5819 Petty St Unit C · Houston, TX 77007

$499,000

3 bd · 2.5 ba · 2,289 sqft · SingleFamily public records · 17 Days on market

Built 2007 2,687 sqft lot Est $483k · at est.

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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 +13.2/30.0
• ARV discount +6.0/15.0
• 1% rule +4.3/10.0
• DSCR +4.0/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Cottage Grove and to this beautifully maintained 3-bedroom, 2.5 bathroom two-story home with private driveway, fenced backyard and great space for outdoor living. The first floor is open-concept featuring tall ceilings and wood flooring. The kitchen has ample cabinetry, granite countertops, tile backsplash, gas range and stainless appliances. The primary suite is on the second floor and features soaring ceilings, a garden tub, separate shower and generous closet and vanity space. There are 2 other spacious secondary rooms upstairs and a large area for a desk. Close proximity to restaurants, parks, and easy access to I10.

Key facts

• Open-concept
• Private driveway
• Ample cabinetry

Tags

• PRIVATE DRIVEWAY
• FENCED BACKYARD
• OUTDOOR LIVING
• OPEN-CONCEPT
• TALL CEILINGS
• AMPLE CABINETRY

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Attached garage; Driveway parking; Garage parking (2 spaces)
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; Full ownership; Slab foundation
• Construction: Built in 2007; Cement siding, stone, and stucco exterior; Composition roof
• Exterior features: Fully fenced private yard; Back yard fencing

Interior

• Kitchen: Dishwasher; Gas range; Microwave
• Bedrooms: Total rooms: 7
• Flooring: Carpet; Engineered hardwood; Tile
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating (gas); Central electric air conditioning; Programmable thermostat
• Interior features: Double vanity; Granite counters; Jetted tub; Kitchen/family room combo; Primary bedroom with bath; Pantry; Separate shower; Tub with shower; Ceiling fans; Kitchen/dining combo; Loft; Programmable thermostat
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $499k.

Deal economics

• At list price, monthly cash flow is $-11 ($-134/yr) — negative.
• To cash-flow at today's rent, offer at most $497k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $462k (7.4% below list).
• Recommended offer: $462k (7.4% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $15k 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 17 days — a 2% lower offer ($492k) is reasonable based on typical stale-listing flexibility.

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 $462,157 (7.4% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.93% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.10%
• DSCR: 1.00
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $482,979
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6605 Letein St	0.40mi	3/2.5	2,344 (+2%)	1mo	$550,000	$235	76
1628 Mcdonald St	0.33mi	3/3.5	2,420 (+6%)	1mo	$575,000	$238	70
5908 Kansas St Unit A	0.18mi	3/2.5	2,576 (+12%)	1mo	$639,900	$248	70
5719 Darling St	0.13mi	4/3.0 (+1)	2,537 (+11%)	1mo	$490,000	$193	68
1510 Birdsall St	0.59mi	3/3.5	2,268 (-1%)	1mo	$389,000	$172	66
5410A Nolda St	0.59mi	3/3.5	2,346 (+2%)	1mo	$669,900	$286	64
5310 Larkin St Unit B	0.66mi	3/3.5	2,354 (+3%)	1mo	$399,000	$169	60
2709 Arabelle Grv	0.20mi	4/3.5 (+1)	2,630 (+15%)	0mo	$625,000	$238	57
5540 Nolda St	0.47mi	3/2.5	2,000 (-13%)	1mo	$400,000	$200	56
1506 Birdsall St	0.61mi	3/3.5	2,124 (-7%)	1mo	$425,000	$200	55
5336 Petty St Unit C	0.59mi	3/3.5	2,467 (+8%)	1mo	$449,000	$182	55
1520 Malone St	0.63mi	3/4.0	2,557 (+12%)	1mo	$539,000	$211	44

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: -20.1%
• Equity multiple: 0.32×
• Total profit: $-94,915
• Equity at exit: $74,403

10-year hold

• IRR: -22.1%
• Equity multiple: 0.03×
• Total profit: $-135,094
• Equity at exit: $43,144

Cash invested: $139,720 (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: 9.0×

Monthly cashflow live

• Estimated rent: $4,622 high
• Mortgage (P&I): −$2,617
• Tax from tax record: −$838 /mo · $10,050/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$971
• Net cashflow: $-11

Break-even live

Break-even rent $4,636

Max offer price $497,022

Occupancy floor 95%

Sensitivity live

Price	-10% $271	-5% $130	+0% $-11	+5% $-152	+10% $-294
Rent	-10% $-376	-5% $-194	+0% $-11	+5% $171	+10% $354
Rate	-1.0pp $240	-0.5pp $116	base $-11	+0.5pp $-140	+1.0pp $-272

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: $124,750
• Closing costs: $14,970
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5732 Darling St Unit 1056419P Houston, TX	3.0	3.5	2400	$7,771	$3.24	45d	1	0.06mi
5620 Petty St Unit 1019538P Houston, TX	4.0	3.5	2884	$16,259	$5.64	23d	1	0.24mi
5620 Petty St Houston, TX	4.0	3.5	2891	$8,750	$3.03	45d	1	0.24mi
5530 Kiam St Unit 1019540P Houston, TX	4.0	2.5	2680	$15,799	$5.90	45d	1	0.34mi
5530 Kiam St Houston, TX	4.0	2.5	2688	$9,750	$3.63	45d	1	0.34mi
2103 Radcliffe St Unit 1225772P Houston, TX	3.0	2.0	1797	$4,729	$2.63	9d	1	0.42mi
2210 Radcliffe St Houston, TX	3.0	3.5	2066	$2,716	$1.31	9d	1	0.43mi
5427 Kansas St Houston, TX	3.0	4.0	2156	$2,700	$1.25	45d	1	0.47mi
543 T C Jester Blvd Unit 1225766P Houston, TX	3.0	3.5	2389	$5,557	$2.33	1d	1	0.52mi
5811 Maxie St Houston, TX	3.0	3.5	2226	$3,000	$1.35	45d	1	0.56mi
5336 Darling St Unit 1225767P Houston, TX	3.0	3.0	2292	$5,997	$2.62	1d	1	0.58mi
3001 W 11th St Houston, TX	3.0	1.0–2.0	1031	$4,533	$4.40	0d	50	0.63mi
5235 Petty St Unit B Houston, TX	3.0	2.5	2532	$3,000	$1.18	45d	1	0.69mi
5610 Schuler St Houston, TX	3.0	3.5	2614	$3,111	$1.19	7d	1	0.70mi
929 Westcott St Houston, TX	1.0–3.0	1.0–3.0	1375	$9,263	$6.74	1d	21	0.71mi
920 Westcott St Houston, TX	1.0–2.0	1.0–2.0	1175	$3,306	$2.81	0d	28	0.71mi
5108 Larkin St Houston, TX	3.0	3.5	2108	$2,850	$1.35	46d	1	0.84mi
5305 Nett St Unit A Houston, TX	3.0	3.5	2104	$2,950	$1.40	26d	1	0.88mi
5237 Center St Houston, TX	3.0	3.0	2284	$2,995	$1.31	45d	1	0.95mi
4917 Nolda St Houston, TX	3.0	3.5	1764	$5,000	$2.83	26d	1	0.98mi
4510 Inker St Houston, TX	4.0	4.0	2293	$4,500	$1.96	45d	1	1.26mi
4608 Nett St Houston, TX	3.0	4.0	2261	$3,750	$1.66	45d	1	1.28mi
1306 Dian St Houston, TX	4.0	2.5	2151	$3,250	$1.51	1d	1	1.28mi
4508 Maxie St Unit B Houston, TX	3.0	1.0	1700	$3,003	$1.77	16d	1	1.28mi
4311 Marina St Houston, TX	3.0	4.0	2328	$3,599	$1.55	45d	1	1.36mi
1723 W 14th St Unit B Houston, TX	3.0	3.5	2373	$3,400	$1.43	22d	1	1.37mi
4444 Center St Houston, TX	3.0	3.0	2121	$3,200	$1.51	45d	1	1.40mi
1126 W 16th St Houston, TX	3.0	4.0	2494	$4,295	$1.72	45d	1	1.41mi
5201 Memorial Dr Houston, TX	1.0–2.0	1.0–2.5	1071	$3,361	$3.14	0d	16	1.48mi

Listing history 11 events

1. 2026-06-21
   pricedays on market $499,000 Active 17 DOM
2. 2026-06-18
   days on market $519,000 Active 14 DOM
3. 2026-06-17
   days on market $519,000 Active 13 DOM
4. 2026-06-16
   days on market $519,000 Active 12 DOM
5. 2026-06-15
   days on market $519,000 Active 11 DOM
6. 2026-06-13
   days on market $519,000 Active 9 DOM
7. 2026-06-09
   days on market $519,000 Active 5 DOM
8. 2026-06-08
   days on market $519,000 Active 4 DOM
9. 2026-06-07
   days on market $519,000 Active 3 DOM
10. 2026-06-04
    remarks 639-char remark
11. 2026-06-04
    listed $519,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $10,050 · $838/mo
• Projected year-2 tax: $10,050 · $838/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) · 24% 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: $55,459
• − Mortgage interest: −$27,952
• − Property taxes: −$10,050
• − Insurance: −$2,495
• − Repairs & maintenance: −$4,437
• − Management: −$4,437
• − Depreciation: −$14,516
• Taxable loss: −$8,428
• Est. tax savings @ 24.0%: +$2,023
• After-tax cash flow: $1,888/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

3 events — show timeline

• 2026-06-04 Listed $519,000 HARMLS
• 2020-12-15 Sold (Public Records) — Public Records
• 2013-04-16 Sold (Public Records) — Public Records

Property tax history

+5.3%/yr

Latest (2025): $10,050 · -0.7% YoY. Source: county tax records.