5820 Darling St · Houston, TX 77007

$475,000

3 bd · 3.5 ba · 2,713 sqft · Townhouse public records · 164 Days on market

Built 2010 1,900 sqft lot $175/sqft · at area comps Est $499k · at est. $67/mo HOA · 1% of rent

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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 +17.7/30.0
• ARV discount +9.7/15.0
• 1% rule +5.6/10.0
• DSCR +5.5/10.0
• 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

Welcome to 5820 Darling Street, a charming Cottage Grove gem! This townhome is apart of a six-home gated enclave on a quiet street. Beautiful brick, wrought iron fence, green landscaping & a bright red door great you with charm. Upon entry, step unto the entryway that fills with natural light. A first-floor suite is just off the entry with a generously sized bedroom & en-suite bathroom, plus additional flex space. As you enter the second floor, you are greeted by high ceilings, wood floors, crown moulding, wainscoting & tons of natural light. A large dining room, kitchen w/ abundant storage, generously-sized living room & powder bath complete the second floor. The third & final floor features laundry, a secondary bedroom with en-suite bath & the Primary. Primary Suite has generous windows, a large bathroom with soaking tub, glass-enclosed shower, & dual sinks, complete with walk-in closet. This stunning home offers so much charm & is conveniently located near Cottage Grove Park!

Key facts

• Green landscaping
• Gated enclave
• Natural light

Tags

• GATED ENCLAVE
• BRICK WROUGHT IRON FENCE
• GREEN LANDSCAPING
• BRIGHT RED DOOR
• FIRST-FLOOR SUITE
• NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath townhouse listed at $475k.

Deal economics

• At list price, monthly cash flow is $380 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $475k).
• Recommended offer: $418k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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; 26 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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 42% 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 164 days — a 12% lower offer ($418k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y 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: 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 $418,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.06% ✓
• Cap rate: 7.25%
• Cash-on-cash: 3.43%
• DSCR: 1.15
• GRM: 7.8

CMA / ARV

• ARV (median comp): $498,879
• List price: $475,000
• Delta: -4.79%
• 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
5736 Kansas St Unit B	0.17mi	3/3.5	2,664 (-2%)	1mo	$400,000	$150	88
6410 Rodrigo St Unit B	0.50mi	3/3.5	2,774 (+2%)	1mo	$875,000	$315	72
2415 Langston St Unit A	0.12mi	3/3.5	2,458 (-9%)	7mo	$465,000	$189	72
6023 Matthew Oaks Pl	0.34mi	3/3.5	2,452 (-10%)	1mo	$625,000	$255	68
6501 Rodrigo St	0.50mi	3/3.5	2,569 (-5%)	1mo	$840,000	$327	67
6410 Taggart St Unit B	0.46mi	3/3.5	2,882 (+6%)	2mo	$750,000	$260	67
6507 Minola St Unit A	0.44mi	3/2.5	2,840 (+5%)	1mo	$790,000	$278	66
1625 Mcdonald St	0.32mi	3/3.5	2,401 (-12%)	2mo	$425,000	$177	65
1501 Utah St	0.46mi	3/3.5	2,529 (-7%)	3mo	$509,900	$202	64
1517 Asbury St	0.63mi	3/2.5	2,763 (+2%)	2mo	$410,000	$148	62
5527 Darling Unit A	0.36mi	3/2.5	2,401 (-12%)	1mo	$450,000	$187	59
6227 Haskell St	0.72mi	2/2.5 (-1)	2,488 (-8%)	0mo	$749,000	$301	44

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: -14.6%
• Equity multiple: 0.49×
• Total profit: $-67,287
• Equity at exit: $70,824

10-year hold

• IRR: -12.5%
• Equity multiple: 0.37×
• Total profit: $-83,478
• Equity at exit: $41,069

Cash invested: $133,000 (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: 7.8×

Monthly cashflow live

• Estimated rent: $5,048 high
• Mortgage (P&I): −$2,491
• Tax from tax record: −$852 /mo · $10,223/yr
• Insurance: −$198
• HOA: −$67
• Vacancy / Maint / Mgmt: −$1,060
• Net cashflow: $380

Break-even live

Break-even rent $4,567

Max offer price $475,000

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: $118,750
• Closing costs: $14,250
• Reserves months: —
• Total cash needed: —

Rent comps 26 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	0.24mi
5620 Petty St Houston, TX	4.0	3.5	2891	$8,750	$3.03	44d	1	0.24mi
5530 Kiam St Unit 1019540P Houston, TX	4.0	2.5	2680	$15,799	$5.90	44d	1	0.34mi
5530 Kiam St Houston, TX	4.0	2.5	2688	$9,750	$3.63	44d	1	0.34mi
2103 Radcliffe St Unit 1225772P Houston, TX	3.0	2.0	1797	$4,729	$2.63	8d	1	0.42mi
2210 Radcliffe St Houston, TX	3.0	3.5	2066	$2,716	$1.31	8d	1	0.43mi
5427 Kansas St Houston, TX	3.0	4.0	2156	$2,700	$1.25	44d	1	0.47mi
543 T C Jester Blvd Unit 1225766P Houston, TX	3.0	3.5	2389	$5,222	$2.19	16d	1	0.52mi
5811 Maxie St Houston, TX	3.0	3.5	2226	$3,000	$1.35	44d	1	0.56mi
5336 Darling St Unit 1225767P Houston, TX	3.0	3.0	2292	$5,570	$2.43	8d	1	0.58mi
5235 Petty St Unit B Houston, TX	3.0	2.5	2532	$3,000	$1.18	44d	1	0.69mi
5610 Schuler St Houston, TX	3.0	3.5	2614	$3,111	$1.19	5d	1	0.70mi
929 Westcott St Houston, TX	1.0–3.0	1.0–3.0	1375	$9,263	$6.74	3d	22	0.71mi
920 Westcott St Houston, TX	1.0–2.0	1.0–2.0	1175	$3,306	$2.81	1d	29	0.71mi
5108 Larkin St Houston, TX	3.0	3.5	2108	$2,850	$1.35	44d	1	0.84mi
5305 Nett St Unit A Houston, TX	3.0	3.5	2104	$2,950	$1.40	24d	1	0.88mi
5237 Center St Houston, TX	3.0	3.0	2284	$2,995	$1.31	44d	1	0.95mi
4917 Nolda St Houston, TX	3.0	3.5	1764	$5,000	$2.83	24d	1	0.98mi
4510 Inker St Houston, TX	4.0	4.0	2293	$4,500	$1.96	44d	1	1.26mi
4608 Nett St Houston, TX	3.0	4.0	2261	$3,750	$1.66	44d	1	1.28mi
4311 Marina St Houston, TX	3.0	4.0	2328	$3,599	$1.55	44d	1	1.36mi
1723 W 14th St Unit B Houston, TX	3.0	3.5	2373	$3,400	$1.43	21d	1	1.37mi
4444 Center St Houston, TX	3.0	3.0	2121	$3,200	$1.51	44d	1	1.40mi
1126 W 16th St Houston, TX	3.0	4.0	2494	$4,295	$1.72	44d	1	1.41mi
5201 Memorial Dr Houston, TX	1.0–2.0	1.0–2.5	1071	$3,361	$3.14	2d	21	1.48mi

HOA detail

• Monthly dues: $67 · $804/yr
• Likely covers: landscapingsecurity

Listing history 40 events

1. 2026-06-18
   days on market $475,000 Active 164 DOM
2. 2026-06-17
   days on market $475,000 Active 163 DOM
3. 2026-06-16
   days on market $475,000 Active 162 DOM
4. 2026-06-15
   days on market $475,000 Active 161 DOM
5. 2026-06-13
   days on market $475,000 Active 159 DOM
6. 2026-06-10
   days on market $475,000 Active 155 DOM
7. 2026-06-08
   days on market $475,000 Active 154 DOM
8. 2026-06-07
   days on market $475,000 Active 153 DOM
9. 2026-06-04
   days on market $475,000 Active 150 DOM
10. 2026-06-01
    days on market $475,000 Active 147 DOM
11. 2026-05-31
    days on market $475,000 Active 146 DOM
12. 2026-04-29
    price $475,000 1025-char remark

    Show marketing remark (1025 chars)

    Welcome to 5820 Darling Street, a charming Cottage Grove gem! This townhome is apart of a six-home gated enclave on a quiet street. Beautiful brick, wrought iron fence, green landscaping & a bright red door great you with charm. Upon entry, step unto the entryway that fills with natural light. A first-floor suite is just off the entry with a generously sized bedroom & en-suite bathroom, plus additional flex space. As you enter the second floor, you are greeted by high ceilings, wood floors, crown moulding, wainscoting & tons of natural light. A large dining room, kitchen w/ abundant storage, generously-sized living room & powder bath complete the second floor. The third & final floor features laundry, a secondary bedroom with en-suite bath & the Primary. Primary Suite has generous windows, a large bathroom with soaking tub, glass-enclosed shower, & dual sinks, complete with walk-in closet. This stunning home offers so much charm & is conveniently located near Cottage Grove Park!

13. 2026-01-05
    listed $499,999 Active 1025-char remark

    Show marketing remark (1025 chars)

    Welcome to 5820 Darling Street, a charming Cottage Grove gem! This townhome is apart of a six-home gated enclave on a quiet street. Beautiful brick, wrought iron fence, green landscaping & a bright red door great you with charm. Upon entry, step unto the entryway that fills with natural light. A first-floor suite is just off the entry with a generously sized bedroom & en-suite bathroom, plus additional flex space. As you enter the second floor, you are greeted by high ceilings, wood floors, crown moulding, wainscoting & tons of natural light. A large dining room, kitchen w/ abundant storage, generously-sized living room & powder bath complete the second floor. The third & final floor features laundry, a secondary bedroom with en-suite bath & the Primary. Primary Suite has generous windows, a large bathroom with soaking tub, glass-enclosed shower, & dual sinks, complete with walk-in closet. This stunning home offers so much charm & is conveniently located near Cottage Grove Park!

14. 2025-12-22
    historical
15. 2025-12-05
    listed $499,999 Active
16. 2022-06-29
    soldstatus
17. 2022-06-28
    soldstatus Sold
18. 2022-06-12
    status Pending
19. 2022-06-01
    status Option Pending
20. 2022-05-13
    listed $499,999 Active
21. 2022-04-07
    listed $499,999
22. 2022-04-07
    historical
23. 2019-07-24
    soldstatus Sold
24. 2019-07-24
    soldstatus
25. 2019-06-27
    status Pending
26. 2019-05-22
    status Pending, Continue to Show
27. 2019-05-11
    status Option Pending
28. 2019-04-11
    price $425,000
29. 2019-03-28
    price $449,900
30. 2019-03-20
    price $469,900
31. 2019-03-20
    price $449,900
32. 2019-03-07
    price $469,900
33. 2019-02-28
    listed $479,900 Active
34. 2008-06-13
    soldstatus
35. 2007-10-25
    historical
36. 2006-10-25
    listed $215,000
37. 2006-10-24
    historical
38. 2006-03-29
    listed $275,000
39. 2001-11-08
    soldstatus
40. 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: $10,223 · $852/mo
• Projected year-2 tax: $10,223 · $852/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 4/10 Moderate 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: $60,573
• − Mortgage interest: −$26,607
• − Property taxes: −$10,223
• − Insurance: −$2,375
• − Repairs & maintenance: −$4,846
• − Management: −$4,846
• − HOA: −$804
• − Depreciation: −$13,818
• Taxable loss: −$2,946
• Est. tax savings @ 24.0%: +$707
• After-tax cash flow: $5,267/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

+72.7% since first listed

29 events — show timeline

• 2026-04-29 Price Changed $475,000 HARMLS
• 2026-01-05 Listed $499,999 HARMLS
• 2025-12-22 Listing Removed — HARMLS
• 2025-12-05 Listed $499,999 HARMLS
• 2022-06-29 Sold (Public Records) — Public Records
• 2022-06-28 Sold (MLS) — HARMLS
• 2022-06-12 Pending — HARMLS
• 2022-06-01 Pending — HARMLS
• 2022-05-13 Listed $499,999 HARMLS
• 2022-04-07 Listing Removed — HARMLS
• 2022-04-07 Listed $499,999 HARMLS
• 2019-07-24 Sold (Public Records) — Public Records
• 2019-07-24 Sold (MLS) — HARMLS
• 2019-06-27 Pending — HARMLS
• 2019-05-22 Pending — HARMLS
• 2019-05-11 Pending — HARMLS
• 2019-04-11 Price Changed $425,000 HARMLS
• 2019-03-28 Price Changed $449,900 HARMLS
• 2019-03-20 Price Changed $469,900 HARMLS
• 2019-03-20 Price Changed $449,900 HARMLS
• 2019-03-07 Price Changed $469,900 HARMLS
• 2019-02-28 Listed $479,900 HARMLS
• 2008-06-13 Sold (Public Records) — Public Records
• 2007-10-25 Listing Removed — HARMLS
• 2006-10-25 Listed $215,000 HARMLS
• 2006-10-24 Listing Removed — HARMLS
• 2006-03-29 Listed $275,000 HARMLS
• 2001-11-08 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $10,223 · +5.1% YoY. Source: county tax records.