5917 Dolores St Unit D · Houston, TX 77057

$380,000

3 bd · 2.5 ba · 2,465 sqft · Townhouse public records · 66 Days on market

Built 1998 2,813 sqft lot $154/sqft · 23% below area Est $493k · 23% under $130/mo HOA · 4% 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).

• ARV discount +15.0/15.0
• Cash flow +6.8/30.0
• Appreciation +4.4/10.0
• Livability +3.7/5.0
• 1% rule +2.8/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• DSCR +1.0/10.0

Listing remarks MLS

5917 Dolores St Unit D, Houston, TX 77057 offers a beautifully maintained residence in the highly desirable Galleria/Uptown area, combining comfort, convenience, and modern living. This spacious multi-level home features an open-concept living and dining area filled with natural light, an updated kitchen with modern and ample cabinetry, and generously sized bedrooms with excellent closet space. The property also includes a private garage and is located within a well-maintained community with easy access to major highways, including I-610 and Westheimer, making commuting simple. Just minutes from premier shopping, dining, and entertainment at the Galleria, this home is ideal for both homeowners and investors seeking strong value in a prime Houston location. All the measurements are proximate.

Key facts

• Open concept living
• Private garage
• Updated kitchen

Tags

• OPEN CONCEPT LIVING
• UPDATED KITCHEN
• PRIVATE GARAGE
• WELL MAINTAINED COMMUNITY
• EASY ACCESS TO HIGHWAYS
• MINUTES FROM SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $380k.

Deal economics

• At list price, monthly cash flow is $-595 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $275k (27.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $297k (21.8% below list).
• Recommended offer: $275k (27.7% below list) — sets the bar for cash-flow.
• Cap rate 4.4% 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: 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: School At St George Place (math 34% / reading 46%, grade F, #1,514 of 4,322 statewide, top 36%, 782 students, 55% FRL); Tanglewood Middle (math 29% / reading 42%, grade F, #827 of 1,662 statewide, top 51%, 808 students, 62% FRL); Wisdom H S (math 17% / reading 16%, grade F, #1,497 of 1,632 statewide, top 92%, 2,260 students, 97% FRL) — zoned schools at 71% FRL track the district average.
• Market conditions: Rents soft (-1.8%/yr); 392 active listings in the ZIP; 37 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; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $2,970/mo this rent would consume 53% of the median local household income ($67k/yr) (locally 3533% 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 (-1.2%/yr); year-one equity from $3k of loan paydown is wiped out by about $5k 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 66 days — a 6% lower offer ($357k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 24y ago; this cycle's ask has dropped $35k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $226k; list at $380k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $274,895 (27.7% 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. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.78% ✗
• Cap rate: 4.41%
• Cash-on-cash: -6.71%
• DSCR: 0.70
• GRM: 10.7

CMA / ARV

• ARV (median comp): $492,743
• List price: $380,000
• Delta: -22.88%
• 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
2945 Sandcastle Ln	0.22mi	3/2.5	2,377 (-4%)	1mo	$349,000	$147	83
2820 Bering Dr	0.19mi	3/2.5	2,192 (-11%)	7mo	$399,900	$182	67
5563 Beverlyhill St	0.53mi	3/2.5	2,334 (-5%)	7mo	$449,900	$193	61
2464 Bering Dr #2464	0.54mi	2/2.5 (-1)	2,370 (-4%)	6mo	$270,000	$114	58
2527 Potomac Dr Unit B	0.50mi	3/2.5	2,336 (-5%)	13mo	$549,999	$235	57
5591 Beverlyhill St	0.50mi	3/2.5	2,334 (-5%)	14mo	$625,000	$268	56
2506 Potomac Dr Unit A	0.58mi	3/2.5	2,690 (+9%)	2mo	$535,000	$199	56
5583 Beverlyhill St	0.51mi	3/2.5	2,334 (-5%)	18mo	$499,900	$214	52
2309 Nantucket Dr Unit A	0.67mi	3/2.5	2,427 (-2%)	16mo	$425,000	$175	52
2435 Nantucket Dr	0.53mi	3/2.5	2,259 (-8%)	20mo	$535,000	$237	45
2421 Potomac Dr Unit C	0.60mi	3/2.5	2,113 (-14%)	7mo	$510,000	$241	42
3001 Falls At Fairdale	0.62mi	4/3.5 (+1)	2,754 (+12%)	18mo	$415,000	$151	27

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.23% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.3%
• Equity multiple: 0.26×
• Total profit: $-78,931
• Equity at exit: $87,516

10-year hold

• IRR: -15.1%
• Equity multiple: -0.16×
• Total profit: $-123,284
• Equity at exit: $88,357

Cash invested: $106,400 (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 77057

• Home prices YoY: -0.7%
• Rents YoY: -1.8%
• Active inventory: 392
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,970 high
• Mortgage (P&I): −$1,993
• Tax from tax record: −$660 /mo · $7,926/yr
• Insurance: −$158
• HOA: −$130
• Vacancy / Maint / Mgmt: −$624
• Net cashflow: $-595

Break-even live

Break-even rent $3,724

Max offer price $274,895

Occupancy floor —

Sensitivity live

Price	-10% $-380	-5% $-487	+0% $-595	+5% $-703	+10% $-810
Rent	-10% $-830	-5% $-712	+0% $-595	+5% $-478	+10% $-360
Rate	-1.0pp $-404	-0.5pp $-498	base $-595	+0.5pp $-693	+1.0pp $-794

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: $95,000
• Closing costs: $11,400
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5815 Fairdale Ln Houston, TX	3.0	4.0	2047	$2,800	$1.37	45d	1	0.13mi
5733 Winsome Ln Houston, TX	3.0	3.5	2481	$4,000	$1.61	14d	1	0.19mi
5914 Val Verde St Houston, TX	3.0	4.0	2036	$3,900	$1.92	45d	1	0.20mi
5640 Dolores St Houston, TX	3.0	4.0	2144	$3,999	$1.87	45d	1	0.27mi
5625 Dolores St Houston, TX	4.0	4.0	2935	$4,500	$1.53	45d	1	0.30mi
5615 Winsome Ln Houston, TX	4.0	4.0	3150	$3,195	$1.01	45d	1	0.33mi
2425 Fountain View Dr Unit 210 Houston, TX	2.0	1.0	2410	$2,000	$0.83	45d	1	0.40mi
2468 Bering Dr Houston, TX	2.0	3.0	1808	$2,200	$1.22	45d	1	0.52mi
2454 Bering Dr Houston, TX	3.0	2.5	2150	$2,800	$1.30	45d	1	0.52mi
2380 Bering Dr Houston, TX	2.0	2.0	1720	$2,357	$1.37	45d	1	0.57mi
2351 Bering Dr Houston, TX	3.0	3.0	1776	$2,440	$1.37	24d	1	0.59mi
2351 Bering Dr Houston, TX	3.0	3.0	1776	$2,440	$1.37	45d	1	0.59mi
2345 Bering Dr Houston, TX	1.0–3.0	1.0–3.0	1313	$2,329	$1.77	4d	17	0.59mi
2226 Nantucket Dr Unit A Houston, TX	3.0	2.5	2304	$2,600	$1.13	26d	1	0.71mi
6353 Richmond Ave Houston, TX	3.0	2.0–2.5	1666	$2,224	$1.33	45d	3	0.73mi
6353 Richmond Ave Houston, TX	3.0	2.0–2.5	1666	$2,197	$1.32	26d	2	0.73mi
6353 Richmond Ave Houston, TX	3.0	2.0–2.5	1666	$2,197	$1.32	0d	2	0.73mi
5421 Judalon Ln Houston, TX	3.0	2.0	1740	$3,600	$2.07	45d	1	0.77mi
5331 Beverly Hill St Houston, TX	1.0–4.0	1.0–2.5	1420	$1,688	$1.19	0d	86	0.77mi
6130 Southwest Fwy Houston, TX	4.0	1.0–2.0	1170	$1,875	$1.60	15d	20	0.81mi
2927 El Fenice Ln Houston, TX	3.0	3.0	2181	$3,200	$1.47	45d	1	0.81mi
2909 El Fenice Ln Unit 1538926P Houston, TX	3.0	2.5	2249	$7,906	$3.52	17d	1	0.81mi
2914 El Fenice Ln Unit 1538927P Houston, TX	3.0	2.5	2249	$7,906	$3.52	16d	1	0.83mi
2926 El Fenice Ln Unit 1514060P Houston, TX	3.0	2.5	2174	$6,326	$2.91	1d	1	0.83mi
2926 El Fenice Ln Unit 1514061P Houston, TX	3.0	2.5	2292	$6,039	$2.63	45d	1	0.83mi
2910 El Fenice Ln Unit 1538928P Houston, TX	3.0	2.5	2249	$6,426	$2.86	7d	1	0.83mi
2912 El Fenice Ln Unit 1538929P Houston, TX	3.0	2.5	2249	$7,906	$3.52	22d	1	0.83mi
2908 El Fenice Ln Unit 1538925P Houston, TX	3.0	2.5	2249	$7,906	$3.52	16d	1	0.83mi
3319 Bingham Manor Ln Houston, TX	3.0	4.0	2866	$2,900	$1.01	45d	1	0.90mi
3000 Sage Rd Houston, TX	1.0–2.0	1.0–2.0	1225	$1,870	$1.53	1d	33	0.94mi
6463 Burgoyne Rd #35 Houston, TX	2.0	2.5	1596	$1,980	$1.24	45d	1	1.10mi
2345 Sage Rd Houston, TX	1.0–3.0	1.0–3.0	1203	$2,520	$2.09	4d	39	1.22mi
1441 Bering Dr Houston, TX	2.0	2.5	1767	$2,312	$1.31	3d	3	1.27mi
2525 McCue Rd Unit 354 Houston, TX	3.0	2.0	1750	$1,900	$1.09	45d	1	1.34mi
2525 McCue Rd Houston, TX	1.0–3.0	1.0–2.0	1235	$2,545	$2.06	1d	23	1.34mi
2323 McCue Rd Houston, TX	3.0	1.0–3.0	1540	$4,850	$3.15	0d	12	1.35mi
1112 Bering Dr #67 Houston, TX	2.0	2.5	1610	$2,200	$1.37	26d	1	1.39mi

HOA detail

• Monthly dues: $130 · $1,560/yr

Listing history 33 events

1. 2026-06-21
   days on market $380,000 Active 66 DOM
2. 2026-06-18
   days on market $380,000 Active 63 DOM
3. 2026-06-17
   days on market $380,000 Active 62 DOM
4. 2026-06-16
   days on market $380,000 Active 61 DOM
5. 2026-06-15
   days on market $380,000 Active 60 DOM
6. 2026-06-13
   days on market $380,000 Active 58 DOM
7. 2026-06-10
   days on market $380,000 Active 54 DOM
8. 2026-06-08
   days on market $380,000 Active 53 DOM
9. 2026-06-07
   pricedays on market $380,000 Active 52 DOM
10. 2026-06-04
    days on market $395,000 Active 49 DOM
11. 2026-06-01
    days on market $395,000 Active 46 DOM
12. 2026-05-31
    days on market $395,000 Active 45 DOM
13. 2026-05-02
    price $395,000 803-char remark

    Show marketing remark (803 chars)

    5917 Dolores St Unit D, Houston, TX 77057 offers a beautifully maintained residence in the highly desirable Galleria/Uptown area, combining comfort, convenience, and modern living. This spacious multi-level home features an open-concept living and dining area filled with natural light, an updated kitchen with modern and ample cabinetry, and generously sized bedrooms with excellent closet space. The property also includes a private garage and is located within a well-maintained community with easy access to major highways, including I-610 and Westheimer, making commuting simple. Just minutes from premier shopping, dining, and entertainment at the Galleria, this home is ideal for both homeowners and investors seeking strong value in a prime Houston location. All the measurements are proximate.

14. 2026-04-16
    listed $415,000 Active 803-char remark

    Show marketing remark (803 chars)

    5917 Dolores St Unit D, Houston, TX 77057 offers a beautifully maintained residence in the highly desirable Galleria/Uptown area, combining comfort, convenience, and modern living. This spacious multi-level home features an open-concept living and dining area filled with natural light, an updated kitchen with modern and ample cabinetry, and generously sized bedrooms with excellent closet space. The property also includes a private garage and is located within a well-maintained community with easy access to major highways, including I-610 and Westheimer, making commuting simple. Just minutes from premier shopping, dining, and entertainment at the Galleria, this home is ideal for both homeowners and investors seeking strong value in a prime Houston location. All the measurements are proximate.

15. 2021-10-08
    historical
16. 2021-10-01
    price $344,900
17. 2021-09-05
    status Active
18. 2021-09-04
    status Option Pending
19. 2021-08-14
    price $349,900
20. 2021-08-07
    listed $359,000 Active
21. 2020-07-05
    historical
22. 2020-02-02
    price $324,900
23. 2019-12-19
    price $329,000
24. 2019-11-01
    listed $333,000 Active
25. 2019-01-04
    historical
26. 2018-10-18
    listed $345,000 Active
27. 2017-09-10
    historical
28. 2017-07-08
    price $375,000
29. 2017-06-09
    listed $382,000 Active
30. 2002-03-12
    historical
31. 2002-03-08
    listed $264,900
32. 2000-01-01
    soldstatus
33. 1999-08-01
    soldstatus $225,900

ⓘ 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: $7,926 · $660/mo
• Projected year-2 tax: $7,926 · $660/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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 24 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: $35,645
• − Mortgage interest: −$21,286
• − Property taxes: −$7,926
• − Insurance: −$1,900
• − Repairs & maintenance: −$2,852
• − Management: −$2,852
• − HOA: −$1,560
• − Depreciation: −$11,055
• Taxable loss: −$13,785
• Est. tax savings @ 24.0%: +$3,308
• After-tax cash flow: $-3,831/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): 46,569
• Household income: $66,971
• Rent vs Own: 68.2% rent · 31.8% own
• Severe rent burden: 3533.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 38% White 37% Two or more races 22% Black 12% Asian 10% Native American 1%
• Hispanic origin (detail): Mexican 13% Cuban 1%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 38% · Canada, China, Jamaica
• Languages at home: 50% English-only · Spanish 33% Other Indo-European 6% Other Asian/Pacific 3%

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: ▼ -1.23%
• Current HPI: 167.8863
• Rent YoY: ▼ -1.83%
• 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

+74.9% since first listed

21 events — show timeline

• 2026-05-02 Price Changed $395,000 HARMLS
• 2026-04-16 Listed $415,000 HARMLS
• 2021-10-08 Listing Removed — HARMLS
• 2021-10-01 Price Changed $344,900 HARMLS
• 2021-09-05 Relisted — HARMLS
• 2021-09-04 Pending — HARMLS
• 2021-08-14 Price Changed $349,900 HARMLS
• 2021-08-07 Listed $359,000 HARMLS
• 2020-07-05 Listing Removed — HARMLS
• 2020-02-02 Price Changed $324,900 HARMLS
• 2019-12-19 Price Changed $329,000 HARMLS
• 2019-11-01 Listed $333,000 HARMLS
• 2019-01-04 Listing Removed — HARMLS
• 2018-10-18 Listed $345,000 HARMLS
• 2017-09-10 Listing Removed — HARMLS
• 2017-07-08 Price Changed $375,000 HARMLS
• 2017-06-09 Listed $382,000 HARMLS
• 2002-03-12 Listing Removed — HARMLS
• 2002-03-08 Listed $264,900 HARMLS
• 2000-01-01 Sold (Public Records) — Public Records
• 1999-08-01 Sold (Public Records) $225,900 Public Records

Property tax history

+0.4%/yr

Latest (2025): $7,926 · +0.3% YoY. Source: county tax records.