about $886 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 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 52% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,000

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 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.38% ✓
• Cap rate: 2.47%
• Cash-on-cash: -13.64%
• DSCR: 0.39
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -35.9%
• Equity multiple: -0.37×
• Total profit: $-27,537
• Equity at exit: $16,582

10-year hold

• IRR: -41.1%
• Equity multiple: -1.62×
• Total profit: $-52,846
• Equity at exit: $16,741

Cash invested: $20,160 (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: 6.1×

Monthly cashflow live

• Estimated rent: $992 high
• Mortgage (P&I): −$378
• Tax est. 1.5%: −$90 /mo · $1,080/yr
• Insurance: −$30
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA est. from 3 same-building comps: −$515
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $-296

Break-even live

Break-even rent $1,366

Max offer price $29,215

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2660 Marilee Ln Unit 2711 Houston, TX	1.0	1.0	850	$723	$0.85	13d	1	0.05mi
2660 Marilee Ln Unit 1162 Houston, TX	1.0	1.0	850	$734	$0.86	8d	1	0.05mi
2660 Marilee Ln Unit 2734 Houston, TX	1.0	1.0	850	$769	$0.90	14d	1	0.05mi
2660 Marilee Ln Unit 2734 Houston, TX	1.0	1.0	850	$731	$0.86	3d	1	0.05mi
6434 Ella Lee Ln Houston, TX	1.0	1.0	775	$799	$1.03	13d	1	0.05mi
2508 Marilee Ln Houston, TX	1.0	1.0	775	$909	$1.17	22d	1	0.07mi
2508 Marilee Ln Houston, TX	1.0	1.0	775	$909	$1.17	44d	1	0.07mi
6434 Ella Lee Ln Unit 1047 Houston, TX	1.0	1.0	775	$850	$1.10	11d	1	0.08mi
6434 Ella Lee Ln Unit 2162 Houston, TX	2.0	2.0	1045	$1,183	$1.13	5d	1	0.08mi
6434 Ella Lee Ln Unit 2047 Houston, TX	2.0	2.0	1045	$1,218	$1.17	11d	1	0.08mi
6434 Ella Lee Ln Unit 422 Houston, TX	2.0	2.0	1045	$1,183	$1.13	8d	1	0.08mi
6434 Ella Lee Ln Unit 6455 Houston, TX	1.0	1.0	775	$807	$1.04	3d	1	0.08mi
6434 Ella Lee Ln Unit 6485 Houston, TX	1.0	1.0	775	$840	$1.08	44d	1	0.08mi
6434 Ella Lee Ln Unit 6455 Houston, TX	1.0	1.0	775	$845	$1.09	14d	1	0.08mi
6434 Ella Lee Ln Unit 1162 Houston, TX	1.0	1.0	775	$810	$1.05	8d	1	0.08mi
6434 Ella Lee Ln Unit 6491 Houston, TX	2.0	2.0	1045	$1,175	$1.12	3d	1	0.08mi
2520 Winrock Blvd Houston, TX	2.0	1.0–2.5	832	$875	$1.05	3d	16	0.08mi
2672 Marilee Ln Houston, TX	1.0	1.0	850	$1,137	$1.34	44d	1	0.10mi
2672 Marilee Ln Houston, TX	1.0	1.0	850	$1,137	$1.34	20d	1	0.10mi
2525 S Voss Rd Houston, TX	1.0–2.0	1.0–2.0	949	$950	$1.00	3d	14	0.11mi
2505 S Voss Rd Houston, TX	1.0	1.0	718	$1,135	$1.58	2d	10	0.15mi
2430 S Voss Rd Houston, TX	1.0	1.0	750	$939	$1.25	24d	1	0.19mi
6425 Westheimer Rd Houston, TX	2.0	1.0–2.0	748	$973	$1.30	14d	28	0.23mi
6425 Westheimer Rd Houston, TX	2.0	1.0–2.0	748	$968	$1.29	1d	26	0.23mi
2424 S Voss Rd Houston, TX	2.0	1.0–2.0	762	$1,062	$1.39	44d	1	0.26mi
2235 Winrock Blvd Unit 2292 Houston, TX	2.0	2.0	1044	$1,076	$1.03	3d	1	0.29mi
2235 Winrock Blvd Unit 2286 Houston, TX	1.0	1.0	625	$742	$1.19	14d	1	0.29mi
2235 Winrock Blvd Unit 311 Houston, TX	1.0	1.0	625	$632	$1.01	3d	1	0.29mi
2235 Winrock Blvd Unit 2309 Houston, TX	1.0	1.0	625	$747	$1.20	14d	1	0.29mi
6505 Westheimer Rd Apt 324 Houston, TX	1.0	1.0	706	$1,135	$1.61	8d	1	0.29mi
6505 Westheimer Rd Unit 6526 Houston, TX	1.0	1.0	706	$1,130	$1.60	14d	1	0.29mi
6505 Westheimer Rd Unit 6562 Houston, TX	2.0	2.0	1109	$1,295	$1.17	14d	1	0.29mi
6505 Westheimer Rd Unit 1162 Houston, TX	1.0	1.0	706	$1,135	$1.61	5d	1	0.29mi
6505 Westheimer Rd Unit 1187 Houston, TX	1.0	1.0	706	$1,132	$1.60	3d	1	0.29mi
6505 Westheimer Rd Unit 6579 Houston, TX	1.0	1.0	706	$1,174	$1.66	11d	1	0.29mi
6505 Westheimer Rd Houston, TX	1.0	1.0	706	$1,124	$1.59	13d	1	0.30mi
6505 Westheimer Rd Unit 1047 Houston, TX	1.0	1.0	706	$1,175	$1.66	11d	1	0.30mi
7510 Burgoyne Dr Unit 1165 Houston, TX	1.0	1.0	709	$1,172	$1.65	3d	1	0.32mi
7510 Burgoyne Dr Unit 7561 Houston, TX	1.0	1.0	783	$1,185	$1.51	44d	1	0.32mi
7510 Burgoyne Dr Unit 1162 Houston, TX	1.0	1.0	709	$1,175	$1.66	5d	1	0.32mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-06-18
   days on market $72,000 Active 11 DOM
2. 2026-06-17
   days on market $72,000 Active 10 DOM
3. 2026-06-16
   days on market $72,000 Active 9 DOM
4. 2026-06-15
   days on market $72,000 Active 8 DOM
5. 2026-06-13
   days on market $72,000 Active 6 DOM
6. 2026-06-10
   days on market $72,000 Active 2 DOM
7. 2026-06-08
   remarks 66-char remark
8. 2026-06-08
   listed $72,000 Active 1 DOM

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 23 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: $11,899
• − Mortgage interest: −$4,033
• − Property taxes: −$1,080
• − Insurance: −$1,158
• − Repairs & maintenance: −$952
• − Management: −$952
• − HOA: −$6,180
• − Depreciation: −$2,095
• Taxable loss: −$4,550
• Est. tax savings @ 24.0%: +$1,092
• After-tax cash flow: $-2,456/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.

Condition & rehab AI · 5 photos

Good 80/100 Cosmetic rehab

This property is in good condition with cosmetic updates, making it a solid investment opportunity. Potential buyers and renters will appreciate the fresh paint, modern appliances, and smart home features.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers and renters.
• Both Adding smart home features — Improves convenience and adds value to the property.
• Both Upgrading the HVAC system — A more efficient HVAC system can reduce energy costs and improve comfort for occupants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers and renters. ↑
• Both Adding smart home features — Improves convenience and adds value to the property. ↑
• Both Upgrading the HVAC system — A more efficient HVAC system can reduce energy costs and improve comfort for occupants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-06-07 Listed $72,000 FSBO.com