2614 Maxroy St · Houston, TX 77007

$449,000

3 bd · 3.5 ba · 2,062 sqft · SingleFamily public records · 94 Days on market

Built 2005 1,759 sqft lot $218/sqft · 9% below area Est $493k · 9% 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).

• Cash flow +15.8/30.0
• ARV discount +11.5/15.0
• DSCR +4.9/10.0
• 1% rule +4.6/10.0
• 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 beautifully maintained residence blends contemporary design with everyday functionality, offering a welcoming floor plan ideal for comfortable living and effortless entertaining. Inside, discover generous light-filled spaces, soaring ceilings, and tasteful hardwood floors. The modern kitchen features sleek cabinetry, stainless appliances, and granite counters. The expansive primary suite is a true sanctuary with two large walk-in closets and a spa-like bath. Each bedroom has its own ensuite for privacy. Four large storage closets, washer and dryer included, plus a private driveway, two-car garage, and gated front courtyard add security and charm. Fresh exterior paint gives crisp curb appeal. Zoned to Memorial Elementary and just a short walk to Cottage Grove Park and local restaurants. Schedule your private tour today!

Key facts

• Spa-like bath
• Ensuite for privacy
• Modern kitchen

Tags

• MODERN KITCHEN
• GRANITE COUNTERS
• LARGE WALK-IN CLOSETS
• SPA-LIKE BATH
• ENSUITE FOR PRIVACY
• LARGE STORAGE CLOSETS

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $449k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/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 $431k (3.9% below list).
• Recommended offer: $409k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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); 651 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 36% 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 94 days — a 9% lower offer ($409k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $30k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: 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 $408,590 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% 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. 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?
7. 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.
8. 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.
9. 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: 6.83%
• Cash-on-cash: 1.93%
• DSCR: 1.09
• GRM: 8.7

CMA / ARV

• ARV (median comp): $493,328
• List price: $449,000
• Delta: -8.99%
• 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
5911 Katy St	0.10mi	3/2.5	2,080 (+1%)	2mo	$415,000	$200	88
5976 Kansas St	0.01mi	3/4.5	1,978 (-4%)	1mo	$359,000	$181	88
6313 Chelsea Falls Ln	0.34mi	3/3.5	2,050 (-1%)	2mo	$445,000	$217	82
3225 Maxroy St	0.29mi	3/3.5	2,099 (+2%)	2mo	$425,000	$202	82
5816 Kiam St	0.23mi	3/2.5	2,033 (-1%)	2mo	$462,500	$227	81
5817 Darling St Unit D	0.28mi	3/2.5	2,041 (-1%)	2mo	$400,000	$196	80
5903 Petty St Unit F	0.18mi	3/2.5	2,164 (+5%)	2mo	$505,000	$233	78
6605 Letein St	0.17mi	3/2.5	2,344 (+14%)	1mo	$550,000	$235	64
5540 Nolda St	0.74mi	3/2.5	2,000 (-3%)	1mo	$400,000	$200	56
2115 Cohn St	0.59mi	3/3.5	2,287 (+11%)	2mo	$449,990	$197	53
3504 Huntsford Dr	0.72mi	3/2.5	1,902 (-8%)	2mo	$499,900	$263	48
6422 Waltway Dr	0.73mi	3/2.5	1,776 (-14%)	2mo	$750,000	$422	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: -16.7%
• Equity multiple: 0.42×
• Total profit: $-72,381
• Equity at exit: $66,947

10-year hold

• IRR: -15.5%
• Equity multiple: 0.25×
• Total profit: $-94,766
• Equity at exit: $38,821

Cash invested: $125,720 (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: 651
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $4,314 high
• Mortgage (P&I): −$2,355
• Tax from tax record: −$664 /mo · $7,965/yr
• Insurance: −$187
• HOA: −$0
• Vacancy / Maint / Mgmt: −$906
• Net cashflow: $202

Break-even live

Break-even rent $4,057

Max offer price $449,000

Occupancy floor 90%

Sensitivity live

Price	-10% $457	-5% $329	+0% $202	+5% $75	+10% $-52
Rent	-10% $-138	-5% $32	+0% $202	+5% $373	+10% $543
Rate	-1.0pp $428	-0.5pp $317	base $202	+0.5pp $86	+1.0pp $-32

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: $112,250
• Closing costs: $13,470
• Reserves months: —
• Total cash needed: —

Rent comps 26 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	44d	1	0.34mi
3001 W 11th St Houston, TX	3.0	1.0–2.0	1031	$4,533	$4.40	0d	50	0.44mi
5620 Petty St Unit 1019538P Houston, TX	4.0	3.5	2884	$16,259	$5.64	23d	1	0.49mi
5620 Petty St Houston, TX	4.0	3.5	2891	$8,750	$3.03	44d	1	0.49mi
5530 Kiam St Unit 1019540P Houston, TX	4.0	2.5	2680	$15,799	$5.90	44d	1	0.56mi
5530 Kiam St Houston, TX	4.0	2.5	2688	$9,750	$3.63	44d	1	0.56mi
2210 Radcliffe St Houston, TX	3.0	3.5	2066	$2,716	$1.31	8d	1	0.69mi
2103 Radcliffe St Unit 1225772P Houston, TX	3.0	2.0	1797	$4,729	$2.63	8d	1	0.69mi
5427 Kansas St Houston, TX	3.0	4.0	2156	$2,700	$1.25	44d	1	0.70mi
543 T C Jester Blvd Unit 1225766P Houston, TX	3.0	3.5	2389	$5,557	$2.33	0d	1	0.74mi
5336 Darling St Unit 1225767P Houston, TX	3.0	3.0	2292	$5,997	$2.62	0d	1	0.83mi
5811 Maxie St Houston, TX	3.0	3.5	2226	$3,000	$1.35	44d	1	0.83mi
929 Westcott St Houston, TX	1.0–3.0	1.0–3.0	1375	$9,263	$6.74	0d	21	0.93mi
5235 Petty St Unit B Houston, TX	3.0	2.5	2532	$3,000	$1.18	44d	1	0.94mi
920 Westcott St Houston, TX	1.0–2.0	1.0–2.0	1175	$3,306	$2.81	0d	28	0.95mi
5610 Schuler St Houston, TX	3.0	3.5	2614	$3,111	$1.19	6d	1	0.97mi
5108 Larkin St Houston, TX	3.0	3.5	2108	$2,850	$1.35	45d	1	1.10mi
5454 Washington Ave Unit 525 Houston, TX	3.0	2.0	1444	$2,686	$1.86	0d	1	1.11mi
5454 Washington Ave Unit 5487 Houston, TX	3.0	2.0	1444	$2,726	$1.89	12d	1	1.11mi
5305 Nett St Unit A Houston, TX	3.0	3.5	2104	$2,950	$1.40	25d	1	1.15mi
5237 Center St Houston, TX	3.0	3.0	2284	$2,995	$1.31	44d	1	1.23mi
4917 Nolda St Houston, TX	3.0	3.5	1764	$5,000	$2.83	25d	1	1.25mi
1306 Dian St Houston, TX	4.0	2.5	2151	$3,250	$1.51	0d	1	1.35mi
1126 W 16th St Houston, TX	3.0	4.0	2494	$4,295	$1.72	44d	1	1.38mi
1723 W 14th St Unit B Houston, TX	3.0	3.5	2373	$3,400	$1.43	21d	1	1.42mi
2718 Katri Way Houston, TX	3.0	2.5	1965	$3,326	$1.69	3d	11	1.45mi

Listing history 25 events

1. 2026-06-21
   days on market $449,000 Active 94 DOM
2. 2026-06-18
   days on market $449,000 Active 91 DOM
3. 2026-06-17
   days on market $449,000 Active 90 DOM
4. 2026-06-16
   days on market $449,000 Active 89 DOM
5. 2026-06-15
   days on market $449,000 Active 88 DOM
6. 2026-06-13
   days on market $449,000 Active 86 DOM
7. 2026-06-10
   days on market $449,000 Active 82 DOM
8. 2026-06-08
   days on market $449,000 Active 81 DOM
9. 2026-06-07
   days on market $449,000 Active 80 DOM
10. 2026-06-04
    days on market $449,000 Active 77 DOM
11. 2026-06-01
    days on market $449,000 Active 74 DOM
12. 2026-05-31
    days on market $449,000 Active 73 DOM
13. 2026-05-15
    price $449,000 835-char remark

    Show marketing remark (835 chars)

    This beautifully maintained residence blends contemporary design with everyday functionality, offering a welcoming floor plan ideal for comfortable living and effortless entertaining. Inside, discover generous light-filled spaces, soaring ceilings, and tasteful hardwood floors. The modern kitchen features sleek cabinetry, stainless appliances, and granite counters. The expansive primary suite is a true sanctuary with two large walk-in closets and a spa-like bath. Each bedroom has its own ensuite for privacy. Four large storage closets, washer and dryer included, plus a private driveway, two-car garage, and gated front courtyard add security and charm. Fresh exterior paint gives crisp curb appeal. Zoned to Memorial Elementary and just a short walk to Cottage Grove Park and local restaurants. Schedule your private tour today!

14. 2026-03-19
    listed $479,000 Active 835-char remark

    Show marketing remark (835 chars)

    This beautifully maintained residence blends contemporary design with everyday functionality, offering a welcoming floor plan ideal for comfortable living and effortless entertaining. Inside, discover generous light-filled spaces, soaring ceilings, and tasteful hardwood floors. The modern kitchen features sleek cabinetry, stainless appliances, and granite counters. The expansive primary suite is a true sanctuary with two large walk-in closets and a spa-like bath. Each bedroom has its own ensuite for privacy. Four large storage closets, washer and dryer included, plus a private driveway, two-car garage, and gated front courtyard add security and charm. Fresh exterior paint gives crisp curb appeal. Zoned to Memorial Elementary and just a short walk to Cottage Grove Park and local restaurants. Schedule your private tour today!

15. 2026-03-13
    historical
16. 2025-09-04
    price $499,990
17. 2025-08-11
    price $515,000
18. 2025-07-21
    listed $525,000 Active
19. 2019-08-26
    soldstatus
20. 2019-08-23
    soldstatus Sold
21. 2019-07-29
    status Pending, Continue to Show
22. 2019-07-24
    status Option Pending
23. 2019-06-11
    price $359,000
24. 2019-05-10
    listed $369,000 Active
25. 2014-10-16
    soldstatus

ⓘ 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: $7,965 · $664/mo
• Projected year-2 tax: $8,217 · $685/mo
• Expected delta: +$252/yr (+$21/mo · 3.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% 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: $51,764
• − Mortgage interest: −$25,151
• − Property taxes: −$7,965
• − Insurance: −$2,245
• − Repairs & maintenance: −$4,141
• − Management: −$4,141
• − Depreciation: −$13,062
• Taxable loss: −$4,941
• Est. tax savings @ 24.0%: +$1,186
• After-tax cash flow: $3,614/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

+21.7% since first listed

13 events — show timeline

• 2026-05-15 Price Changed $449,000 HARMLS
• 2026-03-19 Listed $479,000 HARMLS
• 2026-03-13 Listing Removed — HARMLS
• 2025-09-04 Price Changed $499,990 HARMLS
• 2025-08-11 Price Changed $515,000 HARMLS
• 2025-07-21 Listed $525,000 HARMLS
• 2019-08-26 Sold (Public Records) — Public Records
• 2019-08-23 Sold (MLS) — HARMLS
• 2019-07-29 Pending — HARMLS
• 2019-07-24 Pending — HARMLS
• 2019-06-11 Price Changed $359,000 HARMLS
• 2019-05-10 Listed $369,000 HARMLS
• 2014-10-16 Sold (Public Records) — Public Records

Property tax history

+2.2%/yr

Latest (2025): $7,965 · -3.5% YoY. Source: county tax records.