5628 Kiam St Unit B · Houston, TX 77007

$399,000

3 bd · 3.5 ba · 2,006 sqft · SingleFamily public records · 28 Days on market

Built 2006 1,542 sqft lot $199/sqft · 18% below area Est $488k · 18% under

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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 +23.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +6.8/10.0
• 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

This exceptionally high-end modern home, style boasts unique architectural design & quality finishes. With 10' high ceilings, solid maple wood floors, granite counter tops, glass bowl sinks, walk-in closets with built-ins, stainless steal appliances, washer & dryer, wine cooler, projector & so much more. The first floor has a bedroom & full bathroom. The second floor is filled with natural light & includes a gourmet kitchen & spacious living area. The master bed and bath, & a third bedroom & bath are located on the third floor. The utility room is also conveniently on the third floor. With balconies on every floor, there is a total of three outdoor living spaces, and a small back yard! Don't miss this special home in the heart of Cottage Grove. Walking distance to local park, corner store, local eatery/bar, local produce shop, little free library and bike trails all within the neighborhood. Just minutes away from Washington Corridor, Memorial Park, Jay-C Park, and Heights Shopping.

Key facts

• Primary sanctuary
• Gourmet cooking
• Open-concept living

Tags

• OPEN-CONCEPT LIVING
• GOURMET COOKING
• PRIMARY SANCTUARY
• EN-SUITE BEDROOM
• CONVENIENT LAUNDRY ROOM
• THREE PRIVATE OUTSIDE SPACES

Property features AI

Finance

• Other: Lease not considered

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: Prewired for security; Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; Faces east
• Construction: Built in 2006; Stucco construction; Composition roof; Slab foundation
• Exterior features: Fenced yard; Private yard; Concrete road access

Interior

• Kitchen: Convection oven; Electric oven; Gas range; Microwave; Dishwasher; Disposal; Refrigerator
• Bedrooms: Total rooms: 6
• Flooring: Carpet; Slate; Tile; Wood
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (gas); Central air (electric)
• Interior features: Granite counters; High ceilings; Hot tub / spa; Multiple staircases
• Laundry & utility: Washer and dryer included; Washer hookup; Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $399k.

Deal economics

• At list price, monthly cash flow is $660 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $399k).
• Recommended offer: $393k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: 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); 646 active listings in the ZIP; 39 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 39% 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

• It's been on market 28 days — a 2% lower offer ($393k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 21y 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

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major 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 $393,015 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.18% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.80%
• DSCR: 1.35
• GRM: 7.1

CMA / ARV

• ARV (median comp): $487,655
• List price: $399,000
• Delta: -14.08%
• 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
6313 Chelsea Falls Ln	0.33mi	3/3.5	2,050 (+2%)	2mo	$445,000	$217	79
5540 Nolda St	0.38mi	3/2.5	2,000 (-0%)	1mo	$400,000	$200	77
5817 Darling St Unit D	0.30mi	3/2.5	2,041 (+2%)	2mo	$400,000	$196	77
5976 Kansas St	0.46mi	3/4.5	1,978 (-1%)	1mo	$359,000	$181	71
2115 Cohn St	0.20mi	3/3.5	2,287 (+14%)	2mo	$449,990	$197	66
5309 Eigel St	0.62mi	3/3.5	1,961 (-2%)	2mo	$435,000	$222	65
1506 Birdsall St	0.53mi	3/3.5	2,124 (+6%)	1mo	$425,000	$200	65
5903 Petty St Unit F	0.36mi	3/2.5	2,164 (+8%)	2mo	$505,000	$233	65
5337 Larkin St	0.39mi	3/2.5	2,157 (+8%)	2mo	$599,000	$278	64
3225 Maxroy St	0.59mi	3/3.5	2,099 (+5%)	2mo	$425,000	$202	63
1510 Birdsall St	0.52mi	3/3.5	2,268 (+13%)	1mo	$389,000	$172	53
1393 Studer St	0.72mi	2/2.5 (-1)	1,784 (-11%)	2mo	$375,000	$210	37

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: -9.1%
• Equity multiple: 0.68×
• Total profit: $-36,154
• Equity at exit: $59,492

10-year hold

• IRR: -4.7%
• Equity multiple: 0.74×
• Total profit: $-29,603
• Equity at exit: $34,498

Cash invested: $111,720 (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: 7.1×

Monthly cashflow live

• Estimated rent: $4,704 high
• Mortgage (P&I): −$2,092
• Tax from tax record: −$731 /mo · $8,776/yr
• Insurance: −$166
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$988
• Net cashflow: $660

Break-even live

Break-even rent $3,869

Max offer price $399,000

Occupancy floor 81%

Sensitivity live

Price	-10% $886	-5% $773	+0% $660	+5% $547	+10% $434
Rent	-10% $288	-5% $474	+0% $660	+5% $846	+10% $1,032
Rate	-1.0pp $861	-0.5pp $761	base $660	+0.5pp $557	+1.0pp $451

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5620 Petty St Houston, TX	4.0	3.5	2891	$8,750	$3.03	44d	1	0.02mi
5620 Petty St Unit 1019538P Houston, TX	4.0	3.5	2884	$16,259	$5.64	22d	1	0.02mi
5530 Kiam St Unit 1019540P Houston, TX	4.0	2.5	2680	$15,799	$5.90	44d	1	0.09mi
5530 Kiam St Houston, TX	4.0	2.5	2688	$9,750	$3.63	44d	1	0.09mi
5732 Darling St Unit 1056419P Houston, TX	3.0	3.5	2400	$7,771	$3.24	44d	1	0.19mi
2210 Radcliffe St Houston, TX	3.0	3.5	2066	$2,716	$1.31	8d	1	0.21mi
5427 Kansas St Houston, TX	3.0	4.0	2156	$2,700	$1.25	44d	1	0.22mi
2103 Radcliffe St Unit 1225772P Houston, TX	3.0	2.0	1797	$4,729	$2.63	8d	1	0.24mi
543 T C Jester Blvd Unit 1225766P Houston, TX	3.0	3.5	2389	$5,222	$2.19	16d	1	0.27mi
5336 Darling St Unit 1225767P Houston, TX	3.0	3.0	2292	$5,570	$2.43	8d	1	0.34mi
5235 Petty St Unit B Houston, TX	3.0	2.5	2532	$3,000	$1.18	44d	1	0.45mi
5811 Maxie St Houston, TX	3.0	3.5	2226	$3,000	$1.35	44d	1	0.51mi
5108 Larkin St Houston, TX	3.0	3.5	2108	$2,850	$1.35	45d	1	0.61mi
5610 Schuler St Houston, TX	3.0	3.5	2614	$3,111	$1.19	5d	1	0.63mi
920 Westcott St Houston, TX	1.0–2.0	1.0–2.0	1175	$3,306	$2.81	1d	29	0.71mi
3001 W 11th St Houston, TX	3.0	1.0–2.0	1031	$4,533	$4.40	1d	50	0.72mi
929 Westcott St Houston, TX	1.0–3.0	1.0–3.0	1375	$9,263	$6.74	3d	22	0.75mi
5454 Washington Ave Unit 525 Houston, TX	3.0	2.0	1444	$2,694	$1.87	3d	1	0.75mi
5454 Washington Ave Unit 5487 Houston, TX	3.0	2.0	1444	$2,726	$1.89	11d	1	0.75mi
5305 Nett St Unit A Houston, TX	3.0	3.5	2104	$2,950	$1.40	24d	1	0.77mi
4917 Nolda St Houston, TX	3.0	3.5	1764	$5,000	$2.83	24d	1	0.78mi
5237 Center St Houston, TX	3.0	3.0	2284	$2,995	$1.31	44d	1	0.84mi
4510 Inker St Houston, TX	4.0	4.0	2293	$4,500	$1.96	44d	1	1.05mi
4508 Maxie St Unit B Houston, TX	3.0	1.0	1700	$3,003	$1.77	15d	1	1.08mi
4608 Nett St Houston, TX	3.0	4.0	2261	$3,750	$1.66	44d	1	1.10mi
4311 Marina St Houston, TX	3.0	4.0	2328	$3,599	$1.55	44d	1	1.15mi
1723 W 14th St Unit B Houston, TX	3.0	3.5	2373	$3,400	$1.43	21d	1	1.18mi
4444 Center St Houston, TX	3.0	3.0	2121	$3,200	$1.51	44d	1	1.22mi
1126 W 16th St Houston, TX	3.0	4.0	2494	$4,295	$1.72	44d	1	1.29mi
1332 Dorothy St Houston, TX	3.0	3.5	2980	$6,500	$2.18	22d	1	1.30mi
100 Detering St Houston, TX	1.0–3.0	1.0–3.0	1162	$3,486	$3.00	4d	26	1.31mi
1221 Bonner St Houston, TX	3.0	3.5	2252	$3,200	$1.42	44d	1	1.34mi
5359 Memorial Dr Houston, TX	3.0	2.0	1478	$2,562	$1.73	44d	1	1.40mi
525 Yale St Houston, TX	2.0	1.0–2.0	1017	$3,345	$3.29	2d	41	1.42mi
5201 Memorial Dr Houston, TX	1.0–2.0	1.0–2.5	1071	$3,361	$3.14	2d	21	1.43mi
655 Yale St Houston, TX	2.0	1.0–2.0	978	$2,842	$2.91	2d	39	1.44mi
1157 W 18th St Houston, TX	3.0	3.0	2431	$3,500	$1.44	44d	1	1.45mi
1113 W 18th St Unit C Houston, TX	4.0	3.5	2150	$3,249	$1.51	44d	1	1.47mi
5353 Memorial Dr Houston, TX	1.0–3.0	1.0–2.5	1118	$3,095	$2.77	2d	19	1.48mi

Listing history 36 events

1. 2026-06-18
   days on market $399,000 Active 28 DOM
2. 2026-06-17
   days on market $399,000 Active 27 DOM
3. 2026-06-16
   days on market $399,000 Active 26 DOM
4. 2026-06-15
   days on market $399,000 Active 25 DOM
5. 2026-06-13
   days on market $399,000 Active 23 DOM
6. 2026-06-10
   days on market $399,000 Active 19 DOM
7. 2026-06-08
   pricedays on market $399,000 Active 18 DOM
8. 2026-06-07
   days on market $409,000 Active 17 DOM
9. 2026-06-04
   days on market $409,000 Active 14 DOM
10. 2026-06-01
    days on market $409,000 Active 11 DOM
11. 2026-05-31
    days on market $409,000 Active 10 DOM
12. 2026-04-20
    price $419,000 1017-char remark
13. 2026-03-19
    listed $429,000 Active 1017-char remark
14. 2022-12-21
    soldstatus
15. 2022-12-19
    soldstatus Sold 1043-char remark

    Show marketing remark (1043 chars)

    This exceptionally high-end modern home, style boasts unique architectural design & quality finishes. With 10' high ceilings, solid maple wood floors, granite counter tops, glass bowl sinks, walk-in closets with built-ins, stainless steal appliances, washer & dryer, wine cooler, projector & so much more. The first floor has a bedroom & full bathroom. The second floor is filled with natural light & includes a gourmet kitchen & spacious living area. The master bed and bath, & a third bedroom & bath are located on the third floor. The utility room is also conveniently on the third floor. With balconies on every floor, there is a total of three outdoor living spaces, and a small back yard! Don't miss this special home in the heart of Cottage Grove. Walking distance to local park, corner store, local eatery/bar, local produce shop, little free library and bike trails all within the neighborhood. Just minutes away from Washington Corridor, Memorial Park, Jay-C Park, and Heights Shopping.

16. 2022-12-02
    status Pending 1043-char remark

    Show marketing remark (1043 chars)

    This exceptionally high-end modern home, style boasts unique architectural design & quality finishes. With 10' high ceilings, solid maple wood floors, granite counter tops, glass bowl sinks, walk-in closets with built-ins, stainless steal appliances, washer & dryer, wine cooler, projector & so much more. The first floor has a bedroom & full bathroom. The second floor is filled with natural light & includes a gourmet kitchen & spacious living area. The master bed and bath, & a third bedroom & bath are located on the third floor. The utility room is also conveniently on the third floor. With balconies on every floor, there is a total of three outdoor living spaces, and a small back yard! Don't miss this special home in the heart of Cottage Grove. Walking distance to local park, corner store, local eatery/bar, local produce shop, little free library and bike trails all within the neighborhood. Just minutes away from Washington Corridor, Memorial Park, Jay-C Park, and Heights Shopping.

17. 2022-11-26
    status Option Pending 1043-char remark

    Show marketing remark (1043 chars)

    This exceptionally high-end modern home, style boasts unique architectural design & quality finishes. With 10' high ceilings, solid maple wood floors, granite counter tops, glass bowl sinks, walk-in closets with built-ins, stainless steal appliances, washer & dryer, wine cooler, projector & so much more. The first floor has a bedroom & full bathroom. The second floor is filled with natural light & includes a gourmet kitchen & spacious living area. The master bed and bath, & a third bedroom & bath are located on the third floor. The utility room is also conveniently on the third floor. With balconies on every floor, there is a total of three outdoor living spaces, and a small back yard! Don't miss this special home in the heart of Cottage Grove. Walking distance to local park, corner store, local eatery/bar, local produce shop, little free library and bike trails all within the neighborhood. Just minutes away from Washington Corridor, Memorial Park, Jay-C Park, and Heights Shopping.

18. 2022-10-31
    price $399,000 1043-char remark

    Show marketing remark (1043 chars)

    This exceptionally high-end modern home, style boasts unique architectural design & quality finishes. With 10' high ceilings, solid maple wood floors, granite counter tops, glass bowl sinks, walk-in closets with built-ins, stainless steal appliances, washer & dryer, wine cooler, projector & so much more. The first floor has a bedroom & full bathroom. The second floor is filled with natural light & includes a gourmet kitchen & spacious living area. The master bed and bath, & a third bedroom & bath are located on the third floor. The utility room is also conveniently on the third floor. With balconies on every floor, there is a total of three outdoor living spaces, and a small back yard! Don't miss this special home in the heart of Cottage Grove. Walking distance to local park, corner store, local eatery/bar, local produce shop, little free library and bike trails all within the neighborhood. Just minutes away from Washington Corridor, Memorial Park, Jay-C Park, and Heights Shopping.

19. 2022-10-31
    status Active 1043-char remark

    Show marketing remark (1043 chars)

    This exceptionally high-end modern home, style boasts unique architectural design & quality finishes. With 10' high ceilings, solid maple wood floors, granite counter tops, glass bowl sinks, walk-in closets with built-ins, stainless steal appliances, washer & dryer, wine cooler, projector & so much more. The first floor has a bedroom & full bathroom. The second floor is filled with natural light & includes a gourmet kitchen & spacious living area. The master bed and bath, & a third bedroom & bath are located on the third floor. The utility room is also conveniently on the third floor. With balconies on every floor, there is a total of three outdoor living spaces, and a small back yard! Don't miss this special home in the heart of Cottage Grove. Walking distance to local park, corner store, local eatery/bar, local produce shop, little free library and bike trails all within the neighborhood. Just minutes away from Washington Corridor, Memorial Park, Jay-C Park, and Heights Shopping.

20. 2022-09-13
    listed $419,000 Active 1043-char remark

    Show marketing remark (1043 chars)

    This exceptionally high-end modern home, style boasts unique architectural design & quality finishes. With 10' high ceilings, solid maple wood floors, granite counter tops, glass bowl sinks, walk-in closets with built-ins, stainless steal appliances, washer & dryer, wine cooler, projector & so much more. The first floor has a bedroom & full bathroom. The second floor is filled with natural light & includes a gourmet kitchen & spacious living area. The master bed and bath, & a third bedroom & bath are located on the third floor. The utility room is also conveniently on the third floor. With balconies on every floor, there is a total of three outdoor living spaces, and a small back yard! Don't miss this special home in the heart of Cottage Grove. Walking distance to local park, corner store, local eatery/bar, local produce shop, little free library and bike trails all within the neighborhood. Just minutes away from Washington Corridor, Memorial Park, Jay-C Park, and Heights Shopping.

21. 2022-09-13
    historical 1043-char remark

    Show marketing remark (1043 chars)

    This exceptionally high-end modern home, style boasts unique architectural design & quality finishes. With 10' high ceilings, solid maple wood floors, granite counter tops, glass bowl sinks, walk-in closets with built-ins, stainless steal appliances, washer & dryer, wine cooler, projector & so much more. The first floor has a bedroom & full bathroom. The second floor is filled with natural light & includes a gourmet kitchen & spacious living area. The master bed and bath, & a third bedroom & bath are located on the third floor. The utility room is also conveniently on the third floor. With balconies on every floor, there is a total of three outdoor living spaces, and a small back yard! Don't miss this special home in the heart of Cottage Grove. Walking distance to local park, corner store, local eatery/bar, local produce shop, little free library and bike trails all within the neighborhood. Just minutes away from Washington Corridor, Memorial Park, Jay-C Park, and Heights Shopping.

22. 2008-05-01
    soldstatus
23. 2007-11-08
    historical
24. 2007-01-31
    listed $286,900
25. 2007-01-11
    historical
26. 2006-11-07
    listed $309,900
27. 2006-11-07
    historical
28. 2006-04-06
    historical
29. 2006-03-23
    historical
30. 2006-03-23
    historical
31. 2006-03-15
    listed $295,000
32. 2006-03-15
    listed $295,000
33. 2006-03-15
    listed $327,000
34. 2005-12-07
    historical
35. 2005-12-05
    listed $295,000
36. 2005-06-30
    listed $295,000

ⓘ 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: $8,776 · $731/mo
• Projected year-2 tax: $8,776 · $731/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 7/10 Severe FEMA zone X (shaded) · 95% 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: $56,452
• − Mortgage interest: −$22,350
• − Property taxes: −$8,776
• − Insurance: −$2,792
• − Repairs & maintenance: −$4,516
• − Management: −$4,516
• − Depreciation: −$11,607
• Taxable income: $1,893
• Est. tax owed @ 24.0%: −$454
• After-tax cash flow: $7,465/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

+35.3% since first listed

28 events — show timeline

• 2026-06-08 Price Changed $399,000 HARMLS
• 2026-05-21 Listing Removed — HARMLS
• 2026-05-21 Listed $409,000 HARMLS
• 2026-04-20 Price Changed $419,000 HARMLS
• 2026-03-19 Listed $429,000 HARMLS
• 2022-12-21 Sold (Public Records) — Public Records
• 2022-12-19 Sold (MLS) — HARMLS
• 2022-12-02 Pending — HARMLS
• 2022-11-26 Pending — HARMLS
• 2022-10-31 Price Changed $399,000 HARMLS
• 2022-10-31 Relisted — HARMLS
• 2022-09-13 Listed $419,000 HARMLS
• 2022-09-13 Listing Removed — HARMLS
• 2008-05-01 Sold (Public Records) — Public Records
• 2007-11-08 Listing Removed — HARMLS
• 2007-01-31 Listed $286,900 HARMLS
• 2007-01-11 Listing Removed — HARMLS
• 2006-11-07 Listing Removed — HARMLS
• 2006-11-07 Listed $309,900 HARMLS
• 2006-04-06 Listing Removed — HARMLS
• 2006-03-23 Listing Removed — HARMLS
• 2006-03-23 Listing Removed — HARMLS
• 2006-03-15 Listed $327,000 HARMLS
• 2006-03-15 Listed $295,000 HARMLS
• 2006-03-15 Listed $295,000 HARMLS
• 2005-12-07 Listing Removed — HARMLS
• 2005-12-05 Listed $295,000 HARMLS
• 2005-06-30 Listed $295,000 HARMLS

Property tax history

+6.8%/yr

Latest (2025): $8,776 · +6.0% YoY. Source: county tax records.