5972 Kansas Street St · Houston, TX 77007

$424,900

3 bd · 3.0 ba · 2,371 sqft · SingleFamily public records · 42 Days on market

Built 2005 1,938 sqft lot $179/sqft · 16% below area Est $505k · 16% under $211/mo HOA · 5% of rent

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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 +15.8/30.0
• ARV discount +14.6/15.0
• 1% rule +5.7/10.0
• DSCR +4.9/10.0
• 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

RARE 3-story freestanding townhouse located in highly sought Cottage Grove community. Home has New Roof, Re-finished wood flooring thru 1st floor, New wood staircase, landing and 2nd floor hallway. New interior paint and carpet. This home offers a flexible floor plan with Rare 1st floor living and either 4 bedroom 3 1/2 bath, or 3 bedroom plus spacious third-floor bonus room, complete with private full bath and closet. Ideal for a guest suite, office or media room. The first floor features an inviting living space with travertine tile entry, newly refinished wood floors, triple crown molding, recess lighting, lots of windows and more. The kitchen is well appointed with granite countertop

Key facts

• New wood staircase
• New interior paint
• Private full bath

Tags

• NEW ROOF
• RE-FINISHED WOOD FLOORING
• NEW WOOD STAIRCASE
• NEW INTERIOR PAINT
• PRIVATE FULL BATH
• COZY FENCED BACKYARD

Property features AI

Finance

• Other: Lease considered
• HOA & community: Association managed by King Property Management; Gated community; Association maintains grounds and provides trash service; Annual association fee

Exterior

• Parking: Attached 2-car garage; Garage with door opener; Electric gate
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; Faces west; Built in 2005; Slab foundation
• Construction: Cement siding and stucco exterior; Composition roof
• Exterior features: Balcony; Fenced backyard; Corner lot

Interior

• Kitchen: Dishwasher; Gas cooktop; Gas oven; Disposal; Ice maker; Microwave; Refrigerator
• Bedrooms: Primary bedroom on second level; Additional bedrooms on second level; Total of 4 possible bedrooms
• Flooring: Carpet; Engineered hardwood; Laminate; Tile; Wood
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (gas); Central air (electric)
• Interior features: Balcony; Crown molding; Double vanity; Granite counters; High ceilings; Kitchen/family room combo; Bath in primary bedroom; Multiple staircases; Pantry; Separate shower
• Laundry & utility: Washer and dryer included; Washer hookup; Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $425k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $425k).
• Recommended offer: $412k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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: 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); 646 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 42 days — a 3% lower offer ($412k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y 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: 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 $412,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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. 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: 1.07% ✓
• Cap rate: 6.84%
• Cash-on-cash: 1.95%
• DSCR: 1.09
• GRM: 7.8

CMA / ARV

• ARV (median comp): $505,137
• List price: $424,900
• Delta: -15.88%
• Verdict: UNDERPRICED
• 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	0.18mi	3/2.5	2,344 (-1%)	1mo	$550,000	$235	87
5908 Kansas St Unit A	0.09mi	3/2.5	2,576 (+9%)	0mo	$639,900	$248	79
5734 Petty St	0.31mi	3/3.5	2,448 (+3%)	2mo	$545,000	$223	77
5903 Petty St Unit F	0.18mi	3/2.5	2,164 (-9%)	1mo	$505,000	$233	74
1628 Mcdonald St	0.57mi	3/3.5	2,420 (+2%)	0mo	$575,000	$238	67
5719 Darling St	0.38mi	4/3.0 (+1)	2,537 (+7%)	1mo	$490,000	$193	65
2115 Cohn St	0.58mi	3/3.5	2,287 (-4%)	2mo	$449,990	$197	64
2709 Arabelle Grv	0.30mi	4/3.5 (+1)	2,630 (+11%)	0mo	$625,000	$238	61
6313 Chelsea Falls Ln	0.33mi	3/3.5	2,050 (-14%)	2mo	$445,000	$217	58
3507 Ridgeway Valley Ln	0.72mi	3/3.5	2,458 (+4%)	2mo	$749,000	$305	57
1027 Golden Nectar Ln	0.54mi	3/3.5	2,628 (+11%)	1mo	$810,000	$308	54
3510 Huntsford Dr	0.74mi	3/2.5	2,596 (+10%)	1mo	$610,000	$235	47

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: -17.1%
• Equity multiple: 0.42×
• Total profit: $-69,547
• Equity at exit: $63,354

10-year hold

• IRR: -17.2%
• Equity multiple: 0.20×
• Total profit: $-94,886
• Equity at exit: $36,738

Cash invested: $118,972 (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: 646
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $4,559 high
• Mortgage (P&I): −$2,228
• Tax from tax record: −$792 /mo · $9,502/yr
• Insurance: −$177
• HOA: −$211
• Vacancy / Maint / Mgmt: −$957
• Net cashflow: $193

Break-even live

Break-even rent $4,314

Max offer price $424,900

Occupancy floor 91%

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: $106,225
• Closing costs: $12,747
• Reserves months: —
• Total cash needed: —

Rent comps 23 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	43d	1	0.34mi
3001 W 11th St Houston, TX	3.0	1.0–2.0	1031	$4,533	$4.40	1d	50	0.44mi
5620 Petty St Unit 1019538P Houston, TX	4.0	3.5	2884	$16,259	$5.64	21d	1	0.49mi
5620 Petty St Houston, TX	4.0	3.5	2891	$8,750	$3.03	43d	1	0.49mi
5530 Kiam St Unit 1019540P Houston, TX	4.0	2.5	2680	$15,799	$5.90	43d	1	0.56mi
5530 Kiam St Houston, TX	4.0	2.5	2688	$9,750	$3.63	43d	1	0.56mi
2210 Radcliffe St Houston, TX	3.0	3.5	2066	$2,716	$1.31	7d	1	0.69mi
2103 Radcliffe St Unit 1225772P Houston, TX	3.0	2.0	1797	$4,729	$2.63	7d	1	0.69mi
5427 Kansas St Houston, TX	3.0	4.0	2156	$2,700	$1.25	43d	1	0.70mi
543 T C Jester Blvd Unit 1225766P Houston, TX	3.0	3.5	2389	$5,222	$2.19	15d	1	0.74mi
5336 Darling St Unit 1225767P Houston, TX	3.0	3.0	2292	$5,570	$2.43	7d	1	0.83mi
5811 Maxie St Houston, TX	3.0	3.5	2226	$3,000	$1.35	43d	1	0.83mi
929 Westcott St Houston, TX	1.0–3.0	1.0–3.0	1375	$9,263	$6.74	3d	22	0.93mi
5235 Petty St Unit B Houston, TX	3.0	2.5	2532	$3,000	$1.18	43d	1	0.94mi
920 Westcott St Houston, TX	1.0–2.0	1.0–2.0	1175	$3,306	$2.81	1d	29	0.95mi
5610 Schuler St Houston, TX	3.0	3.5	2614	$3,111	$1.19	5d	1	0.97mi
5108 Larkin St Houston, TX	3.0	3.5	2108	$2,850	$1.35	44d	1	1.10mi
5305 Nett St Unit A Houston, TX	3.0	3.5	2104	$2,950	$1.40	24d	1	1.15mi
5237 Center St Houston, TX	3.0	3.0	2284	$2,995	$1.31	43d	1	1.23mi
4917 Nolda St Houston, TX	3.0	3.5	1764	$5,000	$2.83	24d	1	1.25mi
1126 W 16th St Houston, TX	3.0	4.0	2494	$4,295	$1.72	43d	1	1.38mi
1723 W 14th St Unit B Houston, TX	3.0	3.5	2373	$3,400	$1.43	20d	1	1.42mi
2718 Katri Way Houston, TX	3.0	2.5	1965	$3,326	$1.69	2d	11	1.45mi

HOA detail

• Monthly dues: $211 · $2,532/yr

Listing history 23 events

1. 2026-06-18
   days on market $424,900 Active 42 DOM
2. 2026-06-17
   days on market $424,900 Active 41 DOM
3. 2026-06-16
   days on market $424,900 Active 40 DOM
4. 2026-06-16
   price $424,900 Active 39 DOM
5. 2026-06-15
   days on market $435,000 Active 39 DOM
6. 2026-06-13
   days on market $435,000 Active 37 DOM
7. 2026-06-10
   days on market $435,000 Active 33 DOM
8. 2026-06-08
   days on market $435,000 Active 32 DOM
9. 2026-06-07
   days on market $435,000 Active 31 DOM
10. 2026-06-04
    days on market $435,000 Active 28 DOM
11. 2026-06-01
    days on market $435,000 Active 25 DOM
12. 2026-05-31
    days on market $435,000 Active 24 DOM
13. 2026-05-07
    listed $435,000 Active 981-char remark
14. 2026-04-03
    historical $3,000
15. 2026-04-03
    historical
16. 2026-03-07
    listed $469,000 Active
17. 2026-03-05
    listed $3,000
18. 2012-06-08
    historical
19. 2012-02-13
    listed $269,000
20. 2008-10-25
    historical
21. 2008-09-25
    listed $285,900
22. 2008-07-24
    historical
23. 2008-06-30
    listed $289,900

ⓘ 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: $9,502 · $792/mo
• Projected year-2 tax: $9,502 · $792/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 1/10 Low FEMA zone X (unshaded) · 0% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $54,704
• − Mortgage interest: −$23,801
• − Property taxes: −$9,502
• − Insurance: −$2,124
• − Repairs & maintenance: −$4,376
• − Management: −$4,376
• − HOA: −$2,532
• − Depreciation: −$12,361
• Taxable loss: −$4,369
• Est. tax savings @ 24.0%: +$1,049
• After-tax cash flow: $3,367/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

+46.6% since first listed

12 events — show timeline

• 2026-06-16 Price Changed $424,900 HARMLS
• 2026-05-07 Listed $435,000 HARMLS
• 2026-04-03 Rental Removed $3,000 HARMLS
• 2026-04-03 Listing Removed — HARMLS
• 2026-03-07 Listed $469,000 HARMLS
• 2026-03-05 Listed for Rent $3,000 HARMLS
• 2012-06-08 Listing Removed — HARMLS
• 2012-02-13 Listed $269,000 HARMLS
• 2008-10-25 Listing Removed — HARMLS
• 2008-09-25 Listed $285,900 HARMLS
• 2008-07-24 Listing Removed — HARMLS
• 2008-06-30 Listed $289,900 HARMLS

Property tax history

+6.2%/yr

Latest (2025): $9,502 · +4.6% YoY. Source: county tax records.