5525 Petty St Unit A · Houston, TX 77007

$433,989

3 bd · 3.5 ba · 2,173 sqft · SingleFamily public records · 38 Days on market

Built 2014 2,500 sqft lot $200/sqft · 14% below area Est $507k · 14% under

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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).

• ARV discount +13.9/15.0
• Cash flow +13.6/30.0
• 1% rule +5.0/10.0
• DSCR +4.1/10.0
• 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

Experience Modern Living in the Heart of Houston's sought after Cottage Grove, Located just minutes from Houston's hottest restaurants, coffee shops and boutique shopping near The Heights, Memorial Park and Washington Corridor! This beautifully updated 3 story Home offers 3 spacious bedrooms & 3.5 Bathrooms, an open concept design perfect for both entertaining and everyday living! Updated Kitchen is open to the Family room and Dining Area and are on the Second floor while bedrooms are on the First & Third floors! Enjoy the many local gems throughout the neighborhood and the easy access to Downtown, 610, I10, Galleria Area & more! Call us to view this HOME and experience l

Key facts

• Galleria area
• Open concept design
• Updated kitchen

Tags

• UPDATED KITCHEN
• OPEN CONCEPT DESIGN
• EASY ACCESS TO DOWNTOWN
• GALLERIA AREA

Property features AI

Finance

• HOA & community: Curbs and gutters in the community

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Residential property; Full ownership; Slab foundation
• Construction: Built in 2014; Cement siding; Composition roof; Slab foundation
• Exterior features: Corner lot; Concrete road surface; Smoke detectors

Interior

• Kitchen: Dishwasher; Electric oven; Gas cooktop; Microwave; Wall oven; Garbage disposal; Pantry; Granite countertops; Breakfast bar
• Bedrooms: Primary bedroom on third level (approximately 15 x 15); Bedroom on third level (approximately 17 x 13); Bedroom on first level (approximately 11 x 10)
• Flooring: Carpet; Tile; Wood
• Bathrooms: 3 full bathrooms; 1 half bathroom; Primary bathroom on third level
• Heating & cooling: Central heating (gas); Central electric air conditioning; Programmable thermostat; Energy-efficient HVAC and thermostat
• Interior features: Breakfast bar; Double vanity; Entrance foyer; Granite counters; Kitchen/family room combo; Bath in primary bedroom; Pantry; Soaking tub; Separate shower; Tub/shower combination; Window treatments; Ceiling fans; Living/dining room layout; Programmable thermostat; Low emissivity windows; Window coverings
• Laundry & utility: Utility room on second level (approximately 8 x 6)

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $434k.

Deal economics

• At list price, monthly cash flow is $28 ($331/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $434k).
• Recommended offer: $421k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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); 651 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 36% 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 38 days — a 3% lower offer ($421k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y 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

• Watch-outs: property tax is 2.6% of price.
• 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 $420,969 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.00% ✓
• Cap rate: 6.37%
• Cash-on-cash: 0.27%
• DSCR: 1.01
• GRM: 8.3

CMA / ARV

• ARV (median comp): $506,576
• List price: $433,989
• Delta: -14.33%
• 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
1506 Birdsall St	0.41mi	3/3.5	2,124 (-2%)	1mo	$425,000	$200	76
1510 Birdsall St	0.40mi	3/3.5	2,268 (+4%)	1mo	$389,000	$172	73
5410A Nolda St	0.31mi	3/3.5	2,346 (+8%)	1mo	$669,900	$286	72
5310 Larkin St Unit B	0.29mi	3/3.5	2,354 (+8%)	1mo	$399,000	$169	72
5903 Petty St Unit F	0.48mi	3/2.5	2,164 (-0%)	2mo	$505,000	$233	72
5540 Nolda St	0.27mi	3/2.5	2,000 (-8%)	1mo	$400,000	$200	70
5336 Petty St Unit C	0.22mi	3/3.5	2,467 (+14%)	1mo	$449,000	$182	66
5734 Petty St	0.30mi	3/3.5	2,448 (+13%)	2mo	$545,000	$223	64
1628 Mcdonald St	0.36mi	3/3.5	2,420 (+11%)	0mo	$575,000	$238	64
5307 Nett St Unit C	0.66mi	3/3.5	2,104 (-3%)	1mo	$399,900	$190	63
5976 Kansas St	0.60mi	3/4.5	1,978 (-9%)	1mo	$359,000	$181	52
6605 Letein St	0.69mi	3/2.5	2,344 (+8%)	1mo	$550,000	$235	50

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: -19.7%
• Equity multiple: 0.33×
• Total profit: $-80,980
• Equity at exit: $64,709

10-year hold

• IRR: -22.1%
• Equity multiple: 0.04×
• Total profit: $-116,162
• Equity at exit: $37,523

Cash invested: $121,517 (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: 8.3×

Monthly cashflow live

• Estimated rent: $4,343 high
• Mortgage (P&I): −$2,276
• Tax from tax record: −$946 /mo · $11,358/yr
• Insurance: −$181
• HOA: −$0
• Vacancy / Maint / Mgmt: −$912
• Net cashflow: $28

Break-even live

Break-even rent $4,308

Max offer price $433,989

Occupancy floor 94%

Sensitivity live

Price	-10% $273	-5% $150	+0% $28	+5% $-95	+10% $-218
Rent	-10% $-315	-5% $-144	+0% $28	+5% $199	+10% $371
Rate	-1.0pp $246	-0.5pp $138	base $28	+0.5pp $-85	+1.0pp $-199

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: $108,497
• Closing costs: $13,020
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2210 Radcliffe St Houston, TX	3.0	3.5	2066	$2,716	$1.31	8d	1	0.07mi
5530 Kiam St Unit 1019540P Houston, TX	4.0	2.5	2680	$15,799	$5.90	44d	1	0.11mi
5530 Kiam St Houston, TX	4.0	2.5	2688	$9,750	$3.63	44d	1	0.11mi
2103 Radcliffe St Unit 1225772P Houston, TX	3.0	2.0	1797	$4,729	$2.63	8d	1	0.11mi
5620 Petty St Houston, TX	4.0	3.5	2891	$8,750	$3.03	44d	1	0.13mi
5620 Petty St Unit 1019538P Houston, TX	4.0	3.5	2884	$16,259	$5.64	23d	1	0.13mi
5427 Kansas St Houston, TX	3.0	4.0	2156	$2,700	$1.25	44d	1	0.15mi
543 T C Jester Blvd Unit 1225766P Houston, TX	3.0	3.5	2389	$5,557	$2.33	0d	1	0.19mi
5336 Darling St Unit 1225767P Houston, TX	3.0	3.0	2292	$5,997	$2.62	0d	1	0.22mi
5732 Darling St Unit 1056419P Houston, TX	3.0	3.5	2400	$7,771	$3.24	44d	1	0.30mi
5235 Petty St Unit B Houston, TX	3.0	2.5	2532	$3,000	$1.18	44d	1	0.33mi
5811 Maxie St Houston, TX	3.0	3.5	2226	$3,000	$1.35	44d	1	0.43mi
5108 Larkin St Houston, TX	3.0	3.5	2108	$2,850	$1.35	45d	1	0.48mi
5610 Schuler St Houston, TX	3.0	3.5	2614	$3,111	$1.19	6d	1	0.52mi
5454 Washington Ave Unit 525 Houston, TX	3.0	2.0	1444	$2,686	$1.86	0d	1	0.64mi
5454 Washington Ave Unit 5487 Houston, TX	3.0	2.0	1444	$2,726	$1.89	12d	1	0.64mi
4917 Nolda St Houston, TX	3.0	3.5	1764	$5,000	$2.83	25d	1	0.64mi
920 Westcott St Houston, TX	1.0–2.0	1.0–2.0	1175	$3,306	$2.81	0d	28	0.65mi
5305 Nett St Unit A Houston, TX	3.0	3.5	2104	$2,950	$1.40	25d	1	0.65mi
929 Westcott St Houston, TX	1.0–3.0	1.0–3.0	1375	$9,263	$6.74	0d	21	0.69mi
5237 Center St Houston, TX	3.0	3.0	2284	$2,995	$1.31	44d	1	0.72mi
3001 W 11th St Houston, TX	3.0	1.0–2.0	1031	$4,533	$4.40	0d	50	0.85mi
4510 Inker St Houston, TX	4.0	4.0	2293	$4,500	$1.96	44d	1	0.91mi
4508 Maxie St Unit B Houston, TX	3.0	1.0	1700	$3,003	$1.77	16d	1	0.94mi
4608 Nett St Houston, TX	3.0	4.0	2261	$3,750	$1.66	44d	1	0.96mi
4311 Marina St Houston, TX	3.0	4.0	2328	$3,599	$1.55	44d	1	1.01mi
4444 Center St Houston, TX	3.0	3.0	2121	$3,200	$1.51	44d	1	1.08mi
1306 Dian St Houston, TX	4.0	2.5	2151	$3,250	$1.51	0d	1	1.09mi
1723 W 14th St Unit B Houston, TX	3.0	3.5	2373	$3,400	$1.43	21d	1	1.19mi
1221 Bonner St Houston, TX	3.0	3.5	2252	$3,200	$1.42	44d	1	1.20mi
1332 Dorothy St Houston, TX	3.0	3.5	2980	$6,500	$2.18	23d	1	1.28mi
5359 Memorial Dr Houston, TX	3.0	2.0	1478	$2,562	$1.73	44d	1	1.30mi
525 Yale St Houston, TX	2.0	1.0–2.0	1017	$3,295	$3.24	0d	41	1.30mi
5201 Memorial Dr Houston, TX	1.0–2.0	1.0–2.5	1071	$3,361	$3.14	0d	17	1.32mi
655 Yale St Houston, TX	2.0	1.0–2.0	978	$2,857	$2.92	0d	36	1.33mi
1126 W 16th St Houston, TX	3.0	4.0	2494	$4,295	$1.72	44d	1	1.34mi
5353 Memorial Dr Houston, TX	1.0–3.0	1.0–2.5	1118	$3,095	$2.77	3d	19	1.38mi
3990 Washington Ave Houston, TX	1.0–2.0	1.0–2.0	1112	$2,478	$2.23	0d	44	1.42mi
4307 Feagan St Unit A Houston, TX	3.0	4.0	2412	$3,590	$1.49	0d	1	1.42mi

Listing history 30 events

1. 2026-06-21
   days on market $433,989 Active 38 DOM
2. 2026-06-18
   days on market $433,989 Active 35 DOM
3. 2026-06-17
   days on market $433,989 Active 34 DOM
4. 2026-06-16
   days on market $433,989 Active 33 DOM
5. 2026-06-15
   days on market $433,989 Active 32 DOM
6. 2026-06-13
   days on market $433,989 Active 30 DOM
7. 2026-06-10
   days on market $433,989 Active 26 DOM
8. 2026-06-08
   days on market $433,989 Active 25 DOM
9. 2026-06-07
   days on market $433,989 Active 24 DOM
10. 2026-06-04
    days on market $433,989 Active 21 DOM
11. 2026-06-01
    days on market $433,989 Active 18 DOM
12. 2026-05-31
    days on market $433,989 Active 17 DOM
13. 2026-05-14
    listed $433,989 Active 738-char remark
14. 2026-04-26
    historical
15. 2025-06-23
    price $435,000
16. 2025-06-17
    status Active
17. 2025-06-13
    status Option Pending
18. 2025-05-27
    listed $445,000 Active
19. 2025-05-20
    historical
20. 2025-04-21
    price $465,000
21. 2025-03-26
    price $479,000
22. 2025-03-16
    price $489,000
23. 2025-02-19
    listed $499,000 Active
24. 2024-12-06
    soldstatus
25. 2024-12-03
    soldstatus
26. 2024-11-25
    soldstatus Sold
27. 2024-08-07
    status Pending
28. 2024-08-05
    listed $310,000 Active
29. 2015-02-21
    historical
30. 2015-01-07
    listed $409,000 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: $11,358 · $946/mo
• Projected year-2 tax: $11,358 · $946/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 8/10 Severe 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: $52,113
• − Mortgage interest: −$24,310
• − Property taxes: −$11,358
• − Insurance: −$2,170
• − Repairs & maintenance: −$4,169
• − Management: −$4,169
• − Depreciation: −$12,625
• Taxable loss: −$6,688
• Est. tax savings @ 24.0%: +$1,605
• After-tax cash flow: $1,936/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

+6.1% since first listed

18 events — show timeline

• 2026-05-14 Listed $433,989 HARMLS
• 2026-04-26 Listing Removed — HARMLS
• 2025-06-23 Price Changed $435,000 HARMLS
• 2025-06-17 Relisted — HARMLS
• 2025-06-13 Pending — HARMLS
• 2025-05-27 Listed $445,000 HARMLS
• 2025-05-20 Listing Removed — HARMLS
• 2025-04-21 Price Changed $465,000 HARMLS
• 2025-03-26 Price Changed $479,000 HARMLS
• 2025-03-16 Price Changed $489,000 HARMLS
• 2025-02-19 Listed $499,000 HARMLS
• 2024-12-06 Sold (Public Records) — Public Records
• 2024-12-03 Sold (Public Records) — Public Records
• 2024-11-25 Sold (MLS) — HARMLS
• 2024-08-07 Pending — HARMLS
• 2024-08-05 Listed $310,000 HARMLS
• 2015-02-21 Listing Removed — HARMLS
• 2015-01-07 Listed $409,000 HARMLS

Property tax history

+1.0%/yr

Latest (2025): $11,358 · +4.6% YoY. Source: county tax records.