1110 Birdsall St · Houston, TX 77007

$429,900

3 bd · 3.5 ba · 2,352 sqft · Townhouse public records · 28 Days on market

Built 2003 1,613 sqft lot $183/sqft · 23% below area Est $558k · 23% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.6/30.0
• 1% rule +4.7/10.0
• DSCR +4.5/10.0
• 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

LOCATION! Elegant three story townhome just blocks from Memorial Park in a convenient location with quick access to all freeways and minutes from Downtown, Midtown, & the Galleria. NO HOA FEE! NEW ROOF! Fresh interior paint, updated light fixtures, & recessed lighting. Hardwood floors throughout w/ designer tile in all wet areas. No carpet. High ceilings & an open floor plan create a bright and spacious feel. Large living room features a beautiful gas log fireplace and French doors that open to a private balcony, perfect for relaxing. Spacious kitchen with slab granite countertops and a convenient office nook. First floor includes a bedroom w full bath, ideal for guests. Thi

Key facts

• Private balcony
• Three story townhome
• Large walk in closet

Tags

• THREE STORY TOWNHOME
• PRIVATE BALCONY
• SLAB GRANITE COUNTERTOPS
• JACUZZI TUB
• LARGE WALK IN CLOSET
• FENCED BACKYARD

Property features AI

Finance

• Other: Lease not considered

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; 3 stories; Built in 2003; Slab foundation; Composition roof
• Construction: Brick, cement siding, and stucco exterior
• Exterior features: Balcony; Deck; Patio; Private yard; Fence

Interior

• Kitchen: Gas range; Electric oven; Oven; Microwave; Dishwasher; Disposal
• Bedrooms: Primary bedroom on third level (18 x 14); Bedroom on second level (11 x 10); Bedroom on first level (12 x 10)
• Flooring: Tile; Wood
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (gas); Central air (electric)
• Interior features: Gas log fireplace (1); Double vanity; Granite counters; Jetted tub; Separate shower; Ceiling fan(s)
• Laundry & utility: Dryer; Utility room (third level)

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath townhouse listed at $430k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/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 $416k (3.2% below list).
• Recommended offer: $416k (3.2% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 34% 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 $13k 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 ($423k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 24y 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: major flood risk; 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 $416,000 (3.2% below list)

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. 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?
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: 0.97% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.04%
• DSCR: 1.05
• GRM: 8.6

CMA / ARV

• ARV (median comp): $558,188
• List price: $429,900
• Delta: -21.19%
• 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
910 Malone St #104	0.10mi	2/2.5 (-1)	2,312 (-2%)	1mo	$499,900	$216	83
5208 Blossom St #5	0.43mi	3/3.5	2,340 (-0%)	0mo	$435,000	$186	79
5811 Rose St	0.18mi	3/2.5	2,477 (+5%)	0mo	$735,000	$297	78
1361 Moy St	0.36mi	3/3.5	2,275 (-3%)	1mo	$450,000	$198	77
5618 Lacy St	0.47mi	3/3.5	2,400 (+2%)	1mo	$609,000	$254	74
409 Detering St	0.40mi	3/3.5	2,462 (+5%)	1mo	$494,000	$201	73
6302 Prague St	0.46mi	3/3.5	2,205 (-6%)	1mo	$749,999	$340	68
5527 Darling Unit A	0.58mi	3/2.5	2,401 (+2%)	1mo	$450,000	$187	64
6227 Haskell St	0.44mi	2/2.5 (-1)	2,488 (+6%)	0mo	$749,000	$301	61
6501 Rodrigo St	0.50mi	3/3.5	2,569 (+9%)	1mo	$840,000	$327	60
918 Cohn St	0.13mi	2/2.0 (-1)	2,022 (-14%)	1mo	$420,000	$208	59
5617 Kiam St Unit A	0.70mi	3/3.5	2,126 (-10%)	1mo	$370,000	$174	50

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: -18.3%
• Equity multiple: 0.38×
• Total profit: $-75,040
• Equity at exit: $64,099

10-year hold

• IRR: -18.6%
• Equity multiple: 0.14×
• Total profit: $-103,150
• Equity at exit: $37,170

Cash invested: $120,372 (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: 8.6×

Monthly cashflow live

• Estimated rent: $4,160 high
• Mortgage (P&I): −$2,254
• Tax from tax record: −$749 /mo · $8,987/yr
• Insurance: −$179
• HOA: −$0
• Vacancy / Maint / Mgmt: −$874
• Net cashflow: $104

Break-even live

Break-even rent $4,028

Max offer price $429,900

Occupancy floor 92%

Sensitivity live

Price	-10% $347	-5% $226	+0% $104	+5% $-18	+10% $-139
Rent	-10% $-225	-5% $-60	+0% $104	+5% $268	+10% $433
Rate	-1.0pp $320	-0.5pp $213	base $104	+0.5pp $-7	+1.0pp $-121

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: $107,475
• Closing costs: $12,897
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
920 Westcott St Houston, TX	1.0–2.0	1.0–2.0	1175	$3,306	$2.81	1d	29	0.12mi
5610 Schuler St Houston, TX	3.0	3.5	2614	$3,111	$1.19	5d	1	0.13mi
5811 Maxie St Houston, TX	3.0	3.5	2226	$3,000	$1.35	44d	1	0.20mi
929 Westcott St Houston, TX	1.0–3.0	1.0–3.0	1375	$9,263	$6.74	3d	22	0.22mi
5305 Nett St Unit A Houston, TX	3.0	3.5	2104	$2,950	$1.40	25d	1	0.25mi
5237 Center St Houston, TX	3.0	3.0	2284	$2,995	$1.31	44d	1	0.30mi
2103 Radcliffe St Unit 1225772P Houston, TX	3.0	2.0	1797	$4,729	$2.63	8d	1	0.52mi
2210 Radcliffe St Houston, TX	3.0	3.5	2066	$2,716	$1.31	8d	1	0.59mi
100 Detering St Houston, TX	1.0–3.0	1.0–3.0	1162	$3,486	$3.00	4d	26	0.61mi
4917 Nolda St Houston, TX	3.0	3.5	1764	$5,000	$2.83	25d	1	0.63mi
5336 Darling St Unit 1225767P Houston, TX	3.0	3.0	2292	$5,570	$2.43	8d	1	0.64mi
5620 Petty St Houston, TX	4.0	3.5	2891	$8,750	$3.03	44d	1	0.69mi
5620 Petty St Unit 1019538P Houston, TX	4.0	3.5	2884	$16,259	$5.64	22d	1	0.69mi
5235 Petty St Unit B Houston, TX	3.0	2.5	2532	$3,000	$1.18	44d	1	0.70mi
5732 Darling St Unit 1056419P Houston, TX	3.0	3.5	2400	$7,771	$3.24	44d	1	0.71mi
5108 Larkin St Houston, TX	3.0	3.5	2108	$2,850	$1.35	45d	1	0.72mi
5201 Memorial Dr Houston, TX	1.0–2.0	1.0–2.5	1071	$3,361	$3.14	2d	21	0.73mi
5530 Kiam St Houston, TX	4.0	2.5	2688	$9,750	$3.63	44d	1	0.73mi
5530 Kiam St Unit 1019540P Houston, TX	4.0	2.5	2680	$15,799	$5.90	44d	1	0.73mi
4608 Nett St Houston, TX	3.0	4.0	2261	$3,750	$1.66	44d	1	0.74mi
5427 Kansas St Houston, TX	3.0	4.0	2156	$2,700	$1.25	44d	1	0.74mi
543 T C Jester Blvd Unit 1225766P Houston, TX	3.0	3.5	2389	$5,222	$2.19	16d	1	0.75mi
4508 Maxie St Unit B Houston, TX	3.0	1.0	1700	$3,003	$1.77	15d	1	0.83mi
4444 Center St Houston, TX	3.0	3.0	2121	$3,200	$1.51	44d	1	0.86mi
4510 Inker St Houston, TX	4.0	4.0	2293	$4,500	$1.96	44d	1	0.87mi
915 Thompson St Unit 915 Houston, TX	4.0	3.5	3200	$8,500	$2.66	25d	1	0.95mi
913 Thompson St #913 Houston, TX	4.0	3.5	3200	$8,500	$2.66	25d	1	0.95mi
917 Thompson St Unit 917 Houston, TX	4.0	3.5	3200	$8,000	$2.50	25d	1	0.95mi
911 Thompson St #911 Houston, TX	4.0	3.5	3200	$8,500	$2.66	25d	1	0.95mi
4311 Marina St Houston, TX	3.0	4.0	2328	$3,599	$1.55	44d	1	0.96mi
1221 Bonner St Houston, TX	3.0	3.5	2252	$3,200	$1.42	44d	1	1.02mi
707 Marston St Unit 510 Houston, TX	3.0	2.0	2310	$12,482	$5.40	3d	1	1.16mi
1027 Gross St Houston, TX	4.0	3.5	3035	$5,800	$1.91	44d	1	1.30mi
3333 Allen Pkwy Unit 1000 Houston, TX	2.0	2.5	1860	$4,500	$2.42	44d	1	1.37mi
1201 McDuffie St Houston, TX	2.0	2.5	1600	$2,800	$1.75	17d	2	1.37mi
3001 W 11th St Houston, TX	3.0	1.0–2.0	1031	$4,533	$4.40	1d	50	1.38mi
1958 W Gray St Unit 1991 Houston, TX	3.0	2.0	3206	$15,050	$4.69	11d	1	1.43mi
1958 W Gray St Unit 3165 Houston, TX	3.0	2.0	3206	$15,018	$4.68	3d	1	1.43mi
225 S Heights Blvd Houston, TX	3.0	1.0–2.0	1186	$3,085	$2.60	3d	18	1.48mi

Listing history 24 events

1. 2026-06-18
   days on market $429,900 Active 28 DOM
2. 2026-06-17
   days on market $429,900 Active 27 DOM
3. 2026-06-16
   days on market $429,900 Active 26 DOM
4. 2026-06-15
   days on market $429,900 Active 25 DOM
5. 2026-06-13
   days on market $429,900 Active 23 DOM
6. 2026-06-10
   pricedays on market $429,900 Active 19 DOM
7. 2026-06-08
   days on market $439,900 Active 18 DOM
8. 2026-06-07
   days on market $439,900 Active 17 DOM
9. 2026-06-04
   days on market $439,900 Active 14 DOM
10. 2026-06-01
    days on market $439,900 Active 11 DOM
11. 2026-05-31
    days on market $439,900 Active 10 DOM
12. 2026-05-17
    historical
13. 2026-04-23
    listed $439,900 Active
14. 2026-04-21
    historical
15. 2026-04-11
    listed $449,900 Active
16. 2011-05-01
    historical
17. 2010-09-21
    listed $293,500
18. 2010-07-24
    historical
19. 2010-01-26
    listed $299,000
20. 2008-05-15
    soldstatus
21. 2003-07-21
    historical
22. 2003-04-22
    historical
23. 2003-04-21
    listed $255,000
24. 2002-07-29
    listed $250,000

ⓘ 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: $8,987 · $749/mo
• Projected year-2 tax: $8,987 · $749/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 6/10 Major FEMA zone X (unshaded) · 68% 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: $49,920
• − Mortgage interest: −$24,081
• − Property taxes: −$8,987
• − Insurance: −$2,150
• − Repairs & maintenance: −$3,994
• − Management: −$3,994
• − Depreciation: −$12,506
• Taxable loss: −$5,791
• Est. tax savings @ 24.0%: +$1,390
• After-tax cash flow: $2,637/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

+72.0% since first listed

16 events — show timeline

• 2026-06-18 Listing Removed — HARMLS
• 2026-06-09 Price Changed $429,900 HARMLS
• 2026-05-21 Listed $439,900 HARMLS
• 2026-05-17 Listing Removed — HARMLS
• 2026-04-23 Listed $439,900 HARMLS
• 2026-04-21 Listing Removed — HARMLS
• 2026-04-11 Listed $449,900 HARMLS
• 2011-05-01 Listing Removed — HARMLS
• 2010-09-21 Listed $293,500 HARMLS
• 2010-07-24 Listing Removed — HARMLS
• 2010-01-26 Listed $299,000 HARMLS
• 2008-05-15 Sold (Public Records) — Public Records
• 2003-07-21 Listing Removed — HARMLS
• 2003-04-22 Listing Removed — HARMLS
• 2003-04-21 Listed $255,000 HARMLS
• 2002-07-29 Listed $250,000 HARMLS

Property tax history

+4.6%/yr

Latest (2025): $8,987 · +2.1% YoY. Source: county tax records.