5803 Haight St Unit B · Houston, TX 77028

$274,000

3 bd · 2.5 ba · 1,627 sqft · Land · 14 Days on market

Built 2026 3,249 sqft lot

---

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 +10.3/30.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• DSCR +2.9/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +1.9/10.0

Listing remarks

Move-in Ready! Welcome to 5803 Haight St Unit B — a brand-new townhome offering 3 beds, 2.5 baths, and modern design just minutes from the 610 Loop. Step inside to an open-concept layout with high ceilings, wood-style flooring, and a stunning kitchen featuring quartz counters, stainless steel appliances, and upgraded cabinetry. Upstairs, the spacious primary suite includes a dual-sink vanity and elegant finishes, with two additional bedrooms perfect for guests or a home office. Enjoy a fenced large backyard, 2-car garage, and no HOA — all at a competitive $274K price point. Located in a central area that’s seeing exciting new development, this home blends comfort, style, a

Key facts

• 3,249 sq ft lot
• 2 garage spots
• Built 2026

Property features AI

Finance

• Other: Builder: Tanava Construction LLC; Living area approximately 1,627; Lot dimensions approximately 130x25 (about 3,250 sq ft)
• Financial info: Lease not considered

Exterior

• Parking: Attached garage; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Residential property; New construction (2026); East-facing; Slab foundation
• Construction: Brick and cement siding exterior; Built in 2026
• Exterior features: Fully fenced backyard; Back yard fencing; Asphalt road access; Composition roof

Interior

• Kitchen: Dishwasher; Free-standing range; Microwave; Disposal
• Bedrooms: Primary Bedroom (Second level, 18x15); Bedroom (Second level, 13x9); Bedroom (Second level, 11x9)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom; Primary bathroom (Second level, 11x8); Bathroom (First level, 7x4); Bathroom (Second level, 8x5)
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: High ceilings; Kitchen island; Ceiling fan(s); Kitchen/dining combo; Low emissivity windows
• Laundry & utility: Gas dryer hookup

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $274k.

Deal economics

• At list price, monthly cash flow is $-152 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (9.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (31.4% below list).
• Recommended offer: $188k (31.4% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: Elmore El (math 12% / reading 14%, grade F, #4,152 of 4,322 statewide, top 96%, 532 students, 99% FRL); Key Middle (math 10% / reading 20%, grade F, #1,569 of 1,662 statewide, top 95%, 615 students, 100% FRL); Kashmere H S (math 14% / reading 22%, grade F, #1,445 of 1,632 statewide, top 89%, 725 students, 96% FRL) — zoned schools average 98% FRL vs 71% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 15% at this address vs 31% district-wide (-16 pts) — the specific schools serving this property underperform the Houston ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.6%/yr); 355 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $1,879/mo this rent would consume 59% of the median local household income ($38k/yr) (locally 1177% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $16k of equity ($2k loan paydown + $14k appreciation (5.2% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $187,899 (31.4% 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: 0.69% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.38%
• DSCR: 0.89
• GRM: 12.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.25% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 10.5%
• Equity multiple: 1.67×
• Total profit: $51,676
• Equity at exit: $159,366

10-year hold

• IRR: 10.9%
• Equity multiple: 3.00×
• Total profit: $153,221
• Equity at exit: $278,491

Cash invested: $76,720 (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 77028

• Home prices YoY: 2.0%
• Rents YoY: -1.6%
• Active inventory: 355
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,879 high
• Mortgage (P&I): −$1,437
• Tax from tax record: −$85 /mo · $1,026/yr
• Insurance: −$114
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $-152

Break-even live

Break-even rent $2,072

Max offer price $247,127

Occupancy floor —

Sensitivity live

Price	-10% $3	-5% $-75	+0% $-152	+5% $-230	+10% $-307
Rent	-10% $-301	-5% $-226	+0% $-152	+5% $-78	+10% $-4
Rate	-1.0pp $-14	-0.5pp $-82	base $-152	+0.5pp $-223	+1.0pp $-295

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: $68,500
• Closing costs: $8,220
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5415 Bacher St Unit A Houston, TX	3.0	2.5	1540	$2,350	$1.53	26d	1	0.32mi
5415 Bacher St Unit A Houston, TX	3.0	2.5	1540	$2,350	$1.53	45d	1	0.32mi
8161 Tate St Houston, TX	3.0	3.0	2184	$1,850	$0.85	45d	1	0.33mi
8119 Saint Louis St Houston, TX	3.0	2.0	1090	$1,349	$1.24	45d	1	0.37mi
8117 Saint Louis St Houston, TX	3.0	2.0	1090	$1,335	$1.22	24d	1	0.37mi
8135 Chateau St Houston, TX	3.0	3.0	1610	$1,645	$1.02	13d	1	0.41mi
8158 Sunbury St Houston, TX	3.0	2.5	1300	$1,525	$1.17	26d	1	0.47mi
5426 E Houston Rd Unit A Houston, TX	3.0	2.5	1608	$1,675	$1.04	1d	1	0.48mi
7956 Bonaire St Unit B Houston, TX	3.0	2.5	1498	$2,150	$1.44	45d	1	0.48mi
7956 Bonaire St Unit A Houston, TX	3.0	2.5	1498	$2,050	$1.37	1d	1	0.48mi
7839 Sandy St Houston, TX	3.0	2.0	1300	$1,575	$1.21	1d	1	0.57mi
5217 E Houston Rd Unit A Houston, TX	3.0	2.5	1608	$1,700	$1.06	1d	1	0.58mi
7966 Henson St Unit B Houston, TX	3.0	2.0	1608	$1,410	$0.88	45d	1	0.66mi
7947 Henson St Houston, TX	3.0	2.0	1090	$1,349	$1.24	7d	1	0.70mi
7945 Henson St Houston, TX	3.0	2.0	1300	$1,665	$1.28	1d	1	0.70mi
7830 Nashville St Houston, TX	3.0	2.0	1175	$1,800	$1.53	9d	1	0.85mi
7973 Ritz St Houston, TX	3.0	2.0	1076	$2,250	$2.09	9d	1	0.88mi
7426 Miley St Houston, TX	4.0	2.0	2095	$1,650	$0.79	26d	1	1.12mi
7600 E Houston Rd Houston, TX	1.0–3.0	1.0–2.0	1017	$1,436	$1.41	15d	8	1.26mi
8113 Denton St Houston, TX	3.0	2.0	1150	$1,750	$1.52	45d	1	1.47mi

Listing history 3 events

1. 2026-04-25
   status Pending
2. 2026-04-14
   historical Active Under Contract
3. 2026-04-10
   listed $274,000 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: $1,026 · $85/mo
• Projected year-2 tax: $5,014 · $418/mo
• Expected delta: +$3,989/yr (+$332/mo · 388.9%)

ⓘ 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 (unshaded) · 48% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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: $22,548
• − Mortgage interest: −$15,348
• − Property taxes: −$1,026
• − Insurance: −$1,370
• − Repairs & maintenance: −$1,804
• − Management: −$1,804
• − Depreciation: −$7,971
• Taxable loss: −$6,775
• Est. tax savings @ 24.0%: +$1,626
• After-tax cash flow: $-200/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): 19,109
• Household income: $38,357
• Rent vs Own: 43.1% rent · 56.9% own
• Severe rent burden: 1177.0

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: Majority Black (57%)
• Race & ethnicity: Black 57% Hispanic / Latino 41% Two or more races 15% White 2%
• Hispanic origin (detail): Mexican 36%
• Foreign-born: 13% · Canada
• Languages at home: 61% English-only · Spanish 38%

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: ▲ 5.25%
• Current HPI: 267.7798
• Rent YoY: ▼ -1.55%
• 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

• 2026-04-25 Pending — HARMLS
• 2026-04-14 Contingent — HARMLS
• 2026-04-10 Listed $274,000 HARMLS