2414 Calumet St Unit B · Houston, TX 77004

$379,000

3 bd · 3.5 ba · 2,312 sqft · Townhouse public records · 32 Days on market

Built 2002 1,797 sqft lot $164/sqft · at area comps Est $389k · at est. $436/mo HOA · 11% 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 +12.5/30.0
• ARV discount +8.6/15.0
• 1% rule +5.5/10.0
• DSCR +3.7/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful townhome in gated community, with high ceilings, granite counter tops, stainless steel appliances, slate on the first floor, hardwood floors on stairs and second floor. Featuring a guest suite (or study room) with a full bathroom and integrated to the backyard. In the second floor, the living area with plenty natural lights, kitchen and breakfast bar open to family and dinning, a gas log fireplace, built in oven and microwave, extra desk area, lots of cabinets and storage, balcony and half bath for your guests convenience. In the third floor, a spacious primary suite with doube sink, separate shower and a whirlpool tub, plus a third bedroom. With alarm and surround sound system bu

Key facts

• Gated community
• Gas log fireplace
• Built in oven

Tags

• GATED COMMUNITY
• GUEST SUITE
• INTEGRATED TO THE BACKYARD
• NATURAL LIGHTS
• GAS LOG FIREPLACE
• BUILT IN OVEN

Property features AI

Finance

• Financial info: Lease considered
• HOA & community: Riverside Place HOA; Gated community; Quarterly HOA fee of $1,307 (includes common areas and structure maintenance)

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: Gated community; Owned security system; Security gate; Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; Faces west; 3 stories; Entry on slab foundation
• Construction: Built in 2002; Cement siding, stone, and wood siding exterior; Composition roof; Slab foundation
• Exterior features: Private yard; Asphalt road access

Interior

• Kitchen: Dishwasher; Electric oven; Gas cooktop; Microwave; Garbage disposal; ENERGY STAR qualified appliances
• Bedrooms: 3 total rooms
• Flooring: Carpet; Slate; Tile; Wood
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Gas log fireplace (one); Dual sinks and double vanity; Granite countertops; High ceilings; Kitchen island; Kitchen open to family room; Separate shower; Wired for sound; Ceiling fans; Programmable thermostat
• Laundry & utility: Washer and dryer included; Laundry in utility room

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath townhouse listed at $379k.

Deal economics

• At list price, monthly cash flow is $-54 ($-650/yr) — negative.
• To cash-flow at today's rent, offer at most $369k (2.5% below list).
• Meets the 1% rule at list price ($4k rent vs $379k).
• Recommended offer: $368k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.1% 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: 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: Lockhart El (math 12% / reading 27%, grade F, #3,583 of 4,322 statewide, top 86%, 379 students, 92% 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 96% FRL vs 71% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 31% district-wide (-15 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 soft (-0.3%/yr); 585 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $3,987/mo this rent would consume 67% of the median local household income ($71k/yr) (locally 3072% 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 $3k of loan paydown is wiped out by about $11k 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 32 days — a 3% lower offer ($368k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 24y ago; this cycle's ask is 15060% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $367,630 (3.0% 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 32 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.05% ✓
• Cap rate: 6.12%
• Cash-on-cash: -0.61%
• DSCR: 0.97
• GRM: 7.9

CMA / ARV

• ARV (median comp): $388,758
• List price: $379,000
• Delta: 0.06%
• 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
2402 Calumet St Unit B	0.02mi	3/3.5	2,322 (+0%)	0mo	$285,000	$123	98
2402 Calumet St Unit C	0.03mi	3/3.5	2,312 (0%)	6mo	$324,999	$141	94
5106 Crawford St	0.61mi	3/3.5	2,384 (+3%)	0mo	$467,990	$196	66
2611 Riverside Dr Unit D	0.26mi	3/3.5	2,636 (+14%)	5mo	$350,000	$133	61
1813 Wichita St	0.49mi	3/3.5	2,158 (-7%)	8mo	$449,900	$208	60
1418 Rosedale St	0.73mi	3/3.5	2,482 (+7%)	3mo	$545,000	$220	51
1422 Rosedale St	0.73mi	3/3.5	2,210 (-4%)	10mo	$524,900	$238	50
1701 Hermann Dr Unit 26AB	0.40mi	2/2.0 (-1)	2,010 (-13%)	9mo	$1,056,825	$526	40
2424 Charleston St Unit D	0.64mi	2/2.5 (-1)	2,080 (-10%)	10mo	$349,500	$168	36
1515 Oakdale St #7	0.62mi	3/2.5	1,971 (-15%)	8mo	$399,000	$202	36
6116 Grand Blvd	0.57mi	3/2.0	1,972 (-15%)	9mo	$319,000	$162	35
1401 Calumet St #407	0.66mi	2/2.0 (-1)	2,067 (-11%)	7mo	$349,900	$169	35

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: -21.4%
• Equity multiple: 0.28×
• Total profit: $-76,130
• Equity at exit: $56,510

10-year hold

• IRR: -27.4%
• Equity multiple: -0.08×
• Total profit: $-114,185
• Equity at exit: $32,769

Cash invested: $106,120 (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 77004

• Rents YoY: -0.3%
• Active inventory: 585
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $3,987 high
• Mortgage (P&I): −$1,988
• Tax from tax record: −$622 /mo · $7,468/yr
• Insurance: −$158
• HOA: −$436
• Vacancy / Maint / Mgmt: −$837
• Net cashflow: $-54

Break-even live

Break-even rent $4,055

Max offer price $369,428

Occupancy floor 96%

Sensitivity live

Price	-10% $160	-5% $53	+0% $-54	+5% $-161	+10% $-269
Rent	-10% $-369	-5% $-212	+0% $-54	+5% $103	+10% $261
Rate	-1.0pp $137	-0.5pp $42	base $-54	+0.5pp $-152	+1.0pp $-252

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: $94,750
• Closing costs: $11,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1910 Oakdale St Unit A Houston, TX	3.0	3.5	2452	$3,890	$1.59	13d	1	0.32mi
1818 Prospect St Houston, TX	3.0	2.0	2923	$3,400	$1.16	5d	1	0.35mi
5927 Almeda Rd Houston, TX	2.0–4.0	2.5–4.0	3055	$5,768	$1.89	14d	2	0.36mi
5927 Almeda Rd Houston, TX	1.0–4.0	1.0–4.0	3055	$5,733	$1.88	0d	4	0.36mi
5927 Almeda Rd Houston, TX	1.0–4.0	1.0–4.0	3055	$5,737	$1.88	1d	3	0.36mi
5927 Almeda Rd Unit 421 Houston, TX	2.0	2.0	1674	$3,489	$2.08	9d	1	0.37mi
5927 Almeda Rd Unit 5950 Houston, TX	2.0	2.0	1674	$3,513	$2.10	12d	1	0.37mi
5927 Almeda Rd Unit 2165 Houston, TX	2.0	2.0	1674	$3,514	$2.10	0d	1	0.37mi
5927 Almeda Rd Unit 2187 Houston, TX	2.0	2.0	1674	$3,473	$2.07	0d	1	0.37mi
5927 Almeda Rd Unit AHP3 Houston, TX	4.0	4.5	3055	$7,635	$2.50	5d	1	0.37mi
5927 Almeda Rd Houston, TX	4.0	4.0	3055	$7,635	$2.50	26d	1	0.37mi
5927 Almeda Rd Houston, TX	4.0	4.0	3055	$7,635	$2.50	45d	1	0.37mi
1699 Hermann Dr Houston, TX	2.0	1.0–2.5	1331	$7,118	$5.35	3d	10	0.40mi
1701 Hermann Dr Houston, TX	2.0	1.0–2.0	1210	$4,355	$3.60	5d	4	0.40mi
2403 Arbor St Houston, TX	3.0	2.5	2344	$2,800	$1.19	45d	1	0.40mi
5933 Almeda Rd Unit 2-1405 Houston, TX	4.0	4.0	3055	$7,442	$2.44	45d	1	0.42mi
5505 Zoemark Ln Houston, TX	3.0	3.5	2477	$2,850	$1.15	45d	1	0.49mi
2703 Blodgett St Unit 1047952P Houston, TX	1.0–5.0	1.5–5.5	2497	$12,804	$5.13	0d	2	0.54mi
5350 Crawford St Unit 3165 Houston, TX	3.0	2.0	1991	$4,420	$2.22	0d	1	0.56mi
5350 Crawford St Unit 5383 Houston, TX	3.0	2.0	1991	$4,460	$2.24	12d	1	0.56mi
6125 Gehring St Houston, TX	2.0	2.0	2041	$2,500	$1.22	45d	1	0.59mi
4908 Crawford St Houston, TX	3.0	2.0	2526	$3,250	$1.29	45d	1	0.62mi
6318 Grand Blvd Houston, TX	3.0	3.5	2325	$2,999	$1.29	6d	1	0.68mi
30 Hermann Park Ct Houston, TX	3.0	2.0	1655	$2,605	$1.57	45d	1	0.69mi
5280 Caroline St Houston, TX	1.0–3.0	1.0–3.5	1880	$6,216	$3.31	0d	22	0.73mi
5226 Caroline St Houston, TX	2.0	2.0	1849	$3,835	$2.07	45d	1	0.73mi
6301 Almeda Rd Unit 6334 Houston, TX	3.0	2.0	1655	$2,728	$1.65	12d	1	0.76mi
6301 Almeda Rd Unit 3148 Houston, TX	3.0	2.0	1655	$2,688	$1.62	0d	1	0.76mi
4306 Ennis St Houston, TX	3.0	3.0	1989	$2,500	$1.26	45d	1	0.77mi
2401 Eagle St Houston, TX	4.0	4.0	1700	$2,800	$1.65	45d	1	0.77mi
2311 Eagle St Houston, TX	3.0	4.0	1783	$2,500	$1.40	45d	1	0.78mi
5353 Fannin St Houston, TX	1.0–2.0	1.0–2.0	1293	$3,347	$2.59	0d	9	0.79mi
1216 Rosedale St Houston, TX	3.0	3.5	2584	$3,250	$1.26	14d	1	0.79mi
1216 Rosedale St Houston, TX	3.0	3.5	2584	$3,250	$1.26	15d	1	0.79mi
4606 Austin St Houston, TX	3.0	3.5	2950	$3,000	$1.02	45d	1	0.83mi
1915 Cleburne St Houston, TX	2.0	1.0	2766	$1,800	$0.65	45d	1	0.88mi
2209 Alabama St Unit B Houston, TX	3.0	2.5	2074	$2,350	$1.13	45d	1	0.99mi
4899 Montrose Blvd Houston, TX	1.0–3.0	1.0–2.5	2704	$10,080	$3.73	45d	10	1.10mi
4 Chelsea Blvd Houston, TX	1.0–3.0	1.0–2.0	1237	$3,850	$3.11	0d	23	1.13mi
4001 Fannin St Houston, TX	3.0	1.0–3.0	1536	$3,158	$2.06	0d	18	1.17mi

HOA detail

• Monthly dues: $436 · $5,232/yr
• Likely covers: gaspoolsecurity

Listing history 33 events

1. 2026-06-21
   days on market $379,000 Active 32 DOM
2. 2026-06-18
   days on market $379,000 Active 29 DOM
3. 2026-06-17
   days on market $379,000 Active 28 DOM
4. 2026-06-16
   days on market $379,000 Active 27 DOM
5. 2026-06-15
   days on market $379,000 Active 26 DOM
6. 2026-06-13
   days on market $379,000 Active 24 DOM
7. 2026-06-10
   days on market $379,000 Active 20 DOM
8. 2026-06-08
   days on market $379,000 Active 19 DOM
9. 2026-06-07
   days on market $379,000 Active 18 DOM
10. 2026-06-04
    days on market $379,000 Active 15 DOM
11. 2026-06-01
    days on market $379,000 Active 12 DOM
12. 2026-05-31
    days on market $379,000 Active 11 DOM
13. 2026-05-20
    listed $379,000 Active 948-char remark
14. 2026-05-08
    historical
15. 2025-12-04
    listed $389,000 Active
16. 2025-11-30
    historical
17. 2025-07-22
    listed $395,000 Active
18. 2019-04-01
    soldstatus
19. 2019-03-29
    soldstatus Sold
20. 2019-03-08
    status Pending
21. 2019-02-27
    status Option Pending
22. 2019-02-01
    price $298,000
23. 2018-12-22
    status Active
24. 2018-12-19
    status Option Pending
25. 2018-12-12
    listed $300,000 Active
26. 2018-11-25
    historical
27. 2018-10-08
    price $309,000
28. 2018-08-30
    listed $329,000 Active
29. 2006-11-10
    soldstatus
30. 2003-06-01
    historical
31. 2003-04-11
    historical
32. 2003-03-25
    listed $279,900
33. 2002-07-04
    listed $259,900

ⓘ 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: $7,468 · $622/mo
• Projected year-2 tax: $7,468 · $622/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 (unshaded) · 24% 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: $47,842
• − Mortgage interest: −$21,230
• − Property taxes: −$7,468
• − Insurance: −$1,895
• − Repairs & maintenance: −$3,827
• − Management: −$3,827
• − HOA: −$5,232
• − Depreciation: −$11,025
• Taxable loss: −$6,663
• Est. tax savings @ 24.0%: +$1,599
• After-tax cash flow: $949/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): 35,997
• Household income: $71,199
• Rent vs Own: 61.8% rent · 38.2% own
• Severe rent burden: 3072.0

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 0.68)
• Race & ethnicity: Black 48% White 27% Hispanic / Latino 13% Two or more races 11% Asian 8%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 14% · Canada, China, South Korea
• Languages at home: 82% English-only · Spanish 10% Chinese 2% Other Indo-European 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: ▼ -139.34%
• Current HPI: 199.6066
• Rent YoY: ▼ -0.32%
• 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

-99.0% since first listed

22 events — show timeline

• 2026-05-21 Listed for Rent $2,500 HARMLS
• 2026-05-20 Listed $379,000 HARMLS
• 2026-05-08 Listing Removed — HARMLS
• 2025-12-04 Listed $389,000 HARMLS
• 2025-11-30 Listing Removed — HARMLS
• 2025-07-22 Listed $395,000 HARMLS
• 2019-04-01 Sold (Public Records) — Public Records
• 2019-03-29 Sold (MLS) — HARMLS
• 2019-03-08 Pending — HARMLS
• 2019-02-27 Pending — HARMLS
• 2019-02-01 Price Changed $298,000 HARMLS
• 2018-12-22 Relisted — HARMLS
• 2018-12-19 Pending — HARMLS
• 2018-12-12 Listed $300,000 HARMLS
• 2018-11-25 Listing Removed — HARMLS
• 2018-10-08 Price Changed $309,000 HARMLS
• 2018-08-30 Listed $329,000 HARMLS
• 2006-11-10 Sold (Public Records) — Public Records
• 2003-06-01 Listing Removed — HARMLS
• 2003-04-11 Listing Removed — HARMLS
• 2003-03-25 Listed $279,900 HARMLS
• 2002-07-04 Listed $259,900 HARMLS

Property tax history

+2.8%/yr

Latest (2025): $7,468 · +3.2% YoY. Source: county tax records.