5715 Larkin St Unit D · Houston, TX 77007

$409,000

3 bd · 3.5 ba · 2,006 sqft · Townhouse public records · 6 Days on market

Built 2006 $204/sqft · at area comps Est $401k · at est.

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Why this score? — see what drove the C- 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 +20.7/30.0
• DSCR +6.6/10.0
• ARV discount +6.6/15.0
• 1% rule +6.2/10.0
• 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

ROOFTOP TERRACE!! NO HOA!! Live in the heart of Cottage Grove in this contemporary 4-story interior corner townhome. Designed for modern living, this 3-bedroom, 3.5-bath home offers 2,006 sq ft of light-filled space with large windows, new hardwood floors and an open-concept layout perfect for entertaining. The kitchen features quartz countertops, stainless steel appliances, breakfast bar and sleek cabinetry. Each bedroom offers its own private bath, including a spacious primary suite with spa-like bath, jetted tub and walk-in closet. Enjoy sunset views from your rooftop terrace or explore nearby Memorial Park, Hike & Bike Trails and Railway Heights Market. Solar panels add efficiency

Key facts

• Spa-like bath
• Rooftop terrace
• Private bath

Tags

• ROOFTOP TERRACE
• NO HOA
• PRIVATE BATH
• SPA-LIKE BATH
• JETTED TUB
• WALK-IN CLOSET

Property features AI

Finance

• Other: Property is in unincorporated area; Directions: TC Jester Blvd to Larking St.
• HOA & community: Association fees due monthly; Pets allowed (cats and dogs permitted; very high max pet weight listed)

Exterior

• Parking: Attached garage accommodating 2 cars (2 total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Attached single property; Townhouse with three or more stories; Entry level is 1; Fee simple ownership
• Construction: Built approximately 16–20 years ago; Brick, frame, and block construction
• Exterior features: Lot dimensions listed as 1940

Interior

• Kitchen: Kitchen on the second level
• Bedrooms: Three bedrooms (including a master bedroom on the third level; two additional bedrooms on the third level)
• Bathrooms: Three full bathrooms and one half bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Six total rooms
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath townhouse listed at $409k.

Deal economics

• At list price, monthly cash flow is $552 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $409k).
• Cap rate 7.9% 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: 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; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 38% 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 $12k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 11y ago; this cycle's ask is 12485% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $409,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.12% ✓
• Cap rate: 7.91%
• Cash-on-cash: 5.79%
• DSCR: 1.26
• GRM: 7.4

CMA / ARV

• ARV (median comp): $400,598
• List price: $409,000
• Delta: 2.10%
• 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
5716 Kansas St Unit B	0.24mi	3/3.5	2,020 (+1%)	1mo	$389,000	$193	87
5610 Kiam St Unit D	0.24mi	3/3.5	2,010 (+0%)	5mo	$399,990	$199	84
5714 Kansas St	0.23mi	3/3.5	1,957 (-2%)	4mo	$360,000	$184	82
6130 Hamman St	0.18mi	3/3.5	2,080 (+4%)	5mo	$429,900	$207	81
5617 Kiam St Unit A	0.20mi	3/3.5	2,126 (+6%)	1mo	$370,000	$174	80
5429 Larkin St	0.37mi	3/3.5	2,053 (+2%)	2mo	$449,000	$219	77
5737 Kansas St	0.20mi	3/3.5	2,177 (+8%)	0mo	$400,000	$184	76
5639 Petty St	0.12mi	3/3.5	2,252 (+12%)	2mo	$459,000	$204	72
6302 Prague St	0.35mi	3/3.5	2,205 (+10%)	1mo	$749,999	$340	67
918 Cohn St	0.62mi	2/2.0 (-1)	2,022 (+1%)	1mo	$420,000	$208	58
2506 Maxroy St	0.40mi	3/3.5	2,260 (+13%)	4mo	$419,900	$186	57
1361 Moy St	0.73mi	3/3.5	2,275 (+13%)	1mo	$450,000	$198	43

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: -11.0%
• Equity multiple: 0.61×
• Total profit: $-44,316
• Equity at exit: $60,983

10-year hold

• IRR: -7.1%
• Equity multiple: 0.61×
• Total profit: $-44,347
• Equity at exit: $35,363

Cash invested: $114,520 (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: 7.4×

Monthly cashflow live

• Estimated rent: $4,587 high
• Mortgage (P&I): −$2,145
• Tax from tax record: −$756 /mo · $9,076/yr
• Insurance: −$170
• HOA: −$0
• Vacancy / Maint / Mgmt: −$963
• Net cashflow: $552

Break-even live

Break-even rent $3,888

Max offer price $409,000

Occupancy floor 83%

Sensitivity live

Price	-10% $784	-5% $668	+0% $552	+5% $437	+10% $321
Rent	-10% $190	-5% $371	+0% $552	+5% $734	+10% $915
Rate	-1.0pp $758	-0.5pp $656	base $552	+0.5pp $446	+1.0pp $339

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: $102,250
• Closing costs: $12,270
• Reserves months: —
• Total cash needed: —

Rent comps 35 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	0.09mi
5620 Petty St Unit 1019538P Houston, TX	4.0	3.5	2884	$16,259	$5.64	22d	1	0.17mi
5620 Petty St Houston, TX	4.0	3.5	2891	$8,750	$3.03	44d	1	0.17mi
5530 Kiam St Unit 1019540P Houston, TX	4.0	2.5	2680	$15,799	$5.90	44d	1	0.26mi
5530 Kiam St Houston, TX	4.0	2.5	2688	$9,750	$3.63	44d	1	0.26mi
2103 Radcliffe St Unit 1225772P Houston, TX	3.0	2.0	1797	$4,729	$2.63	8d	1	0.29mi
2210 Radcliffe St Houston, TX	3.0	3.5	2066	$2,716	$1.31	8d	1	0.31mi
5427 Kansas St Houston, TX	3.0	4.0	2156	$2,700	$1.25	44d	1	0.39mi
543 T C Jester Blvd Unit 1225766P Houston, TX	3.0	3.5	2389	$5,557	$2.33	0d	1	0.43mi
5811 Maxie St Houston, TX	3.0	3.5	2226	$3,000	$1.35	44d	1	0.44mi
5336 Darling St Unit 1225767P Houston, TX	3.0	3.0	2292	$5,997	$2.62	0d	1	0.46mi
5610 Schuler St Houston, TX	3.0	3.5	2614	$3,111	$1.19	6d	1	0.57mi
5235 Petty St Unit B Houston, TX	3.0	2.5	2532	$3,000	$1.18	44d	1	0.58mi
920 Westcott St Houston, TX	1.0–2.0	1.0–2.0	1175	$3,306	$2.81	0d	25	0.60mi
929 Westcott St Houston, TX	1.0–3.0	1.0–3.0	1375	$9,263	$6.74	0d	21	0.61mi
5454 Washington Ave Unit 5487 Houston, TX	3.0	2.0	1444	$2,726	$1.89	11d	1	0.71mi
5454 Washington Ave Unit 525 Houston, TX	3.0	2.0	1444	$2,732	$1.89	0d	1	0.71mi
5108 Larkin St Houston, TX	3.0	3.5	2108	$2,850	$1.35	45d	1	0.72mi
5305 Nett St Unit A Houston, TX	3.0	3.5	2104	$2,950	$1.40	25d	1	0.74mi
3001 W 11th St Houston, TX	3.0	1.0–2.0	1031	$4,533	$4.40	0d	50	0.75mi
5237 Center St Houston, TX	3.0	3.0	2284	$2,995	$1.31	44d	1	0.82mi
4917 Nolda St Houston, TX	3.0	3.5	1764	$5,000	$2.83	25d	1	0.85mi
4510 Inker St Houston, TX	4.0	4.0	2293	$4,500	$1.96	44d	1	1.13mi
4608 Nett St Houston, TX	3.0	4.0	2261	$3,750	$1.66	44d	1	1.14mi
4508 Maxie St Unit B Houston, TX	3.0	1.0	1700	$3,003	$1.77	15d	1	1.14mi
4311 Marina St Houston, TX	3.0	4.0	2328	$3,599	$1.55	44d	1	1.23mi
4444 Center St Houston, TX	3.0	3.0	2121	$3,200	$1.51	44d	1	1.26mi
1306 Dian St Houston, TX	4.0	2.5	2151	$3,250	$1.51	0d	1	1.26mi
5359 Memorial Dr Houston, TX	3.0	2.0	1478	$2,562	$1.73	44d	1	1.31mi
5201 Memorial Dr Houston, TX	1.0–2.0	1.0–2.5	1071	$3,361	$3.14	0d	17	1.36mi
1723 W 14th St Unit B Houston, TX	3.0	3.5	2373	$3,400	$1.43	21d	1	1.36mi
1221 Bonner St Houston, TX	3.0	3.5	2252	$3,200	$1.42	44d	1	1.40mi
5353 Memorial Dr Houston, TX	1.0–3.0	1.0–2.5	1118	$3,095	$2.77	2d	19	1.40mi
1126 W 16th St Houston, TX	3.0	4.0	2494	$4,295	$1.72	44d	1	1.44mi
1332 Dorothy St Houston, TX	3.0	3.5	2980	$6,500	$2.18	22d	1	1.48mi

Listing history 27 events

1. 2026-06-07
   days on market $409,000 Active 6 DOM
2. 2026-06-04
   days on market $409,000 Active 3 DOM
3. 2026-06-03
   days on market $409,000 Active 2 DOM
4. 2026-06-02
   statusdays on marketlisting id $409,000 Active 1 DOM
5. 2026-04-29
   listed $3,250
6. 2026-04-14
   price $409,000 997-char remark
7. 2026-04-08
   listed $429,990 Active 997-char remark
8. 2026-04-07
   historical
9. 2026-03-24
   price $429,990
10. 2026-02-27
    listed $435,000 Active
11. 2022-09-07
    soldstatus
12. 2022-09-06
    soldstatus Sold
13. 2022-08-07
    status Pending
14. 2022-07-28
    status Option Pending
15. 2022-07-21
    listed $374,900 Active
16. 2015-05-06
    historical
17. 2015-05-06
    soldstatus
18. 2015-05-05
    soldstatus Sold
19. 2015-04-03
    status Pending
20. 2015-03-02
    status Pending, Continue to Show
21. 2015-02-20
    status Option Pending
22. 2015-02-14
    price $380,000
23. 2015-02-12
    price $399,000
24. 2015-01-29
    listed $419,000 Active
25. 2005-12-01
    soldstatus
26. 1998-12-18
    soldstatus
27. 1998-08-06
    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: $9,076 · $756/mo
• Projected year-2 tax: $9,076 · $756/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: $55,049
• − Mortgage interest: −$22,910
• − Property taxes: −$9,076
• − Insurance: −$2,045
• − Repairs & maintenance: −$4,404
• − Management: −$4,404
• − Depreciation: −$11,898
• Taxable income: $311
• Est. tax owed @ 24.0%: −$75
• After-tax cash flow: $6,554/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

-99.2% since first listed

27 events — show timeline

• 2026-06-08 Listing Removed — MRED as Distributed by MLS Grid
• 2026-06-01 Listed — MRED as Distributed by MLS Grid
• 2026-05-20 Rental Removed $3,250 HARMLS
• 2026-05-19 Listing Removed — HARMLS
• 2026-04-29 Listed for Rent $3,250 HARMLS
• 2026-04-14 Price Changed $409,000 HARMLS
• 2026-04-08 Listed $429,990 HARMLS
• 2026-04-07 Listing Removed — HARMLS
• 2026-03-24 Price Changed $429,990 HARMLS
• 2026-02-27 Listed $435,000 HARMLS
• 2022-09-07 Sold (Public Records) — Public Records
• 2022-09-06 Sold (MLS) — HARMLS
• 2022-08-07 Pending — HARMLS
• 2022-07-28 Pending — HARMLS
• 2022-07-21 Listed $374,900 HARMLS
• 2015-05-06 Listing Removed — HARMLS
• 2015-05-06 Sold (Public Records) — Public Records
• 2015-05-05 Sold (MLS) — HARMLS
• 2015-04-03 Pending — HARMLS
• 2015-03-02 Pending — HARMLS
• 2015-02-20 Pending — HARMLS
• 2015-02-14 Price Changed $380,000 HARMLS
• 2015-02-12 Price Changed $399,000 HARMLS
• 2015-01-29 Listed $419,000 HARMLS
• 2005-12-01 Sold (Public Records) — Public Records
• 1998-12-18 Sold (Public Records) — Public Records
• 1998-08-06 Sold (Public Records) — Public Records

Property tax history

+1.7%/yr

Latest (2025): $9,076 · -0.7% YoY. Source: county tax records.