2820 S Bartell Dr #24 · Houston, TX 77054

$59,900

1 bd · 1.0 ba · 780 sqft · Condo public records · 40 Days on market

Built 1980 $77/sqft · 5% below area Est $63k · 5% under $390/mo HOA · 40% of rent ↓ 11% 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).

• 1% rule +10.0/10.0
• ARV discount +9.8/15.0
• Cash flow +7.4/30.0
• Livability +3.7/5.0
• Appreciation +2.7/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• DSCR +1.6/10.0

Listing remarks

Conveniently located in the medical center, close to 610 loop, Hwy 90 (S Main Street) going into medical center and/or Sugar land, Stafford, Missouri City, Pearland or Galleria area. Easy access to Hobby airport, metro rail, metro bus stops. Amazingly convenient to NRG Stadium, NRG Arena, NRG Park to go to your favorite games, events, Rodeo, meetings, conventions, workplace and recreational spots. Well maintained and spacious one-bedroom condominium. NO CARPET! spacious and naturally well-lit living room and bedroom. A huge walk-in closet with lots of shelf space. Gated community with designated covered parking & security patrol. Lots of shopping centers, grocery stores, banks &

Key facts

• Gated community
• Security patrol
• $390 HOA

Tags

• EASY ACCESS TO HOBBY AIRPORT
• GATED COMMUNITY
• DESIGNATED COVERED PARKING
• SECURITY PATROL
• SHOPPING CENTERS NEARBY
• GROCERY STORES NEARBY

Property features AI

Finance

• HOA & community: Managed by Rise Association Management Group; Monthly association fee of $390; HOA covers common areas, structure maintenance, sewer, trash, and water; Community clubhouse

Exterior

• Parking: Additional parking; Assigned parking
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story building; Entry and main living areas on the second level
• Construction: Built in 1980; Brick, cement siding, and wood siding exterior; Composition roof; Slab foundation
• Exterior features: Balcony; Fenced yard; Tennis court(s)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator
• Bedrooms: Primary bedroom (Second level); One bedroom possible
• Flooring: Laminate; Tile
• Bathrooms: 1 full bathroom; Primary bathroom (Second level)
• Heating & cooling: Central heating (Gas); Central air (Electric)
• Interior features: Balcony; Elevator; Kitchen open to family room; Solid surface counters
• Laundry & utility: Washer; Dryer; Utility room (Second level)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $60k.

Deal economics

• At list price, monthly cash flow is $-77 ($-922/yr) — negative.
• To cash-flow at today's rent, offer at most $46k (22.7% below list).
• Meets the 1% rule at list price ($978 rent vs $60k).
• Recommended offer: $46k (22.7% below list) — sets the bar for cash-flow.
• Cap rate 4.8% 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: Longfellow El (math 12% / reading 27%, grade F, #3,583 of 4,322 statewide, top 86%, 682 students, 75% FRL); Pershing Middle (math 36% / reading 49%, grade D-, #553 of 1,662 statewide, top 34%, 1,390 students, 60% FRL); Bellaire H S (math 45% / reading 62%, grade C-, #428 of 1,632 statewide, top 27%, 3,170 students, 48% FRL).
• Market conditions: Rents soft (-2.8%/yr); 272 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); 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 $414 of loan paydown is wiped out by about $2k 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 40 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 5y ago; this cycle's ask has dropped $4k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 40% of rent.
• 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 $46,324 (22.7% 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 40 days. Have you received any prior offers? Is the seller open to a 23% 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: 1.63% ✓
• Cap rate: 4.75%
• Cash-on-cash: -5.50%
• DSCR: 0.76
• GRM: 5.1

CMA / ARV

• ARV (median comp): $63,085
• List price: $59,900
• Delta: -5.05%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -33.1%
• Equity multiple: -0.02×
• Total profit: $-17,185
• Equity at exit: $8,931

10-year hold

• IRR: -99.7%
• Equity multiple: -0.86×
• Total profit: $-31,198
• Equity at exit: $5,179

Cash invested: $16,772 (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 77054

• Home prices YoY: -2.6%
• Rents YoY: -2.8%
• Active inventory: 272
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $978 high
• Mortgage (P&I): −$314
• Tax from tax record: −$121 /mo · $1,446/yr
• Insurance: −$25
• HOA: −$390
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $-77

Break-even live

Break-even rent $1,075

Max offer price $46,324

Occupancy floor —

Sensitivity live

Price	-10% $-43	-5% $-60	+0% $-77	+5% $-94	+10% $-111
Rent	-10% $-154	-5% $-115	+0% $-77	+5% $-38	+10% $0
Rate	-1.0pp $-47	-0.5pp $-62	base $-77	+0.5pp $-92	+1.0pp $-108

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2820 S Bartell Dr Houston, TX	1.0	1.0	780	$850	$1.09	45d	3	0.01mi
2818 S Bartell Dr Houston, TX	1.0	1.0	780	$795	$1.02	45d	1	0.07mi
8416 W Bartell Dr Houston, TX	1.0	1.0	622	$1,007	$1.62	24d	1	0.12mi
8416 W Bartell Dr Houston, TX	2.0	2.0	892	$1,195	$1.34	26d	1	0.12mi
8416 W Bartell Dr Houston, TX	1.0	1.0	622	$1,007	$1.62	45d	1	0.12mi
8435 Hearth Dr Houston, TX	2.0	2.0	1040	$950	$0.91	45d	1	0.13mi
8521 Hearth Dr Houston, TX	2.0	2.0	1092	$1,195	$1.09	45d	1	0.14mi
8410 W Bartell Dr Unit 2047 Houston, TX	2.0	2.0	892	$1,059	$1.19	1d	1	0.15mi
8410 W Bartell Dr Unit 2047 Houston, TX	2.0	2.0	892	$1,069	$1.20	13d	1	0.15mi
8410 W Bartell Dr Unit 2187 Houston, TX	2.0	2.0	892	$1,018	$1.14	1d	1	0.16mi
8410 W Bartell Dr Unit 1162 Houston, TX	1.0	1.0	673	$740	$1.10	7d	1	0.16mi
8410 W Bartell Dr Unit 8484 Houston, TX	1.0	1.0	673	$779	$1.16	13d	1	0.16mi
8410 W Bartell Dr Unit 323 Houston, TX	1.0	1.0	673	$740	$1.10	9d	1	0.16mi
8410 W Bartell Dr Unit 421 Houston, TX	2.0	2.0	892	$1,034	$1.16	7d	1	0.16mi
8410 W Bartell Dr Unit 422 Houston, TX	2.0	2.0	892	$1,034	$1.16	9d	1	0.16mi
8410 W Bartell Dr Unit 8461 Houston, TX	1.0	1.0	673	$729	$1.08	14d	1	0.16mi
8410 W Bartell Dr Unit 1187 Houston, TX	1.0	1.0	673	$780	$1.16	0d	1	0.16mi
8410 W Bartell Dr Unit 2187 Houston, TX	2.0	2.0	892	$1,069	$1.20	0d	1	0.16mi
8410 W Bartell Dr Unit 8484 Houston, TX	1.0	1.0	654	$780	$1.19	16d	1	0.16mi
2501 Westridge St Houston, TX	1.0	1.0	545	$773	$1.42	14d	1	0.19mi
2501 Westridge St Unit 2047 Houston, TX	2.0	2.0	1005	$1,274	$1.27	13d	1	0.20mi
2501 Westridge St Unit 1047 Houston, TX	1.0	1.0	545	$814	$1.49	1d	1	0.20mi
2501 Westridge St Unit 424 Houston, TX	2.0	2.0	1005	$1,239	$1.23	7d	1	0.21mi
2501 Westridge St Unit 2575 Houston, TX	1.0	1.0	545	$824	$1.51	0d	1	0.21mi
2501 Westridge St Unit 422 Houston, TX	2.0	2.0	1005	$1,239	$1.23	9d	1	0.21mi
2501 Westridge St Unit 1162 Houston, TX	1.0	1.0	545	$784	$1.44	7d	1	0.21mi
2501 Westridge St Unit 2522 Houston, TX	1.0	1.0	545	$819	$1.50	16d	1	0.21mi
2501 Westridge St Unit 2558 Houston, TX	2.0	2.0	1005	$1,274	$1.27	0d	1	0.21mi
2501 Westridge St Unit 321 Houston, TX	1.0	1.0	545	$784	$1.44	9d	1	0.21mi
2600 Westridge St Houston, TX	1.0–2.0	1.0–2.0	790	$799	$1.01	0d	74	0.21mi
2989 Westridge St Houston, TX	2.0	2.0	1108	$1,639	$1.48	14d	1	0.22mi
2686 Murworth Dr Houston, TX	1.0–2.0	1.0–2.0	791	$990	$1.25	1d	11	0.26mi
2401 Westridge St Houston, TX	1.0–2.0	1.0–2.0	723	$745	$1.03	9d	30	0.27mi
2401 Westridge St Houston, TX	1.0	1.0	602	$924	$1.53	14d	1	0.27mi
8800 Lakes at 610 Dr Houston, TX	2.0	2.0	951	$1,280	$1.35	26d	1	0.27mi
2407 Westridge St Houston, TX	2.0	2.0	975	$1,199	$1.23	45d	1	0.28mi
2400 South Loop W Houston, TX	1.0–2.0	1.0–2.0	723	$850	$1.18	1d	26	0.28mi
2401 Westridge St Unit 2-2314 Houston, TX	2.0	1.0	812	$999	$1.23	45d	1	0.29mi
2401 Westridge St Unit 2-2610 Houston, TX	2.0	1.0	812	$824	$1.01	26d	1	0.29mi
2401 Westridge St Unit 2-2008 Houston, TX	2.0	2.0	844	$950	$1.13	46d	1	0.29mi

HOA detail condo

• Monthly dues: $390 · $4,680/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 40 events

1. 2026-06-21
   days on market $59,900 Active 40 DOM
2. 2026-06-18
   days on market $59,900 Active 37 DOM
3. 2026-06-17
   days on market $59,900 Active 36 DOM
4. 2026-06-16
   days on market $59,900 Active 35 DOM
5. 2026-06-15
   days on market $59,900 Active 34 DOM
6. 2026-06-13
   days on market $59,900 Active 32 DOM
7. 2026-06-10
   days on market $59,900 Active 28 DOM
8. 2026-06-08
   days on market $59,900 Active 27 DOM
9. 2026-06-07
   days on market $59,900 Active 26 DOM
10. 2026-06-04
    days on market $59,900 Active 23 DOM
11. 2026-06-01
    days on market $59,900 Active 20 DOM
12. 2026-05-31
    days on market $59,900 Active 19 DOM
13. 2026-05-15
    price $59,900 749-char remark
14. 2026-05-12
    listed $63,500 Active 749-char remark
15. 2026-04-02
    listed $800
16. 2026-03-14
    historical $850
17. 2026-01-01
    listed $850
18. 2025-12-21
    historical $850
19. 2025-12-18
    listed $850
20. 2025-11-27
    historical $850
21. 2025-11-26
    listed $850
22. 2024-08-08
    historical $850
23. 2024-08-08
    historical
24. 2024-07-07
    price $64,000
25. 2024-06-13
    price $64,900
26. 2024-06-06
    price $65,900
27. 2024-04-23
    listed $850
28. 2024-02-23
    listed $67,900 Active
29. 2021-09-02
    historical
30. 2021-07-29
    listed $66,900 Active
31. 2021-05-24
    soldstatus
32. 2021-05-21
    soldstatus Sold
33. 2021-05-15
    status Pending
34. 2021-05-04
    status Option Pending
35. 2021-05-03
    status Active
36. 2021-04-30
    historical
37. 2021-04-03
    price $65,000
38. 2021-02-19
    listed $67,500 Active
39. 2019-05-16
    soldstatus
40. 1996-08-01
    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: $1,446 · $121/mo
• Projected year-2 tax: $1,446 · $121/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 6/10 Major FEMA zone X (unshaded) · 69% 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: $11,738
• − Mortgage interest: −$3,355
• − Property taxes: −$1,446
• − Insurance: −$300
• − Repairs & maintenance: −$939
• − Management: −$939
• − HOA: −$4,680
• − Depreciation: −$1,743
• Taxable loss: −$1,664
• Est. tax savings @ 24.0%: +$399
• After-tax cash flow: $-523/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): 28,272
• Household income: $62,106
• Rent vs Own: 88.2% rent · 11.8% own
• Severe rent burden: 2814.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: Black 41% Asian 22% White 20% Hispanic / Latino 14% Two or more races 10%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 2% Romanian 1% Italian 1%
• Foreign-born: 29% · China, Canada, Jamaica
• Languages at home: 67% English-only · Spanish 9% Chinese 7% 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: ▼ -4.51%
• Current HPI: 170.4017
• Rent YoY: ▼ -2.82%
• 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

-11.3% since first listed

28 events — show timeline

• 2026-05-15 Price Changed $59,900 HARMLS
• 2026-05-12 Listed $63,500 HARMLS
• 2026-04-02 Listed for Rent $800 HARMLS
• 2026-03-14 Rental Removed $850 HARMLS
• 2026-01-01 Listed for Rent $850 HARMLS
• 2025-12-21 Rental Removed $850 HARMLS
• 2025-12-18 Listed for Rent $850 HARMLS
• 2025-11-27 Rental Removed $850 HARMLS
• 2025-11-26 Listed for Rent $850 HARMLS
• 2024-08-08 Rental Removed $850 HARMLS
• 2024-08-08 Listing Removed — HARMLS
• 2024-07-07 Price Changed $64,000 HARMLS
• 2024-06-13 Price Changed $64,900 HARMLS
• 2024-06-06 Price Changed $65,900 HARMLS
• 2024-04-23 Listed for Rent $850 HARMLS
• 2024-02-23 Listed $67,900 HARMLS
• 2021-09-02 Listing Removed — HARMLS
• 2021-07-29 Listed $66,900 HARMLS
• 2021-05-24 Sold (Public Records) — Public Records
• 2021-05-21 Sold (MLS) — HARMLS
• 2021-05-15 Pending — HARMLS
• 2021-05-04 Pending — HARMLS
• 2021-05-03 Relisted — HARMLS
• 2021-04-30 Listing Removed — HARMLS
• 2021-04-03 Price Changed $65,000 HARMLS
• 2021-02-19 Listed $67,500 HARMLS
• 2019-05-16 Sold (Public Records) — Public Records
• 1996-08-01 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,446 · +0.6% YoY. Source: county tax records.