5733 Kansas St · Houston, TX 77007

$400,000

3 bd · 3.0 ba · 2,376 sqft · SingleFamily public records · 116 Days on market

Built 2004 2,052 sqft lot $168/sqft · at area comps Est $394k · at est. $155/mo HOA · 3% 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 +18.7/30.0
• ARV discount +6.8/15.0
• 1% rule +6.2/10.0
• DSCR +5.9/10.0
• 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

Welcome to this beautifully maintained corner unit townhome in the heart of gated Cottage Grove, just minutes from The Heights, downtown, and Memorial Park. This rare find offers a private front patio oasis with raised deck—perfect for entertaining or relaxing with friends and family. Inside, all bedrooms feature en-suite baths and walk-in closets. The first-floor suite with patio access is ideal for guests, roommates, or multi-generational living. Upstairs, enjoy an open-concept living and dining space with engineered hardwood floors. The extra-large garage easily fits a full-size truck with room to spare. Recent foundation repair with transferable warranty, hurricane/tornado proof roof installed in 2024 with transferable warranty, and all new appliances stay! Just pack your bags and move in today! Walk to nearby parks, trails, and restaurants with unbeatable access to major highways, the Energy Corridor, and revamped Memorial Park. This home blends location, lifestyle, and comfort!

Key facts

• Walk-in closets
• First-floor suite
• En-suite baths

Tags

• CORNER UNIT TOWNHOME
• PRIVATE FRONT PATIO OASIS
• EN-SUITE BATHS
• WALK-IN CLOSETS
• FIRST-FLOOR SUITE
• OPEN-CONCEPT LIVING

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $394 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $400k).
• Recommended offer: $364k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: 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; 32 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 37% 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 116 days — a 9% lower offer ($364k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $39k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $364,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.12% ✓
• Cap rate: 7.47%
• Cash-on-cash: 4.22%
• DSCR: 1.19
• GRM: 7.4

CMA / ARV

• ARV (median comp): $394,056
• List price: $400,000
• Delta: 1.51%
• 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
6605 Letein St	0.40mi	3/2.5	2,344 (-1%)	1mo	$550,000	$235	76
5719 Darling St	0.16mi	4/3.0 (+1)	2,537 (+7%)	1mo	$490,000	$193	76
1628 Mcdonald St	0.41mi	3/3.5	2,420 (+2%)	0mo	$575,000	$238	75
5908 Kansas St Unit A	0.22mi	3/2.5	2,576 (+8%)	0mo	$639,900	$248	73
2709 Arabelle Grv	0.07mi	4/3.5 (+1)	2,630 (+11%)	0mo	$625,000	$238	72
5903 Petty St Unit F	0.24mi	3/2.5	2,164 (-9%)	1mo	$505,000	$233	71
5410A Nolda St	0.57mi	3/3.5	2,346 (-1%)	1mo	$669,900	$286	69
5310 Larkin St Unit B	0.59mi	3/3.5	2,354 (-1%)	1mo	$399,000	$169	68
5336 Petty St Unit C	0.49mi	3/3.5	2,467 (+4%)	1mo	$449,000	$182	68
1510 Birdsall St	0.61mi	3/3.5	2,268 (-4%)	1mo	$389,000	$172	61
1520 Malone St	0.64mi	3/4.0	2,557 (+8%)	1mo	$539,000	$211	52
1506 Birdsall St	0.62mi	3/3.5	2,124 (-11%)	1mo	$425,000	$200	51

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: -13.5%
• Equity multiple: 0.53×
• Total profit: $-52,597
• Equity at exit: $59,641

10-year hold

• IRR: -11.0%
• Equity multiple: 0.44×
• Total profit: $-63,140
• Equity at exit: $34,585

Cash invested: $112,000 (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: $4,493 high
• Mortgage (P&I): −$2,098
• Tax from tax record: −$736 /mo · $8,837/yr
• Insurance: −$167
• HOA: −$155
• Vacancy / Maint / Mgmt: −$944
• Net cashflow: $394

Break-even live

Break-even rent $3,995

Max offer price $400,000

Occupancy floor 86%

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 32 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	43d	1	0.14mi
5620 Petty St Unit 1019538P Houston, TX	4.0	3.5	2884	$16,259	$5.64	22d	1	0.20mi
5620 Petty St Houston, TX	4.0	3.5	2891	$8,750	$3.03	43d	1	0.20mi
5530 Kiam St Unit 1019540P Houston, TX	4.0	2.5	2680	$15,799	$5.90	43d	1	0.26mi
5530 Kiam St Houston, TX	4.0	2.5	2688	$9,750	$3.63	43d	1	0.26mi
5427 Kansas St Houston, TX	3.0	4.0	2156	$2,700	$1.25	43d	1	0.40mi
2210 Radcliffe St Houston, TX	3.0	3.5	2066	$2,716	$1.31	7d	1	0.40mi
2103 Radcliffe St Unit 1225772P Houston, TX	3.0	2.0	1797	$4,729	$2.63	7d	1	0.42mi
543 T C Jester Blvd Unit 1225766P Houston, TX	3.0	3.5	2389	$5,222	$2.19	16d	1	0.44mi
5336 Darling St Unit 1225767P Houston, TX	3.0	3.0	2292	$5,570	$2.43	7d	1	0.54mi
3001 W 11th St Houston, TX	3.0	1.0–2.0	1031	$4,533	$4.40	1d	50	0.55mi
5235 Petty St Unit B Houston, TX	3.0	2.5	2532	$3,000	$1.18	43d	1	0.64mi
5811 Maxie St Houston, TX	3.0	3.5	2226	$3,000	$1.35	43d	1	0.64mi
5610 Schuler St Houston, TX	3.0	3.5	2614	$3,111	$1.19	5d	1	0.77mi
5108 Larkin St Houston, TX	3.0	3.5	2108	$2,850	$1.35	44d	1	0.80mi
920 Westcott St Houston, TX	1.0–2.0	1.0–2.0	1175	$3,306	$2.81	1d	29	0.82mi
929 Westcott St Houston, TX	1.0–3.0	1.0–3.0	1375	$9,263	$6.74	3d	22	0.83mi
5305 Nett St Unit A Houston, TX	3.0	3.5	2104	$2,950	$1.40	24d	1	0.93mi
4917 Nolda St Houston, TX	3.0	3.5	1764	$5,000	$2.83	24d	1	0.97mi
5237 Center St Houston, TX	3.0	3.0	2284	$2,995	$1.31	43d	1	1.01mi
1723 W 14th St Unit B Houston, TX	3.0	3.5	2373	$3,400	$1.43	20d	1	1.22mi
4510 Inker St Houston, TX	4.0	4.0	2293	$4,500	$1.96	43d	1	1.24mi
1126 W 16th St Houston, TX	3.0	4.0	2494	$4,295	$1.72	43d	1	1.26mi
4508 Maxie St Unit B Houston, TX	3.0	1.0	1700	$3,003	$1.77	15d	1	1.27mi
4608 Nett St Houston, TX	3.0	4.0	2261	$3,750	$1.66	43d	1	1.29mi
4311 Marina St Houston, TX	3.0	4.0	2328	$3,599	$1.55	43d	1	1.34mi
1332 Dorothy St Houston, TX	3.0	3.5	2980	$6,500	$2.18	22d	1	1.38mi
4444 Center St Houston, TX	3.0	3.0	2121	$3,200	$1.51	43d	1	1.41mi
1157 W 18th St Houston, TX	3.0	3.0	2431	$3,500	$1.44	43d	1	1.42mi
100 Detering St Houston, TX	1.0–3.0	1.0–3.0	1162	$3,486	$3.00	3d	26	1.45mi
1113 W 18th St Unit C Houston, TX	4.0	3.5	2150	$3,249	$1.51	43d	1	1.45mi
1221 W 19th St Unit B Houston, TX	3.0	2.5	2200	$3,400	$1.55	3d	1	1.47mi

HOA detail

• Monthly dues: $155 · $1,860/yr
• Likely covers: security

Listing history 33 events

1. 2026-06-16
   days on market $400,000 Active 116 DOM
2. 2026-06-15
   days on market $400,000 Active 115 DOM
3. 2026-06-13
   days on market $400,000 Active 113 DOM
4. 2026-06-10
   days on market $400,000 Active 109 DOM
5. 2026-06-08
   days on market $400,000 Active 108 DOM
6. 2026-06-07
   days on market $400,000 Active 107 DOM
7. 2026-06-04
   days on market $400,000 Active 104 DOM
8. 2026-06-01
   days on market $400,000 Active 101 DOM
9. 2026-05-31
   days on market $400,000 Active 100 DOM
10. 2026-05-01
    price $400,000 1004-char remark

    Show marketing remark (1004 chars)

    Welcome to this beautifully maintained corner unit townhome in the heart of gated Cottage Grove, just minutes from The Heights, downtown, and Memorial Park. This rare find offers a private front patio oasis with raised deck—perfect for entertaining or relaxing with friends and family. Inside, all bedrooms feature en-suite baths and walk-in closets. The first-floor suite with patio access is ideal for guests, roommates, or multi-generational living. Upstairs, enjoy an open-concept living and dining space with engineered hardwood floors. The extra-large garage easily fits a full-size truck with room to spare. Recent foundation repair with transferable warranty, hurricane/tornado proof roof installed in 2024 with transferable warranty, and all new appliances stay! Just pack your bags and move in today! Walk to nearby parks, trails, and restaurants with unbeatable access to major highways, the Energy Corridor, and revamped Memorial Park. This home blends location, lifestyle, and comfort!

11. 2026-02-20
    listed $439,000 Active 1004-char remark

    Show marketing remark (1004 chars)

    Welcome to this beautifully maintained corner unit townhome in the heart of gated Cottage Grove, just minutes from The Heights, downtown, and Memorial Park. This rare find offers a private front patio oasis with raised deck—perfect for entertaining or relaxing with friends and family. Inside, all bedrooms feature en-suite baths and walk-in closets. The first-floor suite with patio access is ideal for guests, roommates, or multi-generational living. Upstairs, enjoy an open-concept living and dining space with engineered hardwood floors. The extra-large garage easily fits a full-size truck with room to spare. Recent foundation repair with transferable warranty, hurricane/tornado proof roof installed in 2024 with transferable warranty, and all new appliances stay! Just pack your bags and move in today! Walk to nearby parks, trails, and restaurants with unbeatable access to major highways, the Energy Corridor, and revamped Memorial Park. This home blends location, lifestyle, and comfort!

12. 2026-02-03
    historical
13. 2026-01-01
    price $490,000
14. 2025-11-08
    price $499,000
15. 2025-10-24
    price $503,500
16. 2025-10-09
    price $529,000
17. 2025-09-17
    price $549,000
18. 2025-08-23
    listed $575,000 Active
19. 2023-03-02
    soldstatus
20. 2023-03-01
    soldstatus Sold
21. 2023-02-11
    status Pending
22. 2022-11-29
    price $419,000
23. 2022-11-23
    price $434,000
24. 2022-11-04
    price $439,000
25. 2022-11-04
    price $449,000
26. 2022-10-24
    price $444,000
27. 2022-10-04
    price $449,000
28. 2022-09-16
    listed $475,000 Active
29. 2022-09-14
    historical $475,000
30. 2018-06-15
    soldstatus Sold
31. 2018-05-27
    status Pending
32. 2018-05-18
    status Option Pending
33. 2018-03-27
    listed $359,900 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: $8,837 · $736/mo
• Projected year-2 tax: $8,837 · $736/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: $53,916
• − Mortgage interest: −$22,406
• − Property taxes: −$8,837
• − Insurance: −$2,000
• − Repairs & maintenance: −$4,313
• − Management: −$4,313
• − HOA: −$1,860
• − Depreciation: −$11,636
• Taxable loss: −$1,450
• Est. tax savings @ 24.0%: +$348
• After-tax cash flow: $5,073/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

+11.1% since first listed

24 events — show timeline

• 2026-05-01 Price Changed $400,000 HARMLS
• 2026-02-20 Listed $439,000 HARMLS
• 2026-02-03 Listing Removed — HARMLS
• 2026-01-01 Price Changed $490,000 HARMLS
• 2025-11-08 Price Changed $499,000 HARMLS
• 2025-10-24 Price Changed $503,500 HARMLS
• 2025-10-09 Price Changed $529,000 HARMLS
• 2025-09-17 Price Changed $549,000 HARMLS
• 2025-08-23 Listed $575,000 HARMLS
• 2023-03-02 Sold (Public Records) — Public Records
• 2023-03-01 Sold (MLS) — HARMLS
• 2023-02-11 Pending — HARMLS
• 2022-11-29 Price Changed $419,000 HARMLS
• 2022-11-23 Price Changed $434,000 HARMLS
• 2022-11-04 Price Changed $439,000 HARMLS
• 2022-11-04 Price Changed $449,000 HARMLS
• 2022-10-24 Price Changed $444,000 HARMLS
• 2022-10-04 Price Changed $449,000 HARMLS
• 2022-09-16 Listed $475,000 HARMLS
• 2022-09-14 Coming Soon $475,000 HARMLS
• 2018-06-15 Sold (MLS) — HARMLS
• 2018-05-27 Pending — HARMLS
• 2018-05-18 Pending — HARMLS
• 2018-03-27 Listed $359,900 HARMLS

Property tax history

+1.9%/yr

Latest (2025): $8,837 · +11.7% YoY. Source: county tax records.