5610 Kiam St Unit F · Houston, TX 77007

$439,000

3 bd · 3.5 ba · 2,247 sqft · SingleFamily public records · 20 Days on market

Built 2008 1,655 sqft lot $195/sqft · 16% below area Est $522k · 16% under

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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 +20.5/30.0
• ARV discount +14.7/15.0
• DSCR +6.5/10.0
• 1% rule +6.0/10.0
• 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

Step into a beautifully appointed 3-bedroom home in the desirable Cottage Grove neighborhood, where elevated design and everyday ease come together seamlessly. All three bedrooms offer the luxury of en-suite baths, creating a sense of privacy and comfort throughout. The generous living space is both inviting and refined, highlighted by hardwood flooring and a collection of recent enhancements, including fresh interior paint, a newly replaced roof, a 2023 A/C system, pristine pavers, soft new carpeting, and updated appliances featuring a new microwave and dishwasher. The first-floor bedroom provides exceptional flexibility with its own private entrance, making it well-suited for Airbnb use w

Key facts

• Updated appliances
• Newly replaced roof
• 2023 a/c system

Tags

• COTTAGE GROVE NEIGHBORHOOD
• EN-SUITE BATHS
• NEWLY REPLACED ROOF
• 2023 A/C SYSTEM
• PRISTINE PAVERS
• UPDATED APPLIANCES

Property features AI

Finance

• HOA & community: Curbs

Exterior

• Parking: Attached garage with 2 garage spaces; Driveway; Garage door opener; Additional parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Residential property; Faces east; Built in 2008; Full ownership
• Construction: Cement siding and stucco exterior; Composition roof; Year built 2008
• Exterior features: Covered patio; Deck; Fence (partial, backyard); Porch; Patio; Corner lot with side yard; Concrete road surface

Interior

• Kitchen: Dishwasher; Free-standing range; Disposal; Gas oven; Gas range; Ice maker; Microwave; Oven; Refrigerator; Kitchen island; Granite counters; Pantry; Breakfast bar
• Bedrooms: Primary bedroom located on third level (17x15); Bedroom on first level (19x12); Bedroom on third level (14x10); Three possible bedrooms total
• Flooring: Carpet; Wood
• Bathrooms: Three full bathrooms; One half bathroom; Primary bath includes double vanity, jetted tub, and separate shower
• Heating & cooling: Central heating (gas); Central air conditioning (electric); Programmable thermostat
• Interior features: Breakfast bar; Balcony; Double vanity; Entrance foyer; Granite counters; High ceilings; Jetted tub; Kitchen island; Kitchen/family room combo; Bath in primary bedroom; Multiple staircases; Pantry; Separate shower; Tub/shower; Vaulted ceilings; Wired for sound; Window treatments; Ceiling fan(s); Programmable thermostat; Gas log fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup; Washer and dryer listed among appliances

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $439k.

Deal economics

• At list price, monthly cash flow is $577 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $439k).
• Recommended offer: $432k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: 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; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 40% 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 20 days — a 2% lower offer ($432k) is reasonable based on typical stale-listing flexibility.
• 8 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: major 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 $432,415 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.10% ✓
• Cap rate: 7.87%
• Cash-on-cash: 5.63%
• DSCR: 1.25
• GRM: 7.6

CMA / ARV

• ARV (median comp): $521,942
• List price: $439,000
• Delta: -13.98%
• 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
1510 Birdsall St	0.51mi	3/3.5	2,268 (+1%)	1mo	$389,000	$172	74
5310 Larkin St Unit B	0.40mi	3/3.5	2,354 (+5%)	1mo	$399,000	$169	73
5410A Nolda St	0.42mi	3/3.5	2,346 (+4%)	1mo	$669,900	$286	72
5336 Petty St Unit C	0.30mi	3/3.5	2,467 (+10%)	1mo	$449,000	$182	69
1628 Mcdonald St	0.40mi	3/3.5	2,420 (+8%)	1mo	$575,000	$238	68
1506 Birdsall St	0.51mi	3/3.5	2,124 (-6%)	1mo	$425,000	$200	66
5719 Darling St	0.21mi	4/3.0 (+1)	2,537 (+13%)	1mo	$490,000	$193	61
6605 Letein St	0.58mi	3/2.5	2,344 (+4%)	1mo	$550,000	$235	61
5540 Nolda St	0.37mi	3/2.5	2,000 (-11%)	1mo	$400,000	$200	60
5908 Kansas St Unit A	0.41mi	3/2.5	2,576 (+15%)	1mo	$639,900	$248	52
5976 Kansas St	0.50mi	3/4.5	1,978 (-12%)	1mo	$359,000	$181	52
1520 Malone St	0.52mi	3/4.0	2,557 (+14%)	1mo	$539,000	$211	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: -11.2%
• Equity multiple: 0.61×
• Total profit: $-48,329
• Equity at exit: $65,456

10-year hold

• IRR: -7.3%
• Equity multiple: 0.60×
• Total profit: $-48,593
• Equity at exit: $37,957

Cash invested: $122,920 (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: 7.6×

Monthly cashflow live

• Estimated rent: $4,822 high
• Mortgage (P&I): −$2,302
• Tax from tax record: −$748 /mo · $8,971/yr
• Insurance: −$183
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,013
• Net cashflow: $577

Break-even live

Break-even rent $4,092

Max offer price $439,000

Occupancy floor 83%

Sensitivity live

Price	-10% $825	-5% $701	+0% $577	+5% $453	+10% $328
Rent	-10% $196	-5% $386	+0% $577	+5% $767	+10% $958
Rate	-1.0pp $798	-0.5pp $689	base $577	+0.5pp $463	+1.0pp $347

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: $109,750
• Closing costs: $13,170
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5620 Petty St Houston, TX	4.0	3.5	2891	$8,750	$3.03	45d	1	0.02mi
5620 Petty St Unit 1019538P Houston, TX	4.0	3.5	2884	$16,259	$5.64	23d	1	0.02mi
5530 Kiam St Houston, TX	4.0	2.5	2688	$9,750	$3.63	45d	1	0.09mi
5530 Kiam St Unit 1019540P Houston, TX	4.0	2.5	2680	$15,799	$5.90	45d	1	0.09mi
5732 Darling St Unit 1056419P Houston, TX	3.0	3.5	2400	$7,771	$3.24	45d	1	0.19mi
2210 Radcliffe St Houston, TX	3.0	3.5	2066	$2,716	$1.31	9d	1	0.21mi
5427 Kansas St Houston, TX	3.0	4.0	2156	$2,700	$1.25	45d	1	0.22mi
2103 Radcliffe St Unit 1225772P Houston, TX	3.0	2.0	1797	$4,729	$2.63	9d	1	0.24mi
543 T C Jester Blvd Unit 1225766P Houston, TX	3.0	3.5	2389	$5,557	$2.33	0d	1	0.27mi
5336 Darling St Unit 1225767P Houston, TX	3.0	3.0	2292	$5,997	$2.62	0d	1	0.34mi
5235 Petty St Unit B Houston, TX	3.0	2.5	2532	$3,000	$1.18	45d	1	0.45mi
5811 Maxie St Houston, TX	3.0	3.5	2226	$3,000	$1.35	45d	1	0.51mi
5108 Larkin St Houston, TX	3.0	3.5	2108	$2,850	$1.35	46d	1	0.61mi
5610 Schuler St Houston, TX	3.0	3.5	2614	$3,111	$1.19	6d	1	0.63mi
920 Westcott St Houston, TX	1.0–2.0	1.0–2.0	1175	$3,306	$2.81	0d	28	0.71mi
3001 W 11th St Houston, TX	3.0	1.0–2.0	1031	$4,533	$4.40	0d	50	0.72mi
929 Westcott St Houston, TX	1.0–3.0	1.0–3.0	1375	$9,263	$6.74	0d	21	0.75mi
5454 Washington Ave Unit 5487 Houston, TX	3.0	2.0	1444	$2,726	$1.89	12d	1	0.75mi
5454 Washington Ave Unit 525 Houston, TX	3.0	2.0	1444	$2,686	$1.86	0d	1	0.75mi
5305 Nett St Unit A Houston, TX	3.0	3.5	2104	$2,950	$1.40	25d	1	0.77mi
4917 Nolda St Houston, TX	3.0	3.5	1764	$5,000	$2.83	25d	1	0.78mi
5237 Center St Houston, TX	3.0	3.0	2284	$2,995	$1.31	45d	1	0.84mi
4510 Inker St Houston, TX	4.0	4.0	2293	$4,500	$1.96	45d	1	1.05mi
4508 Maxie St Unit B Houston, TX	3.0	1.0	1700	$3,003	$1.77	16d	1	1.08mi
1306 Dian St Houston, TX	4.0	2.5	2151	$3,250	$1.51	0d	1	1.08mi
4608 Nett St Houston, TX	3.0	4.0	2261	$3,750	$1.66	45d	1	1.10mi
4311 Marina St Houston, TX	3.0	4.0	2328	$3,599	$1.55	45d	1	1.15mi
1723 W 14th St Unit B Houston, TX	3.0	3.5	2373	$3,400	$1.43	22d	1	1.18mi
4444 Center St Houston, TX	3.0	3.0	2121	$3,200	$1.51	45d	1	1.22mi
1126 W 16th St Houston, TX	3.0	4.0	2494	$4,295	$1.72	45d	1	1.29mi
1332 Dorothy St Houston, TX	3.0	3.5	2980	$6,500	$2.18	23d	1	1.30mi
1221 Bonner St Houston, TX	3.0	3.5	2252	$3,200	$1.42	45d	1	1.34mi
5359 Memorial Dr Houston, TX	3.0	2.0	1478	$2,562	$1.73	45d	1	1.40mi
525 Yale St Houston, TX	2.0	1.0–2.0	1017	$3,295	$3.24	0d	41	1.42mi
5201 Memorial Dr Houston, TX	1.0–2.0	1.0–2.5	1071	$3,361	$3.14	0d	16	1.43mi
655 Yale St Houston, TX	2.0	1.0–2.0	978	$2,857	$2.92	0d	36	1.44mi
1157 W 18th St Houston, TX	3.0	3.0	2431	$3,500	$1.44	45d	1	1.45mi
1113 W 18th St Unit C Houston, TX	4.0	3.5	2150	$3,249	$1.51	45d	1	1.47mi
5353 Memorial Dr Houston, TX	1.0–3.0	1.0–2.5	1118	$3,095	$2.77	3d	19	1.48mi

Listing history 32 events

1. 2026-06-21
   days on market $439,000 Active 20 DOM
2. 2026-06-18
   days on market $439,000 Active 17 DOM
3. 2026-06-17
   days on market $439,000 Active 16 DOM
4. 2026-06-16
   days on market $439,000 Active 15 DOM
5. 2026-06-15
   days on market $439,000 Active 14 DOM
6. 2026-06-13
   days on market $439,000 Active 12 DOM
7. 2026-06-09
   days on market $439,000 Active 8 DOM
8. 2026-06-08
   days on market $439,000 Active 7 DOM
9. 2026-06-07
   days on market $439,000 Active 6 DOM
10. 2026-06-04
    days on market $439,000 Active 3 DOM
11. 2026-06-03
    days on market $439,000 Active 2 DOM
12. 2026-06-02
    pricedays on marketlisting id $439,000 Active 1 DOM
13. 2026-06-01
    days on market $449,000 Active 27 DOM
14. 2026-05-31
    days on market $449,000 Active 26 DOM
15. 2026-05-05
    listed $449,000 Active 1002-char remark
16. 2025-11-07
    historical
17. 2025-11-01
    listed $449,900 Active
18. 2025-03-03
    historical
19. 2025-02-14
    status Active
20. 2024-12-27
    historical
21. 2024-12-04
    price $465,000
22. 2024-11-06
    listed $485,000 Active
23. 2024-10-28
    historical
24. 2009-11-23
    soldstatus
25. 2009-10-13
    historical
26. 2008-10-14
    listed $269,900
27. 2008-10-14
    historical
28. 2008-10-14
    historical
29. 2008-06-20
    listed $294,500
30. 2008-06-20
    listed $319,500
31. 2006-10-16
    soldstatus
32. 1991-01-31
    soldstatus

ⓘ 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: $8,971 · $748/mo
• Projected year-2 tax: $8,971 · $748/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 6/10 Major FEMA zone X (shaded) · 73% 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: $57,868
• − Mortgage interest: −$24,591
• − Property taxes: −$8,971
• − Insurance: −$2,195
• − Repairs & maintenance: −$4,629
• − Management: −$4,629
• − Depreciation: −$12,771
• Taxable income: $81
• Est. tax owed @ 24.0%: −$19
• After-tax cash flow: $6,904/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

+49.1% since first listed

20 events — show timeline

• 2026-06-01 Listing Removed — HARMLS
• 2026-06-01 Listed $439,000 HARMLS
• 2026-05-05 Listed $449,000 HARMLS
• 2025-11-07 Listing Removed — HARMLS
• 2025-11-01 Listed $449,900 HARMLS
• 2025-03-03 Listing Removed — HARMLS
• 2025-02-14 Relisted — HARMLS
• 2024-12-27 Listing Removed — HARMLS
• 2024-12-04 Price Changed $465,000 HARMLS
• 2024-11-06 Listed $485,000 HARMLS
• 2024-10-28 Coming Soon — HARMLS
• 2009-11-23 Sold (Public Records) — Public Records
• 2009-10-13 Listing Removed — HARMLS
• 2008-10-14 Listing Removed — HARMLS
• 2008-10-14 Listing Removed — HARMLS
• 2008-10-14 Listed $269,900 HARMLS
• 2008-06-20 Listed $319,500 HARMLS
• 2008-06-20 Listed $294,500 HARMLS
• 2006-10-16 Sold (Public Records) — Public Records
• 1991-01-31 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $8,971 · -3.9% YoY. Source: county tax records.