5719 Darling St · Houston, TX 77007

$490,000

4 bd · 3.0 ba · 2,537 sqft · SingleFamily public records · 22 Days on market

Built 2008 2,687 sqft lot $193/sqft · at area comps Est $494k · at est.

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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 +18.1/30.0
• ARV discount +7.8/15.0
• 1% rule +5.9/10.0
• DSCR +5.7/10.0
• 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 MLS

Move-in ready—rare 4-bedroom home in the heart of Cottage Grove with private driveway, 2-car garage, and a spacious fenced backyard. Thoughtfully updated with two new HVAC units (2025), new water heater (2025), new fence and gate, plus brand new stove and microwave and a newer Samsung refrigerator. Light-filled interior with beautiful wood floors, generous storage, and a well-designed layout ideal for both everyday living and entertaining. The oversized primary suite offers a relaxing retreat with dual closets and plenty of space. The lower level bedroom could also be used as a secondary living area or in-law suite with three closets and wet bar. Enjoy a prime location just minutes from Cottage Grove Park, the Heights Hike & Bike Trail, M-K-T and Memorial Park, with quick access to I-10 and Memorial Drive.

Key facts

• New stove
• Private driveway
• New hvac units

Tags

• PRIVATE DRIVEWAY
• FENCED BACKYARD
• NEW HVAC UNITS
• NEW WATER HEATER
• NEW FENCE
• NEW STOVE

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $490k.

Deal economics

• At list price, monthly cash flow is $432 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $490k).
• Recommended offer: $483k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.4% 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: schools D, 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.
• Market conditions: Rents soft (-0.8%/yr); 646 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 44% 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 $15k 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 22 days — a 2% lower offer ($483k) is reasonable based on typical stale-listing flexibility.
• 10 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: 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 $482,650 (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. 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?
5. 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.
6. 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.
7. 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: 1.09% ✓
• Cap rate: 7.35%
• Cash-on-cash: 3.78%
• DSCR: 1.17
• GRM: 7.7

CMA / ARV

• ARV (median comp): $493,521
• List price: $490,000
• Delta: -0.71%
• 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
5719 Darling St	0.00mi	4/3.0	2,537 (0%)	1mo	$490,000	$193	99
2709 Arabelle Grv	0.23mi	4/3.5	2,630 (+4%)	0mo	$625,000	$238	81
5908 Kansas St Unit A	0.30mi	3/2.5 (-1)	2,576 (+2%)	0mo	$639,900	$248	76
1628 Mcdonald St	0.25mi	3/3.5 (-1)	2,420 (-5%)	0mo	$575,000	$238	73
5336 Petty St Unit C	0.48mi	3/3.5 (-1)	2,467 (-3%)	1mo	$449,000	$182	66
1520 Malone St	0.51mi	3/4.0 (-1)	2,557 (+1%)	1mo	$539,000	$211	65
5410A Nolda St	0.46mi	3/3.5 (-1)	2,346 (-8%)	1mo	$669,900	$286	58
6605 Letein St	0.52mi	3/2.5 (-1)	2,344 (-8%)	1mo	$550,000	$235	55
5310 Larkin St Unit B	0.54mi	3/3.5 (-1)	2,354 (-7%)	1mo	$399,000	$169	55
5602 Schuler St	0.62mi	3/3.5 (-1)	2,677 (+6%)	1mo	$495,000	$185	54
6107 Queenswood Ln	0.55mi	4/3.0	2,858 (+13%)	1mo	$990,000	$346	53
1510 Birdsall St	0.48mi	3/3.5 (-1)	2,268 (-11%)	1mo	$389,000	$172	52

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: -14.1%
• Equity multiple: 0.51×
• Total profit: $-67,140
• Equity at exit: $73,061

10-year hold

• IRR: -11.8%
• Equity multiple: 0.40×
• Total profit: $-81,971
• Equity at exit: $42,366

Cash invested: $137,200 (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: 7.7×

Monthly cashflow live

• Estimated rent: $5,319 high
• Mortgage (P&I): −$2,570
• Tax from tax record: −$996 /mo · $11,955/yr
• Insurance: −$204
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,117
• Net cashflow: $432

Break-even live

Break-even rent $4,772

Max offer price $490,000

Occupancy floor 87%

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: $122,500
• Closing costs: $14,700
• Reserves months: —
• Total cash needed: —

Rent comps 30 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	44d	1	0.06mi
5620 Petty St Unit 1019538P Houston, TX	4.0	3.5	2884	$16,259	$5.64	22d	1	0.13mi
5620 Petty St Houston, TX	4.0	3.5	2891	$8,750	$3.03	44d	1	0.13mi
5530 Kiam St Unit 1019540P Houston, TX	4.0	2.5	2680	$15,799	$5.90	44d	1	0.22mi
5530 Kiam St Houston, TX	4.0	2.5	2688	$9,750	$3.63	44d	1	0.22mi
2103 Radcliffe St Unit 1225772P Houston, TX	3.0	2.0	1797	$4,729	$2.63	8d	1	0.30mi
2210 Radcliffe St Houston, TX	3.0	3.5	2066	$2,716	$1.31	8d	1	0.31mi
5427 Kansas St Houston, TX	3.0	4.0	2156	$2,700	$1.25	44d	1	0.36mi
543 T C Jester Blvd Unit 1225766P Houston, TX	3.0	3.5	2389	$5,222	$2.19	16d	1	0.40mi
5336 Darling St Unit 1225767P Houston, TX	3.0	3.0	2292	$5,570	$2.43	8d	1	0.46mi
5811 Maxie St Houston, TX	3.0	3.5	2226	$3,000	$1.35	44d	1	0.49mi
5235 Petty St Unit B Houston, TX	3.0	2.5	2532	$3,000	$1.18	44d	1	0.57mi
5610 Schuler St Houston, TX	3.0	3.5	2614	$3,111	$1.19	5d	1	0.63mi
929 Westcott St Houston, TX	1.0–3.0	1.0–3.0	1375	$9,263	$6.74	3d	22	0.68mi
5108 Larkin St Houston, TX	3.0	3.5	2108	$2,850	$1.35	44d	1	0.72mi
5305 Nett St Unit A Houston, TX	3.0	3.5	2104	$2,950	$1.40	24d	1	0.79mi
5237 Center St Houston, TX	3.0	3.0	2284	$2,995	$1.31	44d	1	0.87mi
4917 Nolda St Houston, TX	3.0	3.5	1764	$5,000	$2.83	24d	1	0.87mi
4510 Inker St Houston, TX	4.0	4.0	2293	$4,500	$1.96	44d	1	1.14mi
4608 Nett St Houston, TX	3.0	4.0	2261	$3,750	$1.66	44d	1	1.17mi
4311 Marina St Houston, TX	3.0	4.0	2328	$3,599	$1.55	44d	1	1.25mi
4444 Center St Houston, TX	3.0	3.0	2121	$3,200	$1.51	44d	1	1.29mi
1723 W 14th St Unit B Houston, TX	3.0	3.5	2373	$3,400	$1.43	21d	1	1.30mi
1126 W 16th St Houston, TX	3.0	4.0	2494	$4,295	$1.72	44d	1	1.38mi
915 Thompson St Unit 915 Houston, TX	4.0	3.5	3200	$8,500	$2.66	24d	1	1.42mi
1221 Bonner St Houston, TX	3.0	3.5	2252	$3,200	$1.42	44d	1	1.42mi
917 Thompson St Unit 917 Houston, TX	4.0	3.5	3200	$8,000	$2.50	24d	1	1.43mi
913 Thompson St #913 Houston, TX	4.0	3.5	3200	$8,500	$2.66	24d	1	1.43mi
911 Thompson St #911 Houston, TX	4.0	3.5	3200	$8,500	$2.66	24d	1	1.43mi
1332 Dorothy St Houston, TX	3.0	3.5	2980	$6,500	$2.18	22d	1	1.43mi

Listing history 37 events

1. 2026-05-14
   status Pending 827-char remark

   Show marketing remark (827 chars)

   Move-in ready—rare 4-bedroom home in the heart of Cottage Grove with private driveway, 2-car garage, and a spacious fenced backyard. Thoughtfully updated with two new HVAC units (2025), new water heater (2025), new fence and gate, plus brand new stove and microwave and a newer Samsung refrigerator. Light-filled interior with beautiful wood floors, generous storage, and a well-designed layout ideal for both everyday living and entertaining. The oversized primary suite offers a relaxing retreat with dual closets and plenty of space. The lower level bedroom could also be used as a secondary living area or in-law suite with three closets and wet bar. Enjoy a prime location just minutes from Cottage Grove Park, the Heights Hike & Bike Trail, M-K-T and Memorial Park, with quick access to I-10 and Memorial Drive.

2. 2026-05-09
   status Pending 827-char remark

   Show marketing remark (827 chars)

   Move-in ready—rare 4-bedroom home in the heart of Cottage Grove with private driveway, 2-car garage, and a spacious fenced backyard. Thoughtfully updated with two new HVAC units (2025), new water heater (2025), new fence and gate, plus brand new stove and microwave and a newer Samsung refrigerator. Light-filled interior with beautiful wood floors, generous storage, and a well-designed layout ideal for both everyday living and entertaining. The oversized primary suite offers a relaxing retreat with dual closets and plenty of space. The lower level bedroom could also be used as a secondary living area or in-law suite with three closets and wet bar. Enjoy a prime location just minutes from Cottage Grove Park, the Heights Hike & Bike Trail, M-K-T and Memorial Park, with quick access to I-10 and Memorial Drive.

3. 2026-04-22
   listed $490,000 Active 827-char remark

   Show marketing remark (827 chars)

   Move-in ready—rare 4-bedroom home in the heart of Cottage Grove with private driveway, 2-car garage, and a spacious fenced backyard. Thoughtfully updated with two new HVAC units (2025), new water heater (2025), new fence and gate, plus brand new stove and microwave and a newer Samsung refrigerator. Light-filled interior with beautiful wood floors, generous storage, and a well-designed layout ideal for both everyday living and entertaining. The oversized primary suite offers a relaxing retreat with dual closets and plenty of space. The lower level bedroom could also be used as a secondary living area or in-law suite with three closets and wet bar. Enjoy a prime location just minutes from Cottage Grove Park, the Heights Hike & Bike Trail, M-K-T and Memorial Park, with quick access to I-10 and Memorial Drive.

4. 2026-04-22
   historical

   Show marketing remark (827 chars)

   Move-in ready—rare 4-bedroom home in the heart of Cottage Grove with private driveway, 2-car garage, and a spacious fenced backyard. Thoughtfully updated with two new HVAC units (2025), new water heater (2025), new fence and gate, plus brand new stove and microwave and a newer Samsung refrigerator. Light-filled interior with beautiful wood floors, generous storage, and a well-designed layout ideal for both everyday living and entertaining. The oversized primary suite offers a relaxing retreat with dual closets and plenty of space. The lower level bedroom could also be used as a secondary living area or in-law suite with three closets and wet bar. Enjoy a prime location just minutes from Cottage Grove Park, the Heights Hike & Bike Trail, M-K-T and Memorial Park, with quick access to I-10 and Memorial Drive.

5. 2026-03-26
   price $499,000
6. 2026-03-05
   listed $519,999 Active
7. 2024-01-04
   soldstatus
8. 2024-01-03
   soldstatus Sold
9. 2023-12-26
   historical $3,000
10. 2023-11-30
    status Pending
11. 2023-11-18
    price $3,000
12. 2023-11-16
    listed $3,200
13. 2023-11-14
    price $449,995
14. 2023-11-14
    listed $449,995 Active
15. 2023-11-13
    historical $459,995
16. 2023-11-13
    historical
17. 2023-11-09
    price $459,995
18. 2023-10-25
    historical $3,200
19. 2023-10-01
    listed $3,300
20. 2023-09-23
    price $485,000
21. 2023-09-01
    listed $499,995 Active
22. 2023-09-01
    historical
23. 2023-08-16
    historical $3,300
24. 2023-08-06
    listed $3,300
25. 2023-08-01
    price $529,990
26. 2023-07-20
    price $549,990
27. 2023-07-19
    listed $575,000 Active
28. 2016-05-03
    soldstatus
29. 2016-04-28
    soldstatus Sold
30. 2016-04-04
    status Pending
31. 2016-03-23
    status Option Pending
32. 2016-01-25
    price $399,000
33. 2015-12-19
    price $407,000
34. 2015-11-11
    listed $419,000 Active
35. 2009-03-31
    soldstatus
36. 2009-02-23
    historical
37. 2008-05-04
    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: $11,955 · $996/mo
• Projected year-2 tax: $11,955 · $996/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 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: $63,834
• − Mortgage interest: −$27,448
• − Property taxes: −$11,955
• − Insurance: −$2,450
• − Repairs & maintenance: −$5,107
• − Management: −$5,107
• − Depreciation: −$14,255
• Taxable loss: −$2,487
• Est. tax savings @ 24.0%: +$597
• After-tax cash flow: $5,785/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

+63.4% since first listed

37 events — show timeline

• 2026-05-14 Pending — HARMLS
• 2026-05-09 Pending — HARMLS
• 2026-04-22 Listing Removed — HARMLS
• 2026-04-22 Listed $490,000 HARMLS
• 2026-03-26 Price Changed $499,000 HARMLS
• 2026-03-05 Listed $519,999 HARMLS
• 2024-01-04 Sold (Public Records) — Public Records
• 2024-01-03 Sold (MLS) — HARMLS
• 2023-12-26 Rental Removed $3,000 HARMLS
• 2023-11-30 Pending — HARMLS
• 2023-11-18 Price Changed $3,000 HARMLS
• 2023-11-16 Listed for Rent $3,200 HARMLS
• 2023-11-14 Price Changed $449,995 HARMLS
• 2023-11-14 Listed $449,995 HARMLS
• 2023-11-13 Coming Soon $459,995 HARMLS
• 2023-11-13 Listing Removed — HARMLS
• 2023-11-09 Price Changed $459,995 HARMLS
• 2023-10-25 Rental Removed $3,200 HARMLS
• 2023-10-01 Listed for Rent $3,300 HARMLS
• 2023-09-23 Price Changed $485,000 HARMLS
• 2023-09-01 Listing Removed — HARMLS
• 2023-09-01 Listed $499,995 HARMLS
• 2023-08-16 Rental Removed $3,300 HARMLS
• 2023-08-06 Listed for Rent $3,300 HARMLS
• 2023-08-01 Price Changed $529,990 HARMLS
• 2023-07-20 Price Changed $549,990 HARMLS
• 2023-07-19 Listed $575,000 HARMLS
• 2016-05-03 Sold (Public Records) — Public Records
• 2016-04-28 Sold (MLS) — HARMLS
• 2016-04-04 Pending — HARMLS
• 2016-03-23 Pending — HARMLS
• 2016-01-25 Price Changed $399,000 HARMLS
• 2015-12-19 Price Changed $407,000 HARMLS
• 2015-11-11 Listed $419,000 HARMLS
• 2009-03-31 Sold (MLS) — HARMLS
• 2009-02-23 Listing Removed — HARMLS
• 2008-05-04 Listed $299,900 HARMLS

Property tax history

+3.3%/yr

Latest (2025): $11,955 · +10.0% YoY. Source: county tax records.