5525 Kiam St Unit C · Houston, TX 77007

$409,000

3 bd · 3.5 ba · 2,343 sqft · Townhouse public records · 65 Days on market

Built 2008 1,764 sqft lot $175/sqft · 19% below area Est $515k · 21% 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 +20.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +6.3/10.0
• 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

5525 Kiam Street is centrally located with easy access to Downtown, the Galleria, Energy Corridor, and Memorial Park. Situated in a quite boutique community of only 6 homes, this property offers over 2400 square feet of spacious living with no HOA. The floor plan features large rooms filled with natural light, generous closets, and abundant storage throughout. The kitchen includes all appliances, ample counter space, and opens to comfortable living and dining areas. Enjoy a private backyard with a new fence and low-maintenance yard, ideal for relaxing and entertaining. A large garage provides excellent parking and storage. Conveniently located near major highways, shopping, dining, and outdoor recreation, including neighborhood favorites such as Down the Street Bar & Restaurant. The home delivers space and privacy in one of Houston's most accessible locations.

Key facts

• 1,764 sq ft lot
• 2 garage spots
• Built 2008

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 $560 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $409k).
• Recommended offer: $384k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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

• It's been on market 65 days — a 6% lower offer ($384k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $384,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.13% ✓
• Cap rate: 7.94%
• Cash-on-cash: 5.87%
• DSCR: 1.26
• GRM: 7.4

CMA / ARV

• ARV (median comp): $515,357
• List price: $409,000
• Delta: -20.64%
• 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
5527 Darling Unit A	0.10mi	3/2.5	2,401 (+2%)	1mo	$450,000	$187	86
5639 Petty St	0.17mi	3/3.5	2,252 (-4%)	2mo	$459,000	$204	84
5617 Kiam St Unit A	0.10mi	3/3.5	2,126 (-9%)	1mo	$370,000	$174	79
5737 Kansas St	0.27mi	3/3.5	2,177 (-7%)	0mo	$400,000	$184	76
1625 Mcdonald St	0.43mi	3/3.5	2,401 (+2%)	2mo	$425,000	$177	74
5716 Kansas St Unit B	0.24mi	3/3.5	2,020 (-14%)	1mo	$389,000	$193	65
1361 Moy St	0.66mi	3/3.5	2,275 (-3%)	1mo	$450,000	$198	64
6302 Prague St	0.59mi	3/3.5	2,205 (-6%)	1mo	$749,999	$340	62
5736 Kansas St Unit B	0.30mi	3/3.5	2,664 (+14%)	1mo	$400,000	$150	62
6023 Matthew Oaks Pl	0.66mi	3/3.5	2,452 (+5%)	1mo	$625,000	$255	61
6501 Rodrigo St	0.71mi	3/3.5	2,569 (+10%)	1mo	$840,000	$327	50
918 Cohn St	0.74mi	2/2.0 (-1)	2,022 (-14%)	1mo	$420,000	$208	31

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: -10.9%
• Equity multiple: 0.62×
• Total profit: $-43,903
• Equity at exit: $60,983

10-year hold

• IRR: -7.0%
• Equity multiple: 0.62×
• Total profit: $-43,682
• 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: $4,622 high
• Mortgage (P&I): −$2,145
• Tax from tax record: −$776 /mo · $9,308/yr
• Insurance: −$170
• HOA: −$0
• Vacancy / Maint / Mgmt: −$971
• Net cashflow: $560

Break-even live

Break-even rent $3,913

Max offer price $409,000

Occupancy floor 83%

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 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5530 Kiam St Houston, TX	4.0	2.5	2688	$9,750	$3.63	43d	1	0.05mi
5530 Kiam St Unit 1019540P Houston, TX	4.0	2.5	2680	$15,799	$5.90	43d	1	0.05mi
5427 Kansas St Houston, TX	3.0	4.0	2156	$2,700	$1.25	43d	1	0.11mi
2210 Radcliffe St Houston, TX	3.0	3.5	2066	$2,716	$1.31	7d	1	0.12mi
5620 Petty St Houston, TX	4.0	3.5	2891	$8,750	$3.03	43d	1	0.12mi
5620 Petty St Unit 1019538P Houston, TX	4.0	3.5	2884	$16,259	$5.64	21d	1	0.12mi
543 T C Jester Blvd Unit 1225766P Houston, TX	3.0	3.5	2389	$5,222	$2.19	15d	1	0.15mi
2103 Radcliffe St Unit 1225772P Houston, TX	3.0	2.0	1797	$4,729	$2.63	7d	1	0.18mi
5336 Darling St Unit 1225767P Houston, TX	3.0	3.0	2292	$5,570	$2.43	7d	1	0.23mi
5732 Darling St Unit 1056419P Houston, TX	3.0	3.5	2400	$7,771	$3.24	43d	1	0.31mi
5235 Petty St Unit B Houston, TX	3.0	2.5	2532	$3,000	$1.18	43d	1	0.33mi
5108 Larkin St Houston, TX	3.0	3.5	2108	$2,850	$1.35	44d	1	0.49mi
5811 Maxie St Houston, TX	3.0	3.5	2226	$3,000	$1.35	43d	1	0.49mi
5610 Schuler St Houston, TX	3.0	3.5	2614	$3,111	$1.19	5d	1	0.59mi
4917 Nolda St Houston, TX	3.0	3.5	1764	$5,000	$2.83	24d	1	0.68mi
5305 Nett St Unit A Houston, TX	3.0	3.5	2104	$2,950	$1.40	24d	1	0.71mi
920 Westcott St Houston, TX	1.0–2.0	1.0–2.0	1175	$3,306	$2.81	1d	29	0.71mi
929 Westcott St Houston, TX	1.0–3.0	1.0–3.0	1375	$9,263	$6.74	3d	22	0.76mi
5237 Center St Houston, TX	3.0	3.0	2284	$2,995	$1.31	43d	1	0.78mi
3001 W 11th St Houston, TX	3.0	1.0–2.0	1031	$4,533	$4.40	1d	50	0.81mi
4510 Inker St Houston, TX	4.0	4.0	2293	$4,500	$1.96	43d	1	0.93mi
4508 Maxie St Unit B Houston, TX	3.0	1.0	1700	$3,003	$1.77	14d	1	0.97mi
4608 Nett St Houston, TX	3.0	4.0	2261	$3,750	$1.66	43d	1	1.00mi
4311 Marina St Houston, TX	3.0	4.0	2328	$3,599	$1.55	43d	1	1.04mi
4444 Center St Houston, TX	3.0	3.0	2121	$3,200	$1.51	43d	1	1.12mi
1723 W 14th St Unit B Houston, TX	3.0	3.5	2373	$3,400	$1.43	20d	1	1.13mi
1332 Dorothy St Houston, TX	3.0	3.5	2980	$6,500	$2.18	21d	1	1.23mi
1221 Bonner St Houston, TX	3.0	3.5	2252	$3,200	$1.42	43d	1	1.23mi
915 Thompson St Unit 915 Houston, TX	4.0	3.5	3200	$8,500	$2.66	24d	1	1.25mi
917 Thompson St Unit 917 Houston, TX	4.0	3.5	3200	$8,000	$2.50	24d	1	1.26mi
913 Thompson St #913 Houston, TX	4.0	3.5	3200	$8,500	$2.66	24d	1	1.26mi
911 Thompson St #911 Houston, TX	4.0	3.5	3200	$8,500	$2.66	24d	1	1.27mi
100 Detering St Houston, TX	1.0–3.0	1.0–3.0	1162	$3,486	$3.00	3d	26	1.27mi
1126 W 16th St Houston, TX	3.0	4.0	2494	$4,295	$1.72	43d	1	1.28mi
5201 Memorial Dr Houston, TX	1.0–2.0	1.0–2.5	1071	$3,361	$3.14	1d	21	1.39mi
1157 W 18th St Houston, TX	3.0	3.0	2431	$3,500	$1.44	43d	1	1.44mi
1113 W 18th St Unit C Houston, TX	4.0	3.5	2150	$3,249	$1.51	43d	1	1.45mi
639 W 16th St Houston, TX	3.0	4.0	2010	$3,200	$1.59	43d	1	1.47mi

Listing history 26 events

1. 2026-06-18
   days on market $409,000 Active 65 DOM
2. 2026-06-17
   days on market $409,000 Active 64 DOM
3. 2026-06-16
   days on market $409,000 Active 63 DOM
4. 2026-06-15
   days on market $409,000 Active 62 DOM
5. 2026-06-13
   days on market $409,000 Active 60 DOM
6. 2026-06-10
   days on market $409,000 Active 56 DOM
7. 2026-06-08
   days on market $409,000 Active 55 DOM
8. 2026-06-07
   days on market $409,000 Active 54 DOM
9. 2026-06-04
   days on market $409,000 Active 51 DOM
10. 2026-06-01
    days on market $409,000 Active 48 DOM
11. 2026-05-31
    days on market $409,000 Active 47 DOM
12. 2026-04-14
    listed $429,000 Active 876-char remark

    Show marketing remark (876 chars)

    5525 Kiam Street is centrally located with easy access to Downtown, the Galleria, Energy Corridor, and Memorial Park. Situated in a quite boutique community of only 6 homes, this property offers over 2400 square feet of spacious living with no HOA. The floor plan features large rooms filled with natural light, generous closets, and abundant storage throughout. The kitchen includes all appliances, ample counter space, and opens to comfortable living and dining areas. Enjoy a private backyard with a new fence and low-maintenance yard, ideal for relaxing and entertaining. A large garage provides excellent parking and storage. Conveniently located near major highways, shopping, dining, and outdoor recreation, including neighborhood favorites such as Down the Street Bar & Restaurant. The home delivers space and privacy in one of Houston's most accessible locations.

13. 2026-04-14
    historical

    Show marketing remark (876 chars)

    5525 Kiam Street is centrally located with easy access to Downtown, the Galleria, Energy Corridor, and Memorial Park. Situated in a quite boutique community of only 6 homes, this property offers over 2400 square feet of spacious living with no HOA. The floor plan features large rooms filled with natural light, generous closets, and abundant storage throughout. The kitchen includes all appliances, ample counter space, and opens to comfortable living and dining areas. Enjoy a private backyard with a new fence and low-maintenance yard, ideal for relaxing and entertaining. A large garage provides excellent parking and storage. Conveniently located near major highways, shopping, dining, and outdoor recreation, including neighborhood favorites such as Down the Street Bar & Restaurant. The home delivers space and privacy in one of Houston's most accessible locations.

14. 2026-03-07
    price $449,000
15. 2026-02-13
    price $469,000
16. 2026-01-08
    historical $3,200
17. 2026-01-08
    listed $475,000 Active
18. 2025-11-18
    listed $3,200
19. 2025-10-30
    historical $3,200
20. 2025-10-08
    listed $3,200
21. 2009-08-11
    soldstatus
22. 2009-08-07
    soldstatus
23. 2009-07-10
    historical
24. 2009-03-18
    listed $309,900
25. 2009-03-18
    historical
26. 2008-12-30
    listed $329,900

ⓘ 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: $9,308 · $776/mo
• Projected year-2 tax: $9,308 · $776/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 (shaded) · 70% 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: $55,461
• − Mortgage interest: −$22,910
• − Property taxes: −$9,308
• − Insurance: −$2,045
• − Repairs & maintenance: −$4,437
• − Management: −$4,437
• − Depreciation: −$11,898
• Taxable income: $426
• Est. tax owed @ 24.0%: −$102
• After-tax cash flow: $6,621/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

+30.0% since first listed

15 events — show timeline

• 2026-04-14 Listing Removed — HARMLS
• 2026-04-14 Listed $429,000 HARMLS
• 2026-03-07 Price Changed $449,000 HARMLS
• 2026-02-13 Price Changed $469,000 HARMLS
• 2026-01-08 Rental Removed $3,200 HARMLS
• 2026-01-08 Listed $475,000 HARMLS
• 2025-11-18 Listed for Rent $3,200 HARMLS
• 2025-10-30 Rental Removed $3,200 HARMLS
• 2025-10-08 Listed for Rent $3,200 HARMLS
• 2009-08-11 Sold (Public Records) — Public Records
• 2009-08-07 Sold (MLS) — HARMLS
• 2009-07-10 Listing Removed — HARMLS
• 2009-03-18 Listing Removed — HARMLS
• 2009-03-18 Listed $309,900 HARMLS
• 2008-12-30 Listed $329,900 HARMLS

Property tax history

+3.1%/yr

Latest (2025): $9,308 · +7.2% YoY. Source: county tax records.