5130 Cosby St · Houston, TX 77021

$240,000

3 bd · 2.5 ba · 1,336 sqft · SingleFamily public records · 24 Days on market

Built 1955 6,599 sqft lot $180/sqft · 56% above area Est $238k · at est.

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Why this score? — see what drove the F 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 +7.1/30.0
• ARV discount +7.1/15.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Schools +2.7/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

The home is tenant occupied and perfect for an investor looking for tenant-occupied properties. Perfectly positioned for the 2026 World Cup, a high-performing Airbnb, or even the opportunity to start your own business, 5130 Cosby St offers a rare income-producing property in the heart of Houston with exceptional access to Downtown Houston, the Texas Medical Center, and the University of Houston, along with convenient connectivity to Highway 288, I-45, and Loop 610—making it ideal for short-term stays and visitors needing quick access to the city’s major destinations. Currently operating as an active Airbnb, the home features a large, spacious layout with ample square footage tha

Key facts

• Connectivity to i-45
• 6,599 sq ft lot
• Built 1955

Tags

• INCOME PRODUCING PROPERTY
• ACCESS TO DOWNTOWN HOUSTON
• ACCESS TO TEXAS MEDICAL CENTER
• CONNECTIVITY TO HIGHWAY 288
• CONNECTIVITY TO I-45
• CONNECTIVITY TO LOOP 610

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Entry on first floor
• Construction: Built in 1955; Slab foundation; Composition roof; Construction materials: Unknown
• Exterior features: Located in a subdivision

Interior

• Bedrooms: Primary bedroom on the first floor (13 x 11); Three additional first-floor bedrooms (each 11 x 11)
• Bathrooms: Three full bathrooms
• Heating & cooling: Central heating (electric and gas); Central air conditioning (electric and gas)
• Interior features: Four total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-403 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $169k (29.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (24.8% below list).
• Recommended offer: $169k (29.6% below list) — sets the bar for cash-flow.
• Cap rate 4.6% vs local median 3.1% 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: Hartsfield El (math 27% / reading 22%, grade F, #3,052 of 4,322 statewide, top 74%, 303 students, 98% FRL); Cullen Middle (math 6% / reading 14%, grade F, #1,641 of 1,662 statewide, top 99%, 324 students, 100% FRL); Yates H S (math 12% / reading 23%, grade F, #1,451 of 1,632 statewide, top 89%, 851 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 17% at this address vs 31% district-wide (-14 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 rising (+2.2%/yr); 467 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $1,804/mo this rent would consume 47% of the median local household income ($46k/yr) (locally 2532% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 24 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $168,846 (29.6% 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. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.75% ✗
• Cap rate: 4.61%
• Cash-on-cash: -6.01%
• DSCR: 0.73
• GRM: 11.1

CMA / ARV

• ARV (median comp): $237,751
• List price: $240,000
• Delta: 0.95%
• 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
5126 Hull St	0.21mi	3/2.0	1,306 (-2%)	3mo	$220,000	$168	82
5111 Cosby St	0.06mi	3/2.0	1,225 (-8%)	4mo	$225,000	$184	78
5006 Idaho St	0.53mi	4/2.0 (+1)	1,308 (-2%)	3mo	$225,000	$172	62
5014 Yellowstone Blvd	0.37mi	3/2.0	1,190 (-11%)	6mo	$189,900	$160	58
5518 Nassau Rd	0.65mi	3/2.0	1,279 (-4%)	4mo	$145,000	$113	57
6326 Calhoun Rd	0.50mi	3/2.5	1,453 (+9%)	7mo	$299,000	$206	57
5042 Bataan Rd	0.68mi	4/2.0 (+1)	1,362 (+2%)	5mo	$180,000	$132	54
5035 Andrea St	0.37mi	3/2.0	1,156 (-14%)	6mo	$195,000	$169	54
5009 Bataan Rd	0.70mi	3/2.0	1,228 (-8%)	2mo	$130,500	$106	50
4902 Winfree Dr	0.63mi	3/2.0	1,511 (+13%)	2mo	$169,500	$112	45
5822 Grace Ln	0.48mi	2/1.0 (-1)	1,178 (-12%)	5mo	$90,000	$76	43
4826 Culmore Dr	0.72mi	3/2.0	1,501 (+12%)	3mo	$279,000	$186	41

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 · 2.17% rent growth · sell at horizon

5-year hold

• IRR: -29.8%
• Equity multiple: 0.02×
• Total profit: $-65,907
• Equity at exit: $35,785

10-year hold

• IRR: -35.0%
• Equity multiple: -0.43×
• Total profit: $-95,920
• Equity at exit: $20,751

Cash invested: $67,200 (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 77021

• Home prices YoY: -23.6%
• Rents YoY: 2.2%
• Active inventory: 467
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,804 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$403 /mo · $4,832/yr
• Insurance: −$100
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $-403

Break-even live

Break-even rent $2,314

Max offer price $168,846

Occupancy floor —

Sensitivity live

Price	-10% $-267	-5% $-335	+0% $-403	+5% $-471	+10% $-539
Rent	-10% $-545	-5% $-474	+0% $-403	+5% $-332	+10% $-260
Rate	-1.0pp $-282	-0.5pp $-342	base $-403	+0.5pp $-465	+1.0pp $-528

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5123 Dewberry St Houston, TX	4.0	2.0	1391	$2,400	$1.73	44d	1	0.17mi
6528 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	44d	1	0.33mi
6528 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	0d	1	0.33mi
6532 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	18d	1	0.34mi
5918 Schroeder Rd Houston, TX	1.0–2.0	1.0	850	$1,000	$1.18	44d	1	0.35mi
6109 Wayland St Houston, TX	4.0	2.0	1600	$1,595	$1.00	0d	1	0.36mi
5924 Schroeder Rd Houston, TX	2.0	1.0	900	$895	$0.99	44d	1	0.36mi
5924 Schroeder Rd Houston, TX	2.0	1.0	900	$895	$0.99	22d	1	0.36mi
5116 Griggs Rd Houston, TX	3.0	2.0	1131	$1,316	$1.16	44d	1	0.45mi
5154 Griggs Rd Unit CAVE Houston, TX	2.0	2.0	1322	$1,420	$1.07	3d	1	0.48mi
5514 Griggs Rd Unit 2162 Houston, TX	2.0	2.0	1322	$1,190	$0.90	6d	1	0.59mi
5514 Griggs Rd Unit 5571 Houston, TX	2.0	2.0	1322	$1,214	$0.92	11d	1	0.59mi
5514 Griggs Rd Unit 2187 Houston, TX	2.0	2.0	1322	$1,220	$0.92	0d	1	0.59mi
5514 Griggs Rd Unit 422 Houston, TX	2.0	2.0	1322	$1,190	$0.90	8d	1	0.59mi
5514 Griggs Rd Houston, TX	2.0	2.0	1322	$1,210	$0.92	44d	1	0.60mi
5537 Bataan Rd Houston, TX	2.0	1.0	880	$1,300	$1.48	44d	1	0.60mi
5514 Griggs Rd Unit 2047 Houston, TX	2.0	2.0	1322	$1,225	$0.93	11d	1	0.62mi
5514 Griggs Rd Unit 2047 Houston, TX	2.0	2.0	1322	$1,214	$0.92	3d	1	0.62mi
5317 Chennault Rd Unit A Houston, TX	3.0	2.5	1608	$1,999	$1.24	44d	1	0.63mi
5610 Royal Palms St Houston, TX	2.0	1.0	900	$950	$1.06	25d	1	0.65mi
4705 Idaho St Houston, TX	3.0	2.5	1664	$2,500	$1.50	17d	1	0.67mi
5520 Griggs Rd Houston, TX	2.0	2.0	1322	$1,241	$0.94	44d	1	0.68mi
5520 Griggs Rd Houston, TX	2.0	2.0	1322	$1,241	$0.94	22d	1	0.68mi
5835 Southmont St Houston, TX	3.0	2.0	1200	$1,700	$1.42	44d	1	0.69mi
4942 Bataan Rd Unit 77033 Houston, TX	4.0	2.0	1350	$1,800	$1.33	44d	1	0.73mi
4907 Culmore Dr Houston, TX	4.0	2.0	1800	$2,700	$1.50	17d	1	0.76mi
6926 Paris St Houston, TX	3.0	2.0	1276	$1,900	$1.49	0d	1	0.77mi
6928 Paris St Houston, TX	3.0	2.0	1276	$1,900	$1.49	0d	1	0.77mi
4907 Marietta Ln Unit 1494902P Houston, TX	3.0	2.0	1593	$3,278	$2.06	14d	1	0.91mi
4722 Old Spanish Trl Unit B301 Houston, TX	2.0	2.0	1027	$1,695	$1.65	45d	1	0.98mi
5813 England St Unit A Houston, TX	3.0	2.5	1473	$2,195	$1.49	4d	1	0.98mi
5101 Martin Luther King Blvd Unit MO54 Houston, TX	2.0	2.0	1322	$1,210	$0.92	12d	1	0.98mi
7358 Guadalcanal Rd Houston, TX	3.0	3.0	1768	$2,195	$1.24	44d	1	1.02mi
4977 Martin Luther King Blvd Houston, TX	4.0	4.0	1396	$870	$0.62	25d	1	1.08mi
7032 Conley St Houston, TX	3.0	2.0	1220	$2,850	$2.34	44d	1	1.17mi
5954 Doolittle Blvd Houston, TX	3.0	2.0	1371	$1,575	$1.15	44d	1	1.23mi
5314 Longmeadow St Houston, TX	3.0	3.0	1646	$1,900	$1.15	44d	1	1.29mi
7710 Darnay Dr Houston, TX	3.0	3.0	1635	$2,095	$1.28	44d	1	1.31mi
7321 Conley St Unit A Houston, TX	3.0	2.5	1869	$2,025	$1.08	21d	1	1.36mi
7321 Conley St Unit B Houston, TX	3.0	2.0	1501	$2,025	$1.35	21d	1	1.36mi

Listing history 16 events

1. 2026-06-07
   days on market $240,000 Pending 24 DOM
2. 2026-06-04
   days on market $240,000 Pending 22 DOM
3. 2026-06-01
   days on market $240,000 Pending 19 DOM
4. 2026-05-31
   days on market $240,000 Pending 18 DOM
5. 2026-05-13
   listed $260,000 Active 975-char remark
6. 2026-05-13
   historical
7. 2026-05-09
   price $260,000
8. 2026-03-03
   listed $295,000 Active
9. 2026-03-03
   historical
10. 2026-01-15
    listed $295,000 Active
11. 2022-03-23
    price $1,700
12. 2021-11-19
    soldstatus
13. 2021-11-18
    soldstatus Sold
14. 2021-10-28
    historical
15. 2021-10-28
    listed $75,000
16. 1988-01-02
    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: $4,832 · $403/mo
• Projected year-2 tax: $4,832 · $403/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 8/10 Severe FEMA zone X (unshaded) · 99% 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,645
• − Mortgage interest: −$13,444
• − Property taxes: −$4,832
• − Insurance: −$1,997
• − Repairs & maintenance: −$1,732
• − Management: −$1,732
• − Depreciation: −$6,982
• Taxable loss: −$9,074
• Est. tax savings @ 24.0%: +$2,178
• After-tax cash flow: $-2,656/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): 26,153
• Household income: $45,574
• Rent vs Own: 58.2% rent · 41.8% own
• Severe rent burden: 2532.0

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 0.55)
• Race & ethnicity: Black 62% Hispanic / Latino 22% Two or more races 12% White 10% Asian 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 1% Romanian 1% Lithuanian 1%
• Foreign-born: 11% · Canada
• Languages at home: 77% English-only · Spanish 19% French/Haitian/Cajun 1% Other Indo-European 1%

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: ▼ -71.22%
• Current HPI: 230.2869
• Rent YoY: ▲ 2.17%
• 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

+220.0% since first listed

15 events — show timeline

• 2026-06-06 Pending — HARMLS
• 2026-05-27 Pending — HARMLS
• 2026-05-21 Price Changed $240,000 HARMLS
• 2026-05-13 Listing Removed — HARMLS
• 2026-05-13 Listed $260,000 HARMLS
• 2026-05-09 Price Changed $260,000 HARMLS
• 2026-03-03 Listing Removed — HARMLS
• 2026-03-03 Listed $295,000 HARMLS
• 2026-01-15 Listed $295,000 HARMLS
• 2022-03-23 Price Changed $1,700 RENT.
• 2021-11-19 Sold (Public Records) — Public Records
• 2021-11-18 Sold (MLS) — HARMLS
• 2021-10-28 Listing Removed — HARMLS
• 2021-10-28 Listed $75,000 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+9.2%/yr

Latest (2025): $4,832 · +14.7% YoY. Source: county tax records.