5739 Petty St · Houston, TX 77007

$459,000

3 bd · 3.5 ba · 2,203 sqft · SingleFamily public records · 192 Days on market

Built 2013 1,873 sqft lot $208/sqft · 6% below area Est $491k · 6% 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).

• Cash flow +16.9/30.0
• ARV discount +10.4/15.0
• 1% rule +5.2/10.0
• DSCR +5.2/10.0
• 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

PRIME LOCATION! Nestled in the sought-after Cottage Grove area, this corner townhome is a gem on a quiet private-access road with no left side neighbor! Three-story open concept plan offers a perfect blend of LUXURY and CONVENIENCE, with easy access to nearby restaurants, breweries, coffee shops, parks, hiking/biking trails, The Heights, Memorial Mall, Memorial Park, UH & Rice U and more. Enjoy an open floorplan with picture windows, real hardwood floors, and modern finishes. Kitchen boasts stainless steel appliances, quartz countertops, and six burner gas stove! Third floor features a private primary retreat with a massive walk-in closet. First floor bedroom is great for guests or multi-generational living. Outside, a turfed side yard is perfect for pets or extra storage. Tankless water heater, TWO 48-amp EV ports in garage, and an additional parking spot for guests versus the nearby homes! With quick access to I-10, you’ll enjoy a blend of urban convenience and neighborhood charm!

Key facts

• Open concept plan
• Corner townhome
• Real hardwood floors

Tags

• CORNER TOWNHOME
• PRIVATE-ACCESS ROAD
• OPEN CONCEPT PLAN
• REAL HARDWOOD FLOORS
• MODERN FINISHES
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $459k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $459k).
• Recommended offer: $404k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 39% 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 $14k 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 192 days — a 12% lower offer ($404k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 13y 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 $403,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 192 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.02% ✓
• Cap rate: 7.07%
• Cash-on-cash: 2.79%
• DSCR: 1.12
• GRM: 8.1

CMA / ARV

• ARV (median comp): $490,834
• List price: $459,000
• Delta: -6.49%
• 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
5903 Petty St Unit F	0.18mi	3/2.5	2,164 (-2%)	1mo	$505,000	$233	83
5734 Petty St	0.03mi	3/3.5	2,448 (+11%)	2mo	$545,000	$223	79
1510 Birdsall St	0.54mi	3/3.5	2,268 (+3%)	1mo	$389,000	$172	69
1628 Mcdonald St	0.30mi	3/3.5	2,420 (+10%)	0mo	$575,000	$238	69
1506 Birdsall St	0.55mi	3/3.5	2,124 (-4%)	1mo	$425,000	$200	68
5410A Nolda St	0.52mi	3/3.5	2,346 (+6%)	1mo	$669,900	$286	64
6605 Letein St	0.45mi	3/2.5	2,344 (+6%)	1mo	$550,000	$235	63
5976 Kansas St	0.32mi	3/4.5	1,978 (-10%)	1mo	$359,000	$181	63
5540 Nolda St	0.41mi	3/2.5	2,000 (-9%)	1mo	$400,000	$200	61
5310 Larkin St Unit B	0.59mi	3/3.5	2,354 (+7%)	1mo	$399,000	$169	61
5311 Kiam St Unit B	0.59mi	3/3.5	2,347 (+6%)	2mo	$469,000	$200	60
5336 Petty St Unit C	0.51mi	3/3.5	2,467 (+12%)	1mo	$449,000	$182	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: -15.5%
• Equity multiple: 0.46×
• Total profit: $-68,939
• Equity at exit: $68,438

10-year hold

• IRR: -13.8%
• Equity multiple: 0.32×
• Total profit: $-87,923
• Equity at exit: $39,686

Cash invested: $128,520 (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: 8.1×

Monthly cashflow live

• Estimated rent: $4,702 high
• Mortgage (P&I): −$2,407
• Tax from tax record: −$818 /mo · $9,816/yr
• Insurance: −$191
• HOA: −$0
• Vacancy / Maint / Mgmt: −$987
• Net cashflow: $298

Break-even live

Break-even rent $4,324

Max offer price $459,000

Occupancy floor 89%

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: $114,750
• Closing costs: $13,770
• Reserves months: —
• Total cash needed: —

Rent comps 35 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	0.01mi
5620 Petty St Unit 1019538P Houston, TX	4.0	3.5	2884	$16,259	$5.64	22d	1	0.18mi
5620 Petty St Houston, TX	4.0	3.5	2891	$8,750	$3.03	44d	1	0.18mi
5530 Kiam St Unit 1019540P Houston, TX	4.0	2.5	2680	$15,799	$5.90	44d	1	0.28mi
5530 Kiam St Houston, TX	4.0	2.5	2688	$9,750	$3.63	44d	1	0.28mi
2103 Radcliffe St Unit 1225772P Houston, TX	3.0	2.0	1797	$4,729	$2.63	8d	1	0.36mi
2210 Radcliffe St Houston, TX	3.0	3.5	2066	$2,716	$1.31	8d	1	0.37mi
5427 Kansas St Houston, TX	3.0	4.0	2156	$2,700	$1.25	44d	1	0.42mi
543 T C Jester Blvd Unit 1225766P Houston, TX	3.0	3.5	2389	$5,222	$2.19	16d	1	0.46mi
5336 Darling St Unit 1225767P Houston, TX	3.0	3.0	2292	$5,570	$2.43	8d	1	0.52mi
5811 Maxie St Houston, TX	3.0	3.5	2226	$3,000	$1.35	44d	1	0.53mi
5235 Petty St Unit B Houston, TX	3.0	2.5	2532	$3,000	$1.18	44d	1	0.63mi
3001 W 11th St Houston, TX	3.0	1.0–2.0	1031	$4,533	$4.40	1d	50	0.66mi
5610 Schuler St Houston, TX	3.0	3.5	2614	$3,111	$1.19	5d	1	0.66mi
920 Westcott St Houston, TX	1.0–2.0	1.0–2.0	1175	$3,306	$2.81	1d	29	0.69mi
929 Westcott St Houston, TX	1.0–3.0	1.0–3.0	1375	$9,263	$6.74	3d	22	0.69mi
5108 Larkin St Houston, TX	3.0	3.5	2108	$2,850	$1.35	44d	1	0.78mi
5454 Washington Ave Unit 5487 Houston, TX	3.0	2.0	1444	$2,726	$1.89	11d	1	0.80mi
5454 Washington Ave Unit 525 Houston, TX	3.0	2.0	1444	$2,694	$1.87	3d	1	0.80mi
5305 Nett St Unit A Houston, TX	3.0	3.5	2104	$2,950	$1.40	24d	1	0.83mi
5237 Center St Houston, TX	3.0	3.0	2284	$2,995	$1.31	44d	1	0.91mi
4917 Nolda St Houston, TX	3.0	3.5	1764	$5,000	$2.83	24d	1	0.92mi
4510 Inker St Houston, TX	4.0	4.0	2293	$4,500	$1.96	44d	1	1.20mi
4608 Nett St Houston, TX	3.0	4.0	2261	$3,750	$1.66	44d	1	1.22mi
4508 Maxie St Unit B Houston, TX	3.0	1.0	1700	$3,003	$1.77	15d	1	1.22mi
4311 Marina St Houston, TX	3.0	4.0	2328	$3,599	$1.55	44d	1	1.30mi
100 Detering St Houston, TX	1.0–3.0	1.0–3.0	1162	$3,486	$3.00	3d	26	1.32mi
1723 W 14th St Unit B Houston, TX	3.0	3.5	2373	$3,400	$1.43	21d	1	1.33mi
4444 Center St Houston, TX	3.0	3.0	2121	$3,200	$1.51	44d	1	1.34mi
1126 W 16th St Houston, TX	3.0	4.0	2494	$4,295	$1.72	44d	1	1.39mi
5359 Memorial Dr Houston, TX	3.0	2.0	1478	$2,562	$1.73	44d	1	1.40mi
5201 Memorial Dr Houston, TX	1.0–2.0	1.0–2.5	1071	$3,361	$3.14	2d	21	1.44mi
1332 Dorothy St Houston, TX	3.0	3.5	2980	$6,500	$2.18	22d	1	1.47mi
1221 Bonner St Houston, TX	3.0	3.5	2252	$3,200	$1.42	44d	1	1.48mi
5353 Memorial Dr Houston, TX	1.0–3.0	1.0–2.5	1118	$3,095	$2.77	2d	19	1.49mi

Listing history 26 events

1. 2026-06-15
   days on market $459,000 Pending 192 DOM
2. 2026-06-13
   days on market $459,000 Pending 191 DOM
3. 2026-06-10
   days on market $459,000 Pending 187 DOM
4. 2026-06-08
   days on market $459,000 Pending 186 DOM
5. 2026-06-07
   statusdays on market $459,000 Pending 185 DOM
6. 2026-06-04
   days on market $459,000 Active 182 DOM
7. 2026-06-01
   days on market $459,000 Active 179 DOM
8. 2026-05-31
   days on market $459,000 Active 178 DOM
9. 2025-12-04
   listed $459,000 Active 1007-char remark

   Show marketing remark (1007 chars)

   PRIME LOCATION! Nestled in the sought-after Cottage Grove area, this corner townhome is a gem on a quiet private-access road with no left side neighbor! Three-story open concept plan offers a perfect blend of LUXURY and CONVENIENCE, with easy access to nearby restaurants, breweries, coffee shops, parks, hiking/biking trails, The Heights, Memorial Mall, Memorial Park, UH & Rice U and more. Enjoy an open floorplan with picture windows, real hardwood floors, and modern finishes. Kitchen boasts stainless steel appliances, quartz countertops, and six burner gas stove! Third floor features a private primary retreat with a massive walk-in closet. First floor bedroom is great for guests or multi-generational living. Outside, a turfed side yard is perfect for pets or extra storage. Tankless water heater, TWO 48-amp EV ports in garage, and an additional parking spot for guests versus the nearby homes! With quick access to I-10, you’ll enjoy a blend of urban convenience and neighborhood charm!

10. 2025-11-01
    historical
11. 2025-11-01
    listed $475,000 Active
12. 2025-07-29
    historical
13. 2025-07-09
    price $475,000
14. 2025-06-26
    listed $489,000 Active
15. 2025-06-26
    historical
16. 2025-05-03
    listed $489,000 Active
17. 2025-05-02
    historical
18. 2025-04-17
    listed $489,000 Active
19. 2018-12-17
    soldstatus
20. 2018-12-14
    soldstatus Sold
21. 2018-11-24
    status Pending
22. 2018-11-12
    status Option Pending
23. 2018-11-01
    listed $385,000 Active
24. 2014-05-20
    historical
25. 2014-01-26
    price $436,500
26. 2013-10-31
    listed $434,700 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: $9,816 · $818/mo
• Projected year-2 tax: $9,816 · $818/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: $56,424
• − Mortgage interest: −$25,711
• − Property taxes: −$9,816
• − Insurance: −$2,295
• − Repairs & maintenance: −$4,514
• − Management: −$4,514
• − Depreciation: −$13,353
• Taxable loss: −$3,779
• Est. tax savings @ 24.0%: +$907
• After-tax cash flow: $4,486/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

+5.6% since first listed

18 events — show timeline

• 2025-12-04 Listed $459,000 HARMLS
• 2025-11-01 Listed $475,000 HARMLS
• 2025-11-01 Listing Removed — HARMLS
• 2025-07-29 Listing Removed — HARMLS
• 2025-07-09 Price Changed $475,000 HARMLS
• 2025-06-26 Listing Removed — HARMLS
• 2025-06-26 Listed $489,000 HARMLS
• 2025-05-03 Listed $489,000 HARMLS
• 2025-05-02 Listing Removed — HARMLS
• 2025-04-17 Listed $489,000 HARMLS
• 2018-12-17 Sold (Public Records) — Public Records
• 2018-12-14 Sold (MLS) — HARMLS
• 2018-11-24 Pending — HARMLS
• 2018-11-12 Pending — HARMLS
• 2018-11-01 Listed $385,000 HARMLS
• 2014-05-20 Listing Removed — HARMLS
• 2014-01-26 Price Changed $436,500 HARMLS
• 2013-10-31 Listed $434,700 HARMLS

Property tax history

-0.1%/yr

Latest (2025): $9,816 · -1.7% YoY. Source: county tax records.