5540 Nolda St · Houston, TX 77007

$400,000

3 bd · 2.5 ba · 2,000 sqft · SingleFamily public records · 8 Days on market

Built 2008 2,103 sqft lot $200/sqft · at area comps Est $416k · at est. $83/mo HOA · 2% 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 +11.5/30.0
• ARV discount +9.2/15.0
• 1% rule +4.3/10.0
• Livability +3.7/5.0
• DSCR +3.4/10.0
• 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

NO FLOODING! Stunning townhome located in a gated community, featuring 3 bedrooms, 2.5 baths, a beautiful gourmet kitchen with granite counters, stainless steel appliances, crown molding, hand scraped hardwood floors, and recent carpet. Conveniently located less than 15 minutes away from Downtown and in the desirable Rice Military/Washington Avenue area. This gorgeous townhome is sure to sell fast so do not miss the opportunity to see it!

Key facts

• Quartz countertops
• Double ovens
• Gas range

Tags

• GAS RANGE
• DOUBLE OVENS
• CUSTOM PULL-OUT PANTRY
• QUARTZ COUNTERTOPS
• UNDER CABINET LIGHTING
• HERRINGBONE MARBLE BACKSPLASH

Property features AI

Finance

• HOA & community: Nolda HOA with controlled access; Annual association fee of $995

Exterior

• Parking: Attached 2-car garage; Additional parking; Driveway; Garage with door opener; Electric gate
• Security: Controlled access; Security gate; Prewired for security; Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Residential property; Faces west; Entry on first level
• Construction: Built in 2008; Cement siding and stucco exterior; Composition roof; Slab foundation
• Exterior features: Fenced private yard; Back yard fencing; Subdivision lot; Concrete road surface

Interior

• Kitchen: Double oven; Dishwasher; Free-standing range; Disposal; Gas oven; Gas range; Microwave; Wine refrigerator
• Bedrooms: Primary bedroom on second level (16 x 14); Bedroom on second level (13 x 10); Bedroom on second level (12 x 10)
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom; Primary bathroom located on second level
• Heating & cooling: Central heating (gas); Central air (electric)
• Interior features: Breakfast bar; Crown molding; Dry bar; Double vanity; High ceilings; Jetted tub; Kitchen island; Kitchen/family room combo; Pots & pan drawers; Pantry; Quartz counters; Separate shower; Tub/shower; Window treatments; Ceiling fan(s); Living/dining room
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup; Utility room (first level, 5 x 3)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $-134 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $376k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $373k (6.7% below list).
• Recommended offer: $373k (6.7% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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); Lamar H S (math 38% / reading 65%, grade D+, #478 of 1,632 statewide, top 29%, 3,125 students, 49% FRL) — zoned schools average 50% FRL vs 71% district-wide (21 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 49% at this address vs 31% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the Houston ISD average implies; a family-tenant draw the district grade alone would hide.
• 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 16d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 31% 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 $12k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 $373,164 (6.7% 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. 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: 0.93% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.44%
• DSCR: 0.94
• GRM: 8.9

CMA / ARV

• ARV (median comp): $415,704
• List price: $400,000
• Delta: -3.78%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5540 Nolda St	0.00mi	3/2.5	2,000 (0%)	1mo	$400,000	$200	100
1506 Birdsall St	0.15mi	3/3.5	2,124 (+6%)	1mo	$425,000	$200	78
5337 Larkin St	0.27mi	3/2.5	2,157 (+8%)	2mo	$599,000	$278	73
5817 Darling St Unit D	0.47mi	3/2.5	2,041 (+2%)	2mo	$400,000	$196	73
5307 Nett St Unit C	0.43mi	3/3.5	2,104 (+5%)	1mo	$399,900	$190	67
1510 Birdsall St	0.14mi	3/3.5	2,268 (+13%)	1mo	$389,000	$172	66
5228 Schuler St	0.47mi	3/3.5	1,926 (-4%)	2mo	$495,000	$257	66
2115 Cohn St	0.18mi	3/3.5	2,287 (+14%)	2mo	$449,990	$197	62
5903 Petty St Unit F	0.57mi	3/2.5	2,164 (+8%)	2mo	$505,000	$233	59
6313 Chelsea Falls Ln	0.71mi	3/3.5	2,050 (+2%)	2mo	$445,000	$217	57
5821 Washington Ave	0.39mi	3/2.5	1,714 (-14%)	1mo	$390,000	$228	57
5976 Kansas St	0.72mi	3/4.5	1,978 (-1%)	1mo	$359,000	$181	55

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: -22.4%
• Equity multiple: 0.25×
• Total profit: $-84,062
• Equity at exit: $59,641

10-year hold

• IRR: -28.4%
• Equity multiple: -0.12×
• Total profit: $-125,464
• Equity at exit: $34,585

Cash invested: $112,000 (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: 8.9×

Monthly cashflow live

• Estimated rent: $3,732 high
• Mortgage (P&I): −$2,098
• Tax from tax record: −$735 /mo · $8,821/yr
• Insurance: −$167
• HOA: −$83
• Vacancy / Maint / Mgmt: −$784
• Net cashflow: $-134

Break-even live

Break-even rent $3,902

Max offer price $376,256

Occupancy floor 99%

Sensitivity live

Price	-10% $92	-5% $-21	+0% $-134	+5% $-248	+10% $-361
Rent	-10% $-429	-5% $-282	+0% $-134	+5% $13	+10% $160
Rate	-1.0pp $67	-0.5pp $-33	base $-134	+0.5pp $-238	+1.0pp $-344

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5811 Maxie St Houston, TX	3.0	3.5	2226	$3,000	$1.35	45d	1	0.15mi
2103 Radcliffe St Unit 1225772P Houston, TX	3.0	2.0	1797	$4,729	$2.63	9d	1	0.18mi
2210 Radcliffe St Houston, TX	3.0	3.5	2066	$2,716	$1.31	9d	1	0.25mi
5610 Schuler St Houston, TX	3.0	3.5	2614	$3,111	$1.19	6d	1	0.26mi
5620 Petty St Houston, TX	4.0	3.5	2891	$8,750	$3.03	45d	1	0.35mi
5620 Petty St Unit 1019538P Houston, TX	4.0	3.5	2884	$16,259	$5.64	23d	1	0.35mi
5336 Darling St Unit 1225767P Houston, TX	3.0	3.0	2292	$5,997	$2.62	0d	1	0.35mi
920 Westcott St Houston, TX	1.0–2.0	1.0–2.0	1175	$3,306	$2.81	0d	28	0.37mi
5530 Kiam St Houston, TX	4.0	2.5	2688	$9,750	$3.63	45d	1	0.38mi
5530 Kiam St Unit 1019540P Houston, TX	4.0	2.5	2680	$15,799	$5.90	45d	1	0.38mi
5454 Washington Ave Unit 5487 Houston, TX	3.0	2.0	1444	$2,726	$1.89	12d	1	0.40mi
5454 Washington Ave Unit 525 Houston, TX	3.0	2.0	1444	$2,686	$1.86	0d	1	0.40mi
5732 Darling St Unit 1056419P Houston, TX	3.0	3.5	2400	$7,771	$3.24	45d	1	0.40mi
5427 Kansas St Houston, TX	3.0	4.0	2156	$2,700	$1.25	45d	1	0.40mi
543 T C Jester Blvd Unit 1225766P Houston, TX	3.0	3.5	2389	$5,557	$2.33	0d	1	0.42mi
5305 Nett St Unit A Houston, TX	3.0	3.5	2104	$2,950	$1.40	25d	1	0.43mi
929 Westcott St Houston, TX	1.0–3.0	1.0–3.0	1375	$9,263	$6.74	0d	21	0.43mi
5235 Petty St Unit B Houston, TX	3.0	2.5	2532	$3,000	$1.18	45d	1	0.45mi
5237 Center St Houston, TX	3.0	3.0	2284	$2,995	$1.31	45d	1	0.50mi
5108 Larkin St Houston, TX	3.0	3.5	2108	$2,850	$1.35	45d	1	0.54mi
4917 Nolda St Houston, TX	3.0	3.5	1764	$5,000	$2.83	25d	1	0.58mi
4608 Nett St Houston, TX	3.0	4.0	2261	$3,750	$1.66	45d	1	0.84mi
4510 Inker St Houston, TX	4.0	4.0	2293	$4,500	$1.96	45d	1	0.86mi
4508 Maxie St Unit B Houston, TX	3.0	1.0	1700	$3,003	$1.77	16d	1	0.87mi
4444 Center St Houston, TX	3.0	3.0	2121	$3,200	$1.51	45d	1	0.96mi
4311 Marina St Houston, TX	3.0	4.0	2328	$3,599	$1.55	45d	1	0.97mi
5359 Memorial Dr Houston, TX	3.0	2.0	1478	$2,562	$1.73	45d	1	1.03mi
3001 W 11th St Houston, TX	3.0	1.0–2.0	1031	$4,533	$4.40	0d	50	1.06mi
5201 Memorial Dr Houston, TX	1.0–2.0	1.0–2.5	1071	$3,361	$3.14	0d	17	1.06mi
1221 Bonner St Houston, TX	3.0	3.5	2252	$3,200	$1.42	45d	1	1.11mi
5353 Memorial Dr Houston, TX	1.0–3.0	1.0–2.5	1118	$3,095	$2.77	3d	19	1.12mi
4307 Feagan St Unit A Houston, TX	3.0	4.0	2412	$3,590	$1.49	0d	1	1.25mi
3990 Washington Ave Houston, TX	1.0–2.0	1.0–2.0	1112	$2,478	$2.23	0d	44	1.31mi
525 Yale St Houston, TX	2.0	1.0–2.0	1017	$3,295	$3.24	0d	41	1.34mi
1306 Dian St Houston, TX	4.0	2.5	2151	$3,250	$1.51	0d	1	1.35mi
655 Yale St Houston, TX	2.0	1.0–2.0	978	$2,857	$2.92	0d	36	1.39mi
1723 W 14th St Unit B Houston, TX	3.0	3.5	2373	$3,400	$1.43	22d	1	1.45mi
707 Marston St Unit 510 Houston, TX	3.0	2.0	2310	$12,474	$5.40	0d	1	1.46mi
320 Jackson Hill St Houston, TX	1.0–3.0	1.0–2.0	1110	$3,092	$2.79	0d	23	1.48mi

HOA detail

• Monthly dues: $83 · $996/yr
• Likely covers: security

Listing history 9 events

1. 2026-05-13
   status Pending 1010-char remark
2. 2026-05-05
   listed $400,000 Active 1010-char remark
3. 2017-11-03
   soldstatus Sold 442-char remark

   Show marketing remark (442 chars)

   NO FLOODING! Stunning townhome located in a gated community, featuring 3 bedrooms, 2.5 baths, a beautiful gourmet kitchen with granite counters, stainless steel appliances, crown molding, hand scraped hardwood floors, and recent carpet. Conveniently located less than 15 minutes away from Downtown and in the desirable Rice Military/Washington Avenue area. This gorgeous townhome is sure to sell fast so do not miss the opportunity to see it!

4. 2017-11-03
   soldstatus

   Show marketing remark (442 chars)

   NO FLOODING! Stunning townhome located in a gated community, featuring 3 bedrooms, 2.5 baths, a beautiful gourmet kitchen with granite counters, stainless steel appliances, crown molding, hand scraped hardwood floors, and recent carpet. Conveniently located less than 15 minutes away from Downtown and in the desirable Rice Military/Washington Avenue area. This gorgeous townhome is sure to sell fast so do not miss the opportunity to see it!

5. 2017-10-20
   status Pending 442-char remark

   Show marketing remark (442 chars)

   NO FLOODING! Stunning townhome located in a gated community, featuring 3 bedrooms, 2.5 baths, a beautiful gourmet kitchen with granite counters, stainless steel appliances, crown molding, hand scraped hardwood floors, and recent carpet. Conveniently located less than 15 minutes away from Downtown and in the desirable Rice Military/Washington Avenue area. This gorgeous townhome is sure to sell fast so do not miss the opportunity to see it!

6. 2017-10-10
   status Option Pending 442-char remark

   Show marketing remark (442 chars)

   NO FLOODING! Stunning townhome located in a gated community, featuring 3 bedrooms, 2.5 baths, a beautiful gourmet kitchen with granite counters, stainless steel appliances, crown molding, hand scraped hardwood floors, and recent carpet. Conveniently located less than 15 minutes away from Downtown and in the desirable Rice Military/Washington Avenue area. This gorgeous townhome is sure to sell fast so do not miss the opportunity to see it!

7. 2017-09-22
   listed $370,000 Active 442-char remark

   Show marketing remark (442 chars)

   NO FLOODING! Stunning townhome located in a gated community, featuring 3 bedrooms, 2.5 baths, a beautiful gourmet kitchen with granite counters, stainless steel appliances, crown molding, hand scraped hardwood floors, and recent carpet. Conveniently located less than 15 minutes away from Downtown and in the desirable Rice Military/Washington Avenue area. This gorgeous townhome is sure to sell fast so do not miss the opportunity to see it!

8. 2009-04-15
   historical
9. 2008-08-05
   listed $299,900

ⓘ 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: $8,821 · $735/mo
• Projected year-2 tax: $8,821 · $735/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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 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: $44,780
• − Mortgage interest: −$22,406
• − Property taxes: −$8,821
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,582
• − Management: −$3,582
• − HOA: −$996
• − Depreciation: −$11,636
• Taxable loss: −$8,245
• Est. tax savings @ 24.0%: +$1,979
• After-tax cash flow: $366/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

+33.4% since first listed

11 events — show timeline

• 2026-06-03 Sold (Public Records) — Public Records
• 2026-06-03 Sold (MLS) — HARMLS
• 2026-05-13 Pending — HARMLS
• 2026-05-05 Listed $400,000 HARMLS
• 2017-11-03 Sold (Public Records) — Public Records
• 2017-11-03 Sold (MLS) — HARMLS
• 2017-10-20 Pending — HARMLS
• 2017-10-10 Pending — HARMLS
• 2017-09-22 Listed $370,000 HARMLS
• 2009-04-15 Listing Removed — HARMLS
• 2008-08-05 Listed $299,900 HARMLS

Property tax history

+5.7%/yr

Latest (2025): $8,821 · +9.3% YoY. Source: county tax records.