5315 Bellfort Ct · Houston, TX 77033

$170,000

4 bd · 1.5 ba · 1,200 sqft · SingleFamily public records · 55 Days on market

Built 1955 8,799 sqft lot $142/sqft · at area comps Est $181k · 6% under

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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 +23.2/30.0
• ARV discount +10.2/15.0
• DSCR +7.4/10.0
• 1% rule +6.5/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in central Houston, 5315 Bellfort Ct offers excellent accessibility to some of the city’s most important destinations. The property provides quick and convenient access to major highways including Highway 288, I-45, and Loop 610, making commuting throughout Houston simple and efficient. Just minutes from Downtown Houston, the Texas Medical Center, and the University of Houston, this location is ideal for those who want to stay connected to the heart of the city. Nearby shopping, dining, parks, and everyday conveniences add to the appeal, while the surrounding area continues to see steady growth and redevelopment. This centrally located property offers strong connectivity, conv

Key facts

• Central houston
• Texas medical center
• Nearby shopping

Tags

• CENTRAL HOUSTON
• QUICK ACCESS TO HIGHWAYS
• MINUTES FROM DOWNTOWN HOUSTON
• TEXAS MEDICAL CENTER
• UNIVERSITY OF HOUSTON
• NEARBY SHOPPING

Property features AI

Finance

• Financial info: Lease considered

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story (first-floor living)
• Construction: Built in 1955; Unknown construction materials; Slab foundation; Composition roof
• Exterior features: Located in a subdivision

Interior

• Bedrooms: Three bedrooms on the first floor (approx. 11x11 each); Primary bedroom on the first floor (approx. 13x11)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas); Central air conditioning (electric and gas)
• Interior features: 4 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 3.1% 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: Attucks Middle (math 15% / reading 22%, grade F, #1,478 of 1,662 statewide, top 90%, 439 students, 98% FRL); Worthing H S (math 22% / reading 21%, grade F, #1,377 of 1,632 statewide, top 85%, 827 students, 96% FRL) — zoned schools average 97% FRL vs 71% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.5%/yr); 338 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $1,952/mo this rent would consume 62% of the median local household income ($38k/yr) (locally 1728% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 5.5% rent growth), your $48k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 9y ago; this cycle's ask is 9900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $164,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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 1955 — 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. 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: 1.15% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.75%
• DSCR: 1.34
• GRM: 7.3

CMA / ARV

• ARV (median comp): $180,758
• List price: $170,000
• Delta: -5.95%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8126 Marcy Dr	0.16mi	4/2.0	1,240 (+3%)	1mo	$195,000	$157	84
4842 Larkspur St	0.52mi	4/2.0	1,200 (0%)	2mo	$200,000	$167	72
5602 Beldart St	0.43mi	3/1.5 (-1)	1,173 (-2%)	3mo	$160,000	$136	69
5639 Westover St	0.40mi	4/2.0	1,289 (+7%)	3mo	$230,000	$178	64
5831 Lyndhurst Dr	0.66mi	3/1.0 (-1)	1,212 (+1%)	2mo	$105,000	$87	59
5225 Longmeadow St	0.53mi	4/2.0	1,293 (+8%)	2mo	$138,000	$107	59
5318 Longmeadow St	0.50mi	3/1.0 (-1)	1,138 (-5%)	3mo	$125,000	$110	58
5007 Northridge Dr	0.41mi	3/1.0 (-1)	1,069 (-11%)	2mo	$163,900	$153	54
5707 Lyndhurst Dr	0.47mi	3/2.0 (-1)	1,329 (+11%)	1mo	$200,000	$150	52
4918 Carmen St	0.74mi	3/2.0 (-1)	1,258 (+5%)	1mo	$213,000	$169	49
7609 Saint Lo Rd	0.53mi	3/2.0 (-1)	1,350 (+12%)	1mo	$185,000	$137	47
5835 Kenilwood Dr	0.73mi	3/1.0 (-1)	1,275 (+6%)	2mo	$108,000	$85	46

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 · 5.45% rent growth · sell at horizon

5-year hold

• IRR: -3.9%
• Equity multiple: 0.85×
• Total profit: $-7,162
• Equity at exit: $25,348

10-year hold

• IRR: 8.6%
• Equity multiple: 1.74×
• Total profit: $35,236
• Equity at exit: $14,698

Cash invested: $47,600 (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 77033

• Home prices YoY: -16.3%
• Rents YoY: 5.5%
• Active inventory: 338
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,952 high
• Mortgage (P&I): −$891
• Tax from tax record: −$273 /mo · $3,271/yr
• Insurance: −$71
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $241

Break-even live

Break-even rent $1,647

Max offer price $170,000

Occupancy floor 83%

Sensitivity live

Price	-10% $337	-5% $289	+0% $241	+5% $193	+10% $145
Rent	-10% $87	-5% $164	+0% $241	+5% $318	+10% $395
Rate	-1.0pp $327	-0.5pp $284	base $241	+0.5pp $197	+1.0pp $152

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5314 Northridge Dr Unit A Houston, TX	3.0	2.0	872	$1,185	$1.36	44d	1	0.19mi
5222 Northridge Dr Houston, TX	4.0	2.0	1300	$1,850	$1.42	25d	1	0.21mi
5623 Bellfort St Houston, TX	4.0	1.0	1320	$1,700	$1.29	15d	1	0.29mi
7918 Jutland Rd Houston, TX	3.0	1.0	996	$1,295	$1.30	44d	1	0.31mi
5407 Thrush Dr Houston, TX	4.0	1.0	1407	$1,495	$1.06	14d	1	0.48mi
5036 Mallow St Houston, TX	3.0	3.0	1472	$2,050	$1.39	44d	1	0.53mi
5767 Belcrest St Houston, TX	4.0	2.0	1480	$1,790	$1.21	44d	1	0.63mi
5818 Glenhurst Dr Houston, TX	3.0	2.0	1441	$1,750	$1.21	0d	1	0.68mi
8107 Calhoun Rd Houston, TX	3.0	2.5	1304	$2,250	$1.73	25d	1	0.72mi
4723 Mallow St Houston, TX	3.0	2.5	1472	$1,850	$1.26	6d	1	0.77mi
5942 Ridgeway Dr Houston, TX	4.0	2.0	1490	$2,250	$1.51	44d	1	0.82mi
4918 Wilmington St Unit A Houston, TX	3.0	3.0	1300	$2,100	$1.62	44d	1	0.86mi
4609 Bricker St Unit B Houston, TX	3.0	2.5	1300	$3,500	$2.69	13d	1	0.86mi
4609 Bricker St Unit ABC Houston, TX	3.0	2.5	1375	$3,500	$2.55	12d	1	0.86mi
8521 Dosia St Houston, TX	3.0	2.0	1028	$1,665	$1.62	13d	1	0.86mi
4615 Redbud St Unit b Houston, TX	3.0	2.0	872	$1,149	$1.32	25d	1	0.87mi
4526 Knoxville St Unit A Houston, TX	3.0	2.5	1474	$1,775	$1.20	15d	1	0.91mi
4810 Wilmington St Unit A Houston, TX	3.0	2.0	1165	$1,650	$1.42	44d	1	0.92mi
9509 Merle St Unit 9509A Houston, TX	4.0	2.5	1404	$1,500	$1.07	44d	1	0.99mi
4530 Mayflower St Houston, TX	3.0	2.0	1302	$1,800	$1.38	44d	1	1.03mi
4942 Bataan Rd Unit 77033 Houston, TX	4.0	2.0	1350	$1,800	$1.33	44d	1	1.05mi
5954 Doolittle Blvd Houston, TX	3.0	2.0	1371	$1,575	$1.15	44d	1	1.10mi
5408 Groveton St Houston, TX	4.0	2.0	1472	$1,983	$1.35	0d	1	1.29mi
4117 Shelby Cir Unit 1230900P Houston, TX	4.0	2.0	1367	$5,253	$3.84	0d	1	1.35mi
6928 Paris St Houston, TX	3.0	2.0	1276	$1,900	$1.49	0d	1	1.45mi
6926 Paris St Houston, TX	3.0	2.0	1276	$1,900	$1.49	0d	1	1.45mi

Listing history 50 events

1. 2026-06-18
   status $170,000 Pending 55 DOM
2. 2026-06-18
   days on market $170,000 Active 55 DOM
3. 2026-06-17
   days on market $170,000 Active 54 DOM
4. 2026-06-16
   days on market $170,000 Active 53 DOM
5. 2026-06-15
   days on market $170,000 Active 52 DOM
6. 2026-06-13
   days on market $170,000 Active 50 DOM
7. 2026-06-10
   days on market $170,000 Active 46 DOM
8. 2026-06-08
   days on market $170,000 Active 45 DOM
9. 2026-06-07
   days on market $170,000 Active 44 DOM
10. 2026-06-04
    days on market $170,000 Active 41 DOM
11. 2026-06-01
    days on market $170,000 Active 38 DOM
12. 2026-05-31
    days on market $170,000 Active 37 DOM
13. 2026-05-14
    listed $1,700
14. 2026-05-13
    historical $1,700
15. 2026-05-09
    price $179,000 732-char remark
16. 2026-04-25
    price $180,000
17. 2026-04-24
    listed $180,000 Active 732-char remark
18. 2026-04-24
    historical
19. 2026-04-04
    listed $1,700
20. 2026-04-03
    historical $1,700
21. 2026-04-03
    listed $185,000 Active
22. 2026-04-03
    historical
23. 2026-03-05
    listed $1,700
24. 2026-03-04
    historical $1,700
25. 2026-03-03
    listed $179,500 Active
26. 2026-03-03
    historical
27. 2026-02-06
    listed $1,700
28. 2026-01-16
    listed $1,700
29. 2026-01-15
    listed $185,000 Active
30. 2024-03-19
    historical $1,599
31. 2024-03-05
    listed $1,599
32. 2024-03-05
    historical $1,599
33. 2024-02-13
    listed $1,599
34. 2024-02-13
    historical $1,675
35. 2024-02-13
    listed $1,675
36. 2024-02-12
    historical $1,675
37. 2024-01-19
    historical $1,675
38. 2024-01-19
    listed $1,675
39. 2023-12-22
    price $1,750
40. 2023-12-20
    listed $1,850
41. 2019-05-03
    soldstatus
42. 2018-03-08
    soldstatus
43. 2018-03-07
    soldstatus Sold
44. 2018-01-03
    status Pending
45. 2017-12-21
    listed $75,000 Active
46. 2017-07-28
    historical
47. 2017-07-20
    status Active
48. 2017-07-11
    status Option Pending
49. 2017-04-30
    price $83,000
50. 2017-02-15
    listed $87,000 Active

ⓘ 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: $3,271 · $273/mo
• Projected year-2 tax: $3,271 · $273/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 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 · 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: $23,429
• − Mortgage interest: −$9,523
• − Property taxes: −$3,271
• − Insurance: −$1,648
• − Repairs & maintenance: −$1,874
• − Management: −$1,874
• − Depreciation: −$4,945
• Taxable income: $293
• Est. tax owed @ 24.0%: −$70
• After-tax cash flow: $2,821/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): 29,154
• Household income: $38,071
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 1728.0

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: Majority Black (55%)
• Race & ethnicity: Black 55% Hispanic / Latino 43% Two or more races 17% Native American 1%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Lithuanian 1%
• Foreign-born: 18% · Canada
• Languages at home: 61% English-only · Spanish 39%

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: ▼ -41.49%
• Current HPI: 212.6472
• Rent YoY: ▲ 5.45%
• 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

+95.4% since first listed

41 events — show timeline

• 2026-06-18 Pending — HARMLS
• 2026-05-19 Price Changed $170,000 HARMLS
• 2026-05-14 Listed for Rent $1,700 HARMLS
• 2026-05-13 Rental Removed $1,700 HARMLS
• 2026-05-09 Price Changed $179,000 HARMLS
• 2026-04-25 Price Changed $180,000 HARMLS
• 2026-04-24 Listing Removed — HARMLS
• 2026-04-24 Listed $180,000 HARMLS
• 2026-04-04 Listed for Rent $1,700 HARMLS
• 2026-04-03 Rental Removed $1,700 HARMLS
• 2026-04-03 Listing Removed — HARMLS
• 2026-04-03 Listed $185,000 HARMLS
• 2026-03-05 Listed for Rent $1,700 HARMLS
• 2026-03-04 Rental Removed $1,700 HARMLS
• 2026-03-03 Listing Removed — HARMLS
• 2026-03-03 Listed $179,500 HARMLS
• 2026-02-06 Listed for Rent $1,700 APPFOLIO
• 2026-01-16 Listed for Rent $1,700 HARMLS
• 2026-01-15 Listed $185,000 HARMLS
• 2024-03-19 Rental Removed $1,599 HARMLS
• 2024-03-05 Listed for Rent $1,599 HARMLS
• 2024-03-05 Rental Removed $1,599 HARMLS
• 2024-02-13 Listed for Rent $1,599 HARMLS
• 2024-02-13 Rental Removed $1,675 HARMLS
• 2024-02-13 Listed for Rent $1,675 HARMLS
• 2024-02-12 Rental Removed $1,675 HARMLS
• 2024-01-19 Rental Removed $1,675 HARMLS
• 2024-01-19 Listed for Rent $1,675 HARMLS
• 2023-12-22 Price Changed $1,750 HARMLS
• 2023-12-20 Listed for Rent $1,850 HARMLS
• 2019-05-03 Sold (Public Records) — Public Records
• 2018-03-08 Sold (Public Records) — Public Records
• 2018-03-07 Sold (MLS) — HARMLS
• 2018-01-03 Pending — HARMLS
• 2017-12-21 Listed $75,000 HARMLS
• 2017-07-28 Listing Removed — HARMLS
• 2017-07-20 Relisted — HARMLS
• 2017-07-11 Pending — HARMLS
• 2017-04-30 Price Changed $83,000 HARMLS
• 2017-02-15 Listed $87,000 HARMLS
• 1991-12-06 Sold (Public Records) — Public Records

Property tax history

+5.3%/yr

Latest (2025): $3,271 · +1.6% YoY. Source: county tax records.