5723 Kansas St · Houston, TX 77007

$429,500

3 bd · 3.5 ba · 2,294 sqft · SingleFamily public records · 52 Days on market

Built 2004 1,530 sqft lot $187/sqft · 10% above area Est $390k · 10% over $152/mo HOA · 3% of rent

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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).

• Cash flow +16.4/30.0
• 1% rule +5.6/10.0
• DSCR +5.1/10.0
• Livability +3.7/5.0
• ARV discount +3.0/15.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful Intown Home in small gated complex with ivy covered walls in Cotttage Grove. This freshly painted home features an open floor plan on 2nd floor with hardwoods, double crown molding, recessed lighting, bi-level living/dining rooms and large kitchen open to all. Master bath has travertine floors, lots of light, 2 closets, whirlpool tub, sep. shower. Small patio with pergola in back.

Key facts

• $152 HOA
• 2 garage spots
• Built 2004

Property features AI

Finance

• Financial info: Lease not considered
• HOA & community: Managed by King Property Management; Annual association fee; Association amenities include gated access, controlled access, and grounds maintenance; Association fee covers maintenance of grounds and structures

Exterior

• Parking: Attached garage; 2 garage spaces
• Security: Gated community with controlled access
• Utilities: Public water; Public sewer
• Home design: Residential property; 3 stories; Built in 2004; Slab foundation; Composition roof
• Construction: Brick construction
• Exterior features: Deck; Patio; Private yard; Asphalt road access

Interior

• Kitchen: Dishwasher; Electric oven; Gas range; Microwave; Garbage disposal
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Slate; Tile; Wood
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (gas); Central electric air conditioning; Attic fan
• Interior features: Granite counters; Jetted tub; Kitchen open to family room; Separate shower; Walk-in pantry; Ceiling fans; Programmable thermostat; Reverse osmosis water system; ENERGY STAR qualified appliances; Ventilation for improved indoor air quality
• Laundry & utility: Washer/dryer hookups not specifically listed (laundry details not provided)

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $430k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $430k).
• Recommended offer: $417k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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: Memorial El (math 52% / reading 52%, grade C-, #742 of 4,322 statewide, top 19%, 424 students, 45% FRL); Hogg Middle (math 44% / reading 48%, grade D+, #462 of 1,662 statewide, top 28%, 1,120 students, 52% FRL); Waltrip H S (math 15% / reading 32%, grade F, #1,342 of 1,632 statewide, top 82%, 1,597 students, 74% FRL).
• Market conditions: Rents soft (-0.8%/yr); 651 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 38% of the median local income ($145k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k 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 52 days — a 3% lower offer ($417k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $416,615 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 1.06% ✓
• Cap rate: 6.98%
• Cash-on-cash: 2.44%
• DSCR: 1.11
• GRM: 7.9

CMA / ARV

• ARV (median comp): $390,230
• List price: $429,500
• Delta: 10.06%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6605 Letein St	0.42mi	3/2.5	2,344 (+2%)	1mo	$550,000	$235	72
1628 Mcdonald St	0.40mi	3/3.5	2,420 (+6%)	1mo	$575,000	$238	72
5410A Nolda St	0.55mi	3/3.5	2,346 (+2%)	1mo	$669,900	$286	70
1510 Birdsall St	0.60mi	3/3.5	2,268 (-1%)	1mo	$389,000	$172	70
5310 Larkin St Unit B	0.57mi	3/3.5	2,354 (+3%)	1mo	$399,000	$169	69
5719 Darling St	0.15mi	4/3.0 (+1)	2,537 (+11%)	1mo	$490,000	$193	68
2709 Arabelle Grv	0.08mi	4/3.5 (+1)	2,630 (+15%)	0mo	$625,000	$238	66
5336 Petty St Unit C	0.47mi	3/3.5	2,467 (+8%)	1mo	$449,000	$182	65
5908 Kansas St Unit A	0.24mi	3/2.5	2,576 (+12%)	1mo	$639,900	$248	64
1506 Birdsall St	0.61mi	3/3.5	2,124 (-7%)	1mo	$425,000	$200	59
5540 Nolda St	0.46mi	3/2.5	2,000 (-13%)	1mo	$400,000	$200	53
1520 Malone St	0.62mi	3/4.0	2,557 (+12%)	1mo	$539,000	$211	49

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -16.2%
• Equity multiple: 0.44×
• Total profit: $-67,081
• Equity at exit: $64,040

10-year hold

• IRR: -15.4%
• Equity multiple: 0.26×
• Total profit: $-88,741
• Equity at exit: $37,135

Cash invested: $120,260 (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 77007

• Rents YoY: -0.8%
• Active inventory: 651
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $4,558 high
• Mortgage (P&I): −$2,252
• Tax from tax record: −$773 /mo · $9,276/yr
• Insurance: −$179
• HOA: −$152
• Vacancy / Maint / Mgmt: −$957
• Net cashflow: $244

Break-even live

Break-even rent $4,248

Max offer price $429,500

Occupancy floor 90%

Sensitivity live

Price	-10% $488	-5% $366	+0% $244	+5% $123	+10% $1
Rent	-10% $-116	-5% $64	+0% $244	+5% $424	+10% $604
Rate	-1.0pp $461	-0.5pp $354	base $244	+0.5pp $133	+1.0pp $20

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: $107,375
• Closing costs: $12,885
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5620 Petty St Unit 1019538P Houston, TX	4.0	3.5	2884	$16,259	$5.64	23d	1	0.15mi
5620 Petty St Houston, TX	4.0	3.5	2891	$8,750	$3.03	45d	1	0.15mi
5732 Darling St Unit 1056419P Houston, TX	3.0	3.5	2400	$7,771	$3.24	45d	1	0.15mi
5530 Kiam St Unit 1019540P Houston, TX	4.0	2.5	2680	$15,799	$5.90	45d	1	0.20mi
5530 Kiam St Houston, TX	4.0	2.5	2688	$9,750	$3.63	45d	1	0.20mi
5427 Kansas St Houston, TX	3.0	4.0	2156	$2,700	$1.25	45d	1	0.34mi
2210 Radcliffe St Houston, TX	3.0	3.5	2066	$2,716	$1.31	9d	1	0.35mi
2103 Radcliffe St Unit 1225772P Houston, TX	3.0	2.0	1797	$4,729	$2.63	9d	1	0.37mi
543 T C Jester Blvd Unit 1225766P Houston, TX	3.0	3.5	2389	$5,557	$2.33	1d	1	0.38mi
5336 Darling St Unit 1225767P Houston, TX	3.0	3.0	2292	$5,997	$2.62	1d	1	0.48mi
5235 Petty St Unit B Houston, TX	3.0	2.5	2532	$3,000	$1.18	45d	1	0.58mi
3001 W 11th St Houston, TX	3.0	1.0–2.0	1031	$4,533	$4.40	0d	50	0.58mi
5811 Maxie St Houston, TX	3.0	3.5	2226	$3,000	$1.35	45d	1	0.62mi
5610 Schuler St Houston, TX	3.0	3.5	2614	$3,111	$1.19	7d	1	0.74mi
5108 Larkin St Houston, TX	3.0	3.5	2108	$2,850	$1.35	46d	1	0.74mi
920 Westcott St Houston, TX	1.0–2.0	1.0–2.0	1175	$3,306	$2.81	0d	28	0.80mi
929 Westcott St Houston, TX	1.0–3.0	1.0–3.0	1375	$9,263	$6.74	1d	21	0.82mi
5305 Nett St Unit A Houston, TX	3.0	3.5	2104	$2,950	$1.40	26d	1	0.90mi
4917 Nolda St Houston, TX	3.0	3.5	1764	$5,000	$2.83	26d	1	0.92mi
5237 Center St Houston, TX	3.0	3.0	2284	$2,995	$1.31	45d	1	0.97mi
1306 Dian St Houston, TX	4.0	2.5	2151	$3,250	$1.51	1d	1	1.09mi
4510 Inker St Houston, TX	4.0	4.0	2293	$4,500	$1.96	45d	1	1.18mi
1723 W 14th St Unit B Houston, TX	3.0	3.5	2373	$3,400	$1.43	22d	1	1.18mi
4508 Maxie St Unit B Houston, TX	3.0	1.0	1700	$3,003	$1.77	16d	1	1.22mi
4608 Nett St Houston, TX	3.0	4.0	2261	$3,750	$1.66	45d	1	1.24mi
1126 W 16th St Houston, TX	3.0	4.0	2494	$4,295	$1.72	45d	1	1.24mi
4311 Marina St Houston, TX	3.0	4.0	2328	$3,599	$1.55	45d	1	1.29mi
1332 Dorothy St Houston, TX	3.0	3.5	2980	$6,500	$2.18	23d	1	1.33mi
4444 Center St Houston, TX	3.0	3.0	2121	$3,200	$1.51	45d	1	1.36mi
1157 W 18th St Houston, TX	3.0	3.0	2431	$3,500	$1.44	45d	1	1.40mi
1113 W 18th St Unit C Houston, TX	4.0	3.5	2150	$3,249	$1.51	45d	1	1.43mi
1221 W 19th St Unit B Houston, TX	3.0	2.5	2200	$3,400	$1.55	4d	1	1.46mi
1221 Bonner St Houston, TX	3.0	3.5	2252	$3,200	$1.42	45d	1	1.48mi
915 Thompson St Unit 915 Houston, TX	4.0	3.5	3200	$8,500	$2.66	26d	1	1.49mi
917 Thompson St Unit 917 Houston, TX	4.0	3.5	3200	$8,000	$2.50	26d	1	1.50mi
913 Thompson St #913 Houston, TX	4.0	3.5	3200	$8,500	$2.66	26d	1	1.50mi

HOA detail

• Monthly dues: $152 · $1,824/yr
• Likely covers: poolsecurity

Listing history 26 events

1. 2026-06-21
   days on market $429,500 Active 52 DOM
2. 2026-06-18
   days on market $429,500 Active 49 DOM
3. 2026-06-17
   days on market $429,500 Active 48 DOM
4. 2026-06-16
   days on market $429,500 Active 47 DOM
5. 2026-06-15
   days on market $429,500 Active 46 DOM
6. 2026-06-13
   days on market $429,500 Active 44 DOM
7. 2026-06-10
   days on market $429,500 Active 40 DOM
8. 2026-06-08
   days on market $429,500 Active 39 DOM
9. 2026-06-07
   days on market $429,500 Active 38 DOM
10. 2026-06-04
    days on market $429,500 Active 35 DOM
11. 2026-06-01
    days on market $429,500 Active 32 DOM
12. 2026-05-31
    days on market $429,500 Active 31 DOM
13. 2026-05-11
    price $429,500 614-char remark
14. 2026-04-30
    listed $439,500 Active 614-char remark
15. 2026-04-30
    listed $439,000 Active
16. 2026-04-30
    historical
17. 2016-07-29
    soldstatus Sold

    Show marketing remark (393 chars)

    Beautiful Intown Home in small gated complex with ivy covered walls in Cotttage Grove. This freshly painted home features an open floor plan on 2nd floor with hardwoods, double crown molding, recessed lighting, bi-level living/dining rooms and large kitchen open to all. Master bath has travertine floors, lots of light, 2 closets, whirlpool tub, sep. shower. Small patio with pergola in back.

18. 2016-06-17
    status Pending, Continue to Show

    Show marketing remark (393 chars)

    Beautiful Intown Home in small gated complex with ivy covered walls in Cotttage Grove. This freshly painted home features an open floor plan on 2nd floor with hardwoods, double crown molding, recessed lighting, bi-level living/dining rooms and large kitchen open to all. Master bath has travertine floors, lots of light, 2 closets, whirlpool tub, sep. shower. Small patio with pergola in back.

19. 2016-05-25
    listed $349,900 Active

    Show marketing remark (393 chars)

    Beautiful Intown Home in small gated complex with ivy covered walls in Cotttage Grove. This freshly painted home features an open floor plan on 2nd floor with hardwoods, double crown molding, recessed lighting, bi-level living/dining rooms and large kitchen open to all. Master bath has travertine floors, lots of light, 2 closets, whirlpool tub, sep. shower. Small patio with pergola in back.

20. 2015-09-28
    historical
21. 2015-09-16
    listed $389,000 Active
22. 2008-02-05
    soldstatus
23. 2007-11-25
    historical
24. 2007-08-10
    listed $244,900
25. 2007-08-07
    historical
26. 2007-05-07
    listed $264,500

ⓘ 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: $9,276 · $773/mo
• Projected year-2 tax: $9,276 · $773/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 (shaded) · 48% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $54,694
• − Mortgage interest: −$24,059
• − Property taxes: −$9,276
• − Insurance: −$2,148
• − Repairs & maintenance: −$4,376
• − Management: −$4,376
• − HOA: −$1,824
• − Depreciation: −$12,495
• Taxable loss: −$3,858
• Est. tax savings @ 24.0%: +$926
• After-tax cash flow: $3,859/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): 47,808
• Household income: $144,911
• Rent vs Own: 53.8% rent · 46.2% own
• Severe rent burden: 1812.0

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 0.63)
• Race & ethnicity: White 57% Hispanic / Latino 17% Two or more races 13% Asian 11% Black 9%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 3% Romanian 3% Italian 3%
• Foreign-born: 19% · Canada, China, South Korea
• Languages at home: 75% English-only · Spanish 12% Other Indo-European 4% Chinese 2%

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: ▼ -219.42%
• Current HPI: 159.8157
• Rent YoY: ▼ -0.83%
• 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

+62.4% since first listed

14 events — show timeline

• 2026-05-11 Price Changed $429,500 HARMLS
• 2026-04-30 Listing Removed — HARMLS
• 2026-04-30 Listed $439,000 HARMLS
• 2026-04-30 Listed $439,500 HARMLS
• 2016-07-29 Sold (MLS) — HARMLS
• 2016-06-17 Pending — HARMLS
• 2016-05-25 Listed $349,900 HARMLS
• 2015-09-28 Listing Removed — HARMLS
• 2015-09-16 Listed $389,000 HARMLS
• 2008-02-05 Sold (Public Records) — Public Records
• 2007-11-25 Listing Removed — HARMLS
• 2007-08-10 Listed $244,900 HARMLS
• 2007-08-07 Listing Removed — HARMLS
• 2007-05-07 Listed $264,500 HARMLS

Property tax history

+5.8%/yr

Latest (2025): $9,276 · +4.9% YoY. Source: county tax records.