5713 Larkin St Unit A · Houston, TX 77007

$479,000

3 bd · 3.5 ba · 2,032 sqft · SingleFamily public records · 73 Days on market

Built 2017 1,488 sqft lot $236/sqft · at area comps Est $478k · at est. $109/mo HOA · 2% 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 +13.3/30.0
• ARV discount +7.4/15.0
• 1% rule +4.6/10.0
• DSCR +4.0/10.0
• 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

Pristine and meticulously maintained by its owners, this home in Cottage Grove offers comfort, style, and unbeatable convenience. The chef’s kitchen features a large island, stainless steel appliances, custom cabinetry, a dry bar with beverage fridge, and a spacious pantry—perfect for entertaining. A soft, neutral palette runs throughout the home, creating a warm, elevated feel. Enjoy abundant natural light, generous storage, and large closets. Rare perks include a gated front yard, no front-facing neighbors, and extra guest parking directly across the street. Just steps from local favorite Down the Street and zoned to Memorial Elementary. The home is also ideally located in close proximity to Houston’s premier park, Memorial Park, featuring a beautiful golf course, extensive hike-and-bike trails, playgrounds and exciting upcoming improvements set to be completed over the next year. The Houston Arboretum is also just a short distance away. Never flooded, per seller.

Key facts

• Custom cabinetry
• Beverage fridge
• Dry bar

Tags

• CHEF'S KITCHEN
• LARGE ISLAND
• STAINLESS STEEL APPLIANCES
• CUSTOM CABINETRY
• DRY BAR
• BEVERAGE FRIDGE

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $3 ($41/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $459k (4.1% below list).
• Recommended offer: $450k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.3% 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: 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); Waltrip H S (math 15% / reading 32%, grade F, #1,342 of 1,632 statewide, top 82%, 1,597 students, 74% FRL).
• Market conditions: Rents soft (-0.8%/yr); 651 active listings in the ZIP; 35 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; 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 $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 73 days — a 6% lower offer ($450k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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: moderate flood risk; 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 $450,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% 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: 0.96% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.03%
• DSCR: 1.00
• GRM: 8.7

CMA / ARV

• ARV (median comp): $478,418
• List price: $479,000
• Delta: 0.12%
• 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
5817 Darling St Unit D	0.17mi	3/2.5	2,041 (+0%)	2mo	$400,000	$196	86
5540 Nolda St	0.31mi	3/2.5	2,000 (-2%)	1mo	$400,000	$200	79
6313 Chelsea Falls Ln	0.45mi	3/3.5	2,050 (+1%)	2mo	$445,000	$217	76
5903 Petty St Unit F	0.27mi	3/2.5	2,164 (+6%)	2mo	$505,000	$233	71
1506 Birdsall St	0.44mi	3/3.5	2,124 (+4%)	1mo	$425,000	$200	71
5976 Kansas St	0.42mi	3/4.5	1,978 (-3%)	1mo	$359,000	$181	71
2115 Cohn St	0.17mi	3/3.5	2,287 (+12%)	2mo	$449,990	$197	70
5337 Larkin St	0.45mi	3/2.5	2,157 (+6%)	2mo	$599,000	$278	63
3225 Maxroy St	0.64mi	3/3.5	2,099 (+3%)	2mo	$425,000	$202	63
1510 Birdsall St	0.43mi	3/3.5	2,268 (+12%)	1mo	$389,000	$172	60
5307 Nett St Unit C	0.73mi	3/3.5	2,104 (+4%)	1mo	$399,900	$190	60
2411 Detering St	0.55mi	3/2.5	2,334 (+15%)	2mo	$615,000	$263	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: -20.0%
• Equity multiple: 0.32×
• Total profit: $-90,598
• Equity at exit: $71,420

10-year hold

• IRR: -22.2%
• Equity multiple: 0.03×
• Total profit: $-129,555
• 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: 8.7×

Monthly cashflow live

• Estimated rent: $4,592 high
• Mortgage (P&I): −$2,512
• Tax from tax record: −$804 /mo · $9,645/yr
• Insurance: −$200
• HOA: −$109
• Vacancy / Maint / Mgmt: −$964
• Net cashflow: $3

Break-even live

Break-even rent $4,588

Max offer price $479,000

Occupancy floor 95%

Sensitivity live

Price	-10% $275	-5% $139	+0% $3	+5% $-132	+10% $-268
Rent	-10% $-359	-5% $-178	+0% $3	+5% $185	+10% $366
Rate	-1.0pp $245	-0.5pp $125	base $3	+0.5pp $-121	+1.0pp $-247

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 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	45d	1	0.09mi
5620 Petty St Unit 1019538P Houston, TX	4.0	3.5	2884	$16,259	$5.64	24d	1	0.17mi
5620 Petty St Houston, TX	4.0	3.5	2891	$8,750	$3.03	45d	1	0.17mi
5530 Kiam St Houston, TX	4.0	2.5	2688	$9,750	$3.63	45d	1	0.26mi
5530 Kiam St Unit 1019540P Houston, TX	4.0	2.5	2680	$15,799	$5.90	45d	1	0.26mi
2103 Radcliffe St Unit 1225772P Houston, TX	3.0	2.0	1797	$4,729	$2.63	9d	1	0.29mi
2210 Radcliffe St Houston, TX	3.0	3.5	2066	$2,716	$1.31	9d	1	0.31mi
5427 Kansas St Houston, TX	3.0	4.0	2156	$2,700	$1.25	45d	1	0.39mi
543 T C Jester Blvd Unit 1225766P Houston, TX	3.0	3.5	2389	$5,557	$2.33	1d	1	0.43mi
5811 Maxie St Houston, TX	3.0	3.5	2226	$3,000	$1.35	45d	1	0.44mi
5336 Darling St Unit 1225767P Houston, TX	3.0	3.0	2292	$5,997	$2.62	1d	1	0.46mi
5610 Schuler St Houston, TX	3.0	3.5	2614	$3,111	$1.19	7d	1	0.57mi
5235 Petty St Unit B Houston, TX	3.0	2.5	2532	$3,000	$1.18	45d	1	0.58mi
920 Westcott St Houston, TX	1.0–2.0	1.0–2.0	1175	$3,306	$2.81	0d	28	0.60mi
929 Westcott St Houston, TX	1.0–3.0	1.0–3.0	1375	$9,263	$6.74	1d	21	0.61mi
5454 Washington Ave Unit 525 Houston, TX	3.0	2.0	1444	$2,686	$1.86	0d	1	0.71mi
5454 Washington Ave Unit 5487 Houston, TX	3.0	2.0	1444	$2,726	$1.89	13d	1	0.71mi
5108 Larkin St Houston, TX	3.0	3.5	2108	$2,850	$1.35	46d	1	0.72mi
5305 Nett St Unit A Houston, TX	3.0	3.5	2104	$2,950	$1.40	26d	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	45d	1	0.82mi
4917 Nolda St Houston, TX	3.0	3.5	1764	$5,000	$2.83	26d	1	0.85mi
4510 Inker St Houston, TX	4.0	4.0	2293	$4,500	$1.96	45d	1	1.13mi
4608 Nett St Houston, TX	3.0	4.0	2261	$3,750	$1.66	45d	1	1.14mi
4508 Maxie St Unit B Houston, TX	3.0	1.0	1700	$3,003	$1.77	16d	1	1.14mi
4311 Marina St Houston, TX	3.0	4.0	2328	$3,599	$1.55	45d	1	1.23mi
4444 Center St Houston, TX	3.0	3.0	2121	$3,200	$1.51	45d	1	1.26mi
1306 Dian St Houston, TX	4.0	2.5	2151	$3,250	$1.51	1d	1	1.26mi
5359 Memorial Dr Houston, TX	3.0	2.0	1478	$2,562	$1.73	45d	1	1.31mi
5201 Memorial Dr Houston, TX	1.0–2.0	1.0–2.5	1071	$3,361	$3.14	0d	16	1.36mi
1723 W 14th St Unit B Houston, TX	3.0	3.5	2373	$3,400	$1.43	22d	1	1.36mi
1221 Bonner St Houston, TX	3.0	3.5	2252	$3,200	$1.42	45d	1	1.40mi
5353 Memorial Dr Houston, TX	1.0–3.0	1.0–2.5	1118	$3,095	$2.77	3d	19	1.40mi
1126 W 16th St Houston, TX	3.0	4.0	2494	$4,295	$1.72	45d	1	1.44mi
1332 Dorothy St Houston, TX	3.0	3.5	2980	$6,500	$2.18	24d	1	1.48mi

HOA detail

• Monthly dues: $109 · $1,308/yr
• Likely covers: landscapingsecurity

Listing history 30 events

1. 2026-06-21
   days on market $479,000 Active 73 DOM
2. 2026-06-18
   days on market $479,000 Active 70 DOM
3. 2026-06-17
   days on market $479,000 Active 69 DOM
4. 2026-06-16
   days on market $479,000 Active 68 DOM
5. 2026-06-15
   days on market $479,000 Active 67 DOM
6. 2026-06-13
   days on market $479,000 Active 65 DOM
7. 2026-06-10
   days on market $479,000 Active 61 DOM
8. 2026-06-08
   days on market $479,000 Active 60 DOM
9. 2026-06-07
   days on market $479,000 Active 59 DOM
10. 2026-06-04
    days on market $479,000 Active 56 DOM
11. 2026-06-01
    days on market $479,000 Active 53 DOM
12. 2026-05-31
    days on market $479,000 Active 52 DOM
13. 2026-05-19
    price $479,000 998-char remark

    Show marketing remark (998 chars)

    Pristine and meticulously maintained by its owners, this home in Cottage Grove offers comfort, style, and unbeatable convenience. The chef’s kitchen features a large island, stainless steel appliances, custom cabinetry, a dry bar with beverage fridge, and a spacious pantry—perfect for entertaining. A soft, neutral palette runs throughout the home, creating a warm, elevated feel. Enjoy abundant natural light, generous storage, and large closets. Rare perks include a gated front yard, no front-facing neighbors, and extra guest parking directly across the street. Just steps from local favorite Down the Street and zoned to Memorial Elementary. The home is also ideally located in close proximity to Houston’s premier park, Memorial Park, featuring a beautiful golf course, extensive hike-and-bike trails, playgrounds and exciting upcoming improvements set to be completed over the next year. The Houston Arboretum is also just a short distance away. Never flooded, per seller.

14. 2026-04-09
    listed $484,000 Active 998-char remark

    Show marketing remark (998 chars)

    Pristine and meticulously maintained by its owners, this home in Cottage Grove offers comfort, style, and unbeatable convenience. The chef’s kitchen features a large island, stainless steel appliances, custom cabinetry, a dry bar with beverage fridge, and a spacious pantry—perfect for entertaining. A soft, neutral palette runs throughout the home, creating a warm, elevated feel. Enjoy abundant natural light, generous storage, and large closets. Rare perks include a gated front yard, no front-facing neighbors, and extra guest parking directly across the street. Just steps from local favorite Down the Street and zoned to Memorial Elementary. The home is also ideally located in close proximity to Houston’s premier park, Memorial Park, featuring a beautiful golf course, extensive hike-and-bike trails, playgrounds and exciting upcoming improvements set to be completed over the next year. The Houston Arboretum is also just a short distance away. Never flooded, per seller.

15. 2023-03-01
    historical
16. 2023-02-28
    listed $494,000 Active
17. 2023-02-27
    historical
18. 2023-02-01
    price $494,000
19. 2023-01-16
    listed $495,000 Active
20. 2023-01-15
    historical
21. 2021-05-21
    soldstatus
22. 2021-05-20
    soldstatus Sold
23. 2021-04-27
    status Pending
24. 2021-04-21
    status Option Pending
25. 2021-04-01
    listed $419,500 Active
26. 2019-02-27
    soldstatus
27. 2019-02-25
    soldstatus Sold
28. 2019-02-01
    status Pending
29. 2019-01-21
    status Option Pending
30. 2018-05-24
    listed $419,900 Active

ⓘ 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: $9,645 · $804/mo
• Projected year-2 tax: $9,645 · $804/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 5/10 Major 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: $55,104
• − Mortgage interest: −$26,831
• − Property taxes: −$9,645
• − Insurance: −$2,395
• − Repairs & maintenance: −$4,408
• − Management: −$4,408
• − HOA: −$1,308
• − Depreciation: −$13,935
• Taxable loss: −$7,827
• Est. tax savings @ 24.0%: +$1,878
• After-tax cash flow: $1,919/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

+14.1% since first listed

18 events — show timeline

• 2026-05-19 Price Changed $479,000 HARMLS
• 2026-04-09 Listed $484,000 HARMLS
• 2023-03-01 Listing Removed — HARMLS
• 2023-02-28 Listed $494,000 HARMLS
• 2023-02-27 Listing Removed — HARMLS
• 2023-02-01 Price Changed $494,000 HARMLS
• 2023-01-16 Listed $495,000 HARMLS
• 2023-01-15 Coming Soon — HARMLS
• 2021-05-21 Sold (Public Records) — Public Records
• 2021-05-20 Sold (MLS) — HARMLS
• 2021-04-27 Pending — HARMLS
• 2021-04-21 Pending — HARMLS
• 2021-04-01 Listed $419,500 HARMLS
• 2019-02-27 Sold (Public Records) — Public Records
• 2019-02-25 Sold (MLS) — HARMLS
• 2019-02-01 Pending — HARMLS
• 2019-01-21 Pending — HARMLS
• 2018-05-24 Listed $419,900 HARMLS

Property tax history

+22.0%/yr

Latest (2025): $9,645 · +7.9% YoY. Source: county tax records.