501 Detering St · Houston, TX 77007

$479,000

3 bd · 3.5 ba · 2,424 sqft · Townhouse public records · 59 Days on market

Built 1999 2,136 sqft lot $198/sqft · at area comps Est $490k · 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).

• ARV discount +8.5/15.0
• Cash flow +8.3/30.0
• Livability +3.7/5.0
• 1% rule +3.2/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in the heart of the Rice Military neighborhood, in the coveted quadrant south of Washington Ave. and west of Shepherd Dr. , this stunning home, on a corner lot, offers 3 bedrooms and 3.5 bathrooms and has been meticulously cared for by it's original owner. It showcases beautiful windows, tall ceilings, and hard-to-find features at this price point -- no HOA and an oversized beautifully landscaped yard. This home offers walkability to Houston's Memorial Park, stunning Brenner's on the Bayou and so much more. With its ideal location, this home provides easy access to Downtown, the Energy Corridor, the Medical Center, the Galleria, and some of Houston’s best restaurants and enter

Key facts

• Garage
• Built 1999
• Listed 59 days

Property features AI

Exterior

• Parking: Attached garage; Garage with garage door opener; Additional parking
• Security: Prewired for security; Owned security system; Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; Faces south; 3 stories; Full ownership
• Construction: Stucco construction; Composition roof; Slab foundation; Built in 1999
• Exterior features: Deck; Patio; Fence; Sprinkler/irrigation; Front yard

Interior

• Kitchen: Gas cooktop; Electric oven; Microwave; Dishwasher; Disposal; Kitchen island; Granite counters; Breakfast bar; Pantry; Pots & pan drawers
• Bedrooms: Bedroom on first level (14 x 13); Bedroom on third level (14 x 14); Bedroom on third level (17 x 17); Living room on second level (24 x 20); Dining room on second level (14 x 12)
• Flooring: Wood; Tile; Slate; Carpet
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (gas); Central air conditioning (electric); Attic fan
• Interior features: Breakfast bar; Crown molding; Double vanity; Entrance foyer; Granite counters; High ceilings; Jetted tub; Kitchen island; Kitchen/family room combo; Primary bedroom with bath; Pots & pan drawers; Pantry; Separate shower; Ceiling fans; Kitchen/dining combo; Living/dining room; Programmable thermostat; Low emissivity windows; Ventilation for improved indoor air quality; ENERGY STAR appliances; Tankless water heater
• Laundry & utility: Laundry in utility room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath townhouse listed at $479k.

Deal economics

• At list price, monthly cash flow is $-439 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $402k (16.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $393k (17.9% below list).
• Recommended offer: $393k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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: Memorial El (math 52% / reading 52%, grade C-, #742 of 4,322 statewide, top 19%, 424 students, 45% FRL); Hogg Middle (math 44% / reading 48%, grade D+, #462 of 1,662 statewide, top 28%, 1,120 students, 52% FRL); Lamar H S (math 38% / reading 65%, grade D+, #478 of 1,632 statewide, top 29%, 3,125 students, 49% FRL) — zoned schools average 49% FRL vs 71% district-wide (23 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 50% at this address vs 31% district-wide (+19 pts) — the actual schools serving this property are materially stronger than the Houston ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-0.8%/yr); 651 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 33% 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 59 days — a 3% lower offer ($465k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $269k; list at $479k implies a 78% 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 $393,223 (17.9% 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 59 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
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: 0.82% ✗
• Cap rate: 5.19%
• Cash-on-cash: -3.92%
• DSCR: 0.83
• GRM: 10.2

CMA / ARV

• ARV (median comp): $489,546
• List price: $479,000
• Delta: -2.15%
• 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
409 Detering St	0.03mi	3/3.5	2,462 (+2%)	1mo	$494,000	$201	95
5618 Lacy St	0.22mi	3/3.5	2,400 (-1%)	1mo	$609,000	$254	87
5208 Blossom St #5	0.15mi	3/3.5	2,340 (-4%)	0mo	$435,000	$186	87
5509 Crooms St	0.25mi	3/3.5	2,474 (+2%)	2mo	$525,000	$212	83
5811 Rose St	0.28mi	3/2.5	2,477 (+2%)	0mo	$735,000	$297	79
910 Malone St #104	0.27mi	2/2.5 (-1)	2,312 (-5%)	1mo	$499,900	$216	70
5213 Feagan St Unit H	0.18mi	3/3.5	2,750 (+13%)	1mo	$699,900	$255	68
1361 Moy St	0.48mi	3/3.5	2,275 (-6%)	1mo	$450,000	$198	66
414 Snover St	0.71mi	3/3.0	2,423 (-0%)	1mo	$539,900	$223	64
408 Parker St	0.52mi	3/3.5	2,197 (-9%)	0mo	$415,000	$189	60
6227 Haskell St	0.65mi	2/2.5 (-1)	2,488 (+3%)	0mo	$749,000	$301	56
1517 Asbury St	0.55mi	3/2.5	2,763 (+14%)	2mo	$410,000	$148	46

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: -26.5%
• Equity multiple: 0.13×
• Total profit: $-116,877
• Equity at exit: $71,420

10-year hold

• IRR: -40.1%
• Equity multiple: -0.35×
• Total profit: $-181,457
• Equity at exit: $41,415

Cash invested: $134,120 (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 77007

• Rents YoY: -0.8%
• Active inventory: 651
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $3,932 high
• Mortgage (P&I): −$2,512
• Tax from tax record: −$834 /mo · $10,003/yr
• Insurance: −$200
• HOA: −$0
• Vacancy / Maint / Mgmt: −$826
• Net cashflow: $-439

Break-even live

Break-even rent $4,487

Max offer price $401,509

Occupancy floor —

Sensitivity live

Price	-10% $-168	-5% $-303	+0% $-439	+5% $-574	+10% $-710
Rent	-10% $-749	-5% $-594	+0% $-439	+5% $-283	+10% $-128
Rate	-1.0pp $-197	-0.5pp $-317	base $-439	+0.5pp $-563	+1.0pp $-689

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: $119,750
• Closing costs: $14,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5237 Center St Houston, TX	3.0	3.0	2284	$2,995	$1.31	45d	1	0.28mi
5305 Nett St Unit A Houston, TX	3.0	3.5	2104	$2,950	$1.40	26d	1	0.32mi
5201 Memorial Dr Houston, TX	1.0–2.0	1.0–2.5	1071	$3,361	$3.14	0d	16	0.38mi
5610 Schuler St Houston, TX	3.0	3.5	2614	$3,111	$1.19	7d	1	0.42mi
920 Westcott St Houston, TX	1.0–2.0	1.0–2.0	1175	$3,306	$2.81	1d	28	0.44mi
929 Westcott St Houston, TX	1.0–3.0	1.0–3.0	1375	$9,263	$6.74	1d	21	0.50mi
5811 Maxie St Houston, TX	3.0	3.5	2226	$3,000	$1.35	45d	1	0.55mi
4608 Nett St Houston, TX	3.0	4.0	2261	$3,750	$1.66	45d	1	0.61mi
5418 Inker St Houston, TX	3.0	2.5	2357	$2,766	$1.17	0d	1	0.63mi
4917 Nolda St Houston, TX	3.0	3.5	1764	$5,000	$2.83	26d	1	0.68mi
4444 Center St Houston, TX	3.0	3.0	2121	$3,200	$1.51	45d	1	0.69mi
915 Thompson St Unit 915 Houston, TX	4.0	3.5	3200	$8,500	$2.66	26d	1	0.74mi
913 Thompson St #913 Houston, TX	4.0	3.5	3200	$8,500	$2.66	26d	1	0.74mi
911 Thompson St #911 Houston, TX	4.0	3.5	3200	$8,500	$2.66	26d	1	0.74mi
917 Thompson St Unit 917 Houston, TX	4.0	3.5	3200	$8,000	$2.50	26d	1	0.74mi
4307 Feagan St Unit A Houston, TX	3.0	4.0	2412	$3,590	$1.49	1d	1	0.74mi
4508 Maxie St Unit B Houston, TX	3.0	1.0	1700	$3,003	$1.77	17d	1	0.76mi
707 Marston St Unit 510 Houston, TX	3.0	2.0	2310	$12,525	$5.42	0d	1	0.80mi
4510 Inker St Houston, TX	4.0	4.0	2293	$4,500	$1.96	45d	1	0.83mi
2103 Radcliffe St Unit 1225772P Houston, TX	3.0	2.0	1797	$4,729	$2.63	9d	1	0.83mi
1221 Bonner St Houston, TX	3.0	3.5	2252	$3,200	$1.42	45d	1	0.86mi
5108 Larkin St Houston, TX	3.0	3.5	2108	$2,850	$1.35	46d	1	0.87mi
4311 Marina St Houston, TX	3.0	4.0	2328	$3,599	$1.55	45d	1	0.89mi
2210 Radcliffe St Houston, TX	3.0	3.5	2066	$2,716	$1.31	9d	1	0.89mi
5336 Darling St Unit 1225767P Houston, TX	3.0	3.0	2292	$5,997	$2.62	1d	1	0.90mi
5235 Petty St Unit B Houston, TX	3.0	2.5	2532	$3,000	$1.18	45d	1	0.92mi
1027 Gross St Houston, TX	4.0	3.5	3035	$5,800	$1.91	45d	1	0.93mi
1201 McDuffie St Houston, TX	2.0	2.5	1600	$2,800	$1.75	19d	2	1.02mi
3333 Allen Pkwy Unit 1000 Houston, TX	2.0	2.5	1860	$4,500	$2.42	45d	1	1.03mi
543 T C Jester Blvd Unit 1225766P Houston, TX	3.0	3.5	2389	$5,557	$2.33	1d	1	1.03mi
5427 Kansas St Houston, TX	3.0	4.0	2156	$2,700	$1.25	45d	1	1.03mi
5620 Petty St Houston, TX	4.0	3.5	2891	$8,750	$3.03	45d	1	1.04mi
5620 Petty St Unit 1019538P Houston, TX	4.0	3.5	2884	$16,259	$5.64	24d	1	1.04mi
5530 Kiam St Unit 1019540P Houston, TX	4.0	2.5	2680	$15,799	$5.90	45d	1	1.05mi
5530 Kiam St Houston, TX	4.0	2.5	2688	$9,750	$3.63	45d	1	1.05mi
5732 Darling St Unit 1056419P Houston, TX	3.0	3.5	2400	$7,771	$3.24	45d	1	1.07mi
1958 W Gray St Unit 3165 Houston, TX	3.0	2.0	3206	$15,061	$4.70	0d	1	1.07mi
1958 W Gray St Unit 1991 Houston, TX	3.0	2.0	3206	$15,050	$4.69	13d	1	1.07mi
1951 W Bell St Houston, TX	3.0	2.0	1800	$2,400	$1.33	45d	1	1.15mi
1951 W Bell St Houston, TX	3.0	2.0	1800	$2,400	$1.33	17d	1	1.15mi

Listing history 16 events

1. 2026-06-21
   days on market $479,000 Active 59 DOM
2. 2026-06-18
   days on market $479,000 Active 56 DOM
3. 2026-06-17
   days on market $479,000 Active 55 DOM
4. 2026-06-16
   days on market $479,000 Active 54 DOM
5. 2026-06-15
   days on market $479,000 Active 53 DOM
6. 2026-06-13
   days on market $479,000 Active 51 DOM
7. 2026-06-10
   days on market $479,000 Active 47 DOM
8. 2026-06-08
   days on market $479,000 Active 46 DOM
9. 2026-06-07
   days on market $479,000 Active 45 DOM
10. 2026-06-04
    days on market $479,000 Active 42 DOM
11. 2026-06-01
    days on market $479,000 Active 39 DOM
12. 2026-05-31
    days on market $479,000 Active 38 DOM
13. 2026-04-23
    listed $484,000 Active 913-char remark
14. 2026-04-21
    historical $484,000 913-char remark
15. 2001-03-01
    soldstatus $269,000
16. 2000-07-05
    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: $10,003 · $834/mo
• Projected year-2 tax: $10,003 · $834/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 1/10 Low FEMA zone X (unshaded) · 0% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $47,187
• − Mortgage interest: −$26,831
• − Property taxes: −$10,003
• − Insurance: −$2,395
• − Repairs & maintenance: −$3,775
• − Management: −$3,775
• − Depreciation: −$13,935
• Taxable loss: −$13,527
• Est. tax savings @ 24.0%: +$3,247
• After-tax cash flow: $-2,017/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

+78.1% since first listed

5 events — show timeline

• 2026-05-19 Price Changed $479,000 HARMLS
• 2026-04-23 Listed $484,000 HARMLS
• 2026-04-21 Coming Soon $484,000 HARMLS
• 2001-03-01 Sold (Public Records) $269,000 Public Records
• 2000-07-05 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $10,003 · +4.3% YoY. Source: county tax records.