110 Kendall St · Houston, TX 77003

$534,000

5 bd · 3.0 ba · 2,576 sqft · SingleFamily public records · 28 Days on market

Built 1945 5,000 sqft lot $207/sqft · 8% above area Est $494k · 8% over ↓ 2% since listing

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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 +22.7/30.0
• DSCR +7.3/10.0
• 1% rule +6.8/10.0
• ARV discount +3.8/15.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

In the heart of fast-growing EaDo, where redevelopment, dining, street art, pro sports & Downtown energy are all close at hand! Fully renovated in 2015, this home was taken down to the studs & rebuilt w/ updated plumbing, electrical, HVAC & added insulation for efficiency, then improved again in 2026 w/ a gas tankless water heater manifold. Energy-saving features include a metal roof, spray-foam underhouse insulation, foam on the 2nd story, R19 wall insulation & thick attic insulation for impressively low utility costs. Smart layout offers 4 beds down + 1 up, 3 full baths + powder bath, engineered hardwoods throughout w/ no carpet, EV charger in attached 1-car garage, plus backyard shed, fresh fencing & privacy. For investors or buyers thinking long term, the single-family layout may offer potential for future subdivision into a multi-plex style income-producing setup. NEVER FLOODED, NO MUD tax & no HOA. Mins to Downtown, the Med Center, UH, trails, parks & major roadways.

Key facts

• Updated electrical
• Updated hvac
• Fully rebuilt living

Tags

• FULLY REBUILT LIVING
• UPDATED PLUMBING
• UPDATED ELECTRICAL
• UPDATED HVAC
• ADDED INSULATION
• GAS TANKLESS WATER HEATER

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $534k.

Deal economics

• At list price, monthly cash flow is $920 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $534k).
• Recommended offer: $526k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% 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 (-1.6%/yr); 206 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $6,276/mo this rent would consume 90% of the median local household income ($84k/yr) (locally 572% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k 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 ($526k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $525,990 (1.5% below list)

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 8.36%
• Cash-on-cash: 7.39%
• DSCR: 1.33
• GRM: 7.1

CMA / ARV

• ARV (median comp): $493,834
• List price: $534,000
• Delta: 9.15%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3502 Saltus St	0.26mi	4/4.0 (-1)	2,719 (+6%)	4mo	$579,000	$213	66
3506 Saltus St	0.26mi	4/4.0 (-1)	2,719 (+6%)	7mo	$590,000	$217	64
218 Velasco St St	0.40mi	4/4.5 (-1)	2,346 (-9%)	16mo	$560,000	$239	42

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: -8.7%
• Equity multiple: 0.69×
• Total profit: $-45,998
• Equity at exit: $79,621

10-year hold

• IRR: -4.1%
• Equity multiple: 0.77×
• Total profit: $-34,403
• Equity at exit: $46,171

Cash invested: $149,520 (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 77003

• Home prices YoY: -29.2%
• Rents YoY: -1.6%
• Active inventory: 206
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $6,276 medium
• Mortgage (P&I): −$2,800
• Tax from tax record: −$1,015 /mo · $12,179/yr
• Insurance: −$222
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,318
• Net cashflow: $920

Break-even live

Break-even rent $5,111

Max offer price $534,000

Occupancy floor 80%

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: $133,500
• Closing costs: $16,020
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4535 Polk St Houston, TX	5.0	4.0	3364	$10,000	$2.97	16d	1	0.78mi
1907 Cullen Blvd Houston, TX	5.0	5.0	1990	$999	$0.50	24d	1	1.11mi
3518 Dennis St Unit 1387517P Houston, TX	4.0	4.0	2271	$5,110	$2.25	13d	1	1.41mi
4109 Hare St Unit A Houston, TX	4.0	2.5	1913	$6,950	$3.63	43d	1	1.47mi
4109 Hare St Unit 1019559P Houston, TX	4.0	2.5	1905	$6,852	$3.60	7d	1	1.47mi

Listing history 18 events

1. 2026-06-18
   status $534,000 Pending 28 DOM
2. 2026-06-18
   days on market $534,000 Active 28 DOM
3. 2026-06-17
   days on market $534,000 Active 27 DOM
4. 2026-06-16
   days on market $534,000 Active 26 DOM
5. 2026-06-15
   days on market $534,000 Active 25 DOM
6. 2026-06-13
   days on market $534,000 Active 23 DOM
7. 2026-06-09
   days on market $534,000 Active 19 DOM
8. 2026-06-08
   days on market $534,000 Active 18 DOM
9. 2026-06-07
   days on market $534,000 Active 17 DOM
10. 2026-06-04
    days on market $534,000 Active 14 DOM
11. 2026-06-03
    days on market $534,000 Active 13 DOM
12. 2026-06-02
    days on market $534,000 Active 12 DOM
13. 2026-06-01
    days on market $534,000 Active 11 DOM
14. 2026-05-31
    days on market $534,000 Active 10 DOM
15. 2026-03-30
    price $539,000 1015-char remark

    Show marketing remark (1015 chars)

    In the heart of fast-growing EaDo, where redevelopment, dining, street art, pro sports & Downtown energy are all close at hand! Fully renovated in 2015, this home was taken down to the studs & rebuilt w/ updated plumbing, electrical, HVAC & added insulation for efficiency, then improved again in 2026 w/ a gas tankless water heater manifold. Energy-saving features include a metal roof, spray-foam underhouse insulation, foam on the 2nd story, R19 wall insulation & thick attic insulation for impressively low utility costs. Smart layout offers 4 beds down + 1 up, 3 full baths + powder bath, engineered hardwoods throughout w/ no carpet, EV charger in attached 1-car garage, plus backyard shed, fresh fencing & privacy. For investors or buyers thinking long term, the single-family layout may offer potential for future subdivision into a multi-plex style income-producing setup. NEVER FLOODED, NO MUD tax & no HOA. Mins to Downtown, the Med Center, UH, trails, parks & major roadways.

16. 2026-02-16
    listed $549,000 Active 1015-char remark

    Show marketing remark (1015 chars)

    In the heart of fast-growing EaDo, where redevelopment, dining, street art, pro sports & Downtown energy are all close at hand! Fully renovated in 2015, this home was taken down to the studs & rebuilt w/ updated plumbing, electrical, HVAC & added insulation for efficiency, then improved again in 2026 w/ a gas tankless water heater manifold. Energy-saving features include a metal roof, spray-foam underhouse insulation, foam on the 2nd story, R19 wall insulation & thick attic insulation for impressively low utility costs. Smart layout offers 4 beds down + 1 up, 3 full baths + powder bath, engineered hardwoods throughout w/ no carpet, EV charger in attached 1-car garage, plus backyard shed, fresh fencing & privacy. For investors or buyers thinking long term, the single-family layout may offer potential for future subdivision into a multi-plex style income-producing setup. NEVER FLOODED, NO MUD tax & no HOA. Mins to Downtown, the Med Center, UH, trails, parks & major roadways.

17. 2013-02-07
    soldstatus
18. 2000-02-25
    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: $12,179 · $1,015/mo
• Projected year-2 tax: $12,179 · $1,015/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 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 · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $75,313
• − Mortgage interest: −$29,912
• − Property taxes: −$12,179
• − Insurance: −$2,670
• − Repairs & maintenance: −$6,025
• − Management: −$6,025
• − Depreciation: −$15,535
• Taxable income: $2,967
• Est. tax owed @ 24.0%: −$712
• After-tax cash flow: $10,332/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): 10,164
• Household income: $83,980
• Rent vs Own: 59.0% rent · 41.0% own
• Severe rent burden: 572.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: Hispanic / Latino 35% White 33% Black 21% Two or more races 20% Asian 6% Native American 1%
• Hispanic origin (detail): Mexican 24% Puerto Rican 2% Cuban 2%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 15% · Canada, South Korea, Jamaica
• Languages at home: 69% English-only · Spanish 27% Korean 2% Other Asian/Pacific 1%

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: ▼ -53.64%
• Current HPI: 130.0078
• Rent YoY: ▼ -1.65%
• 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

-1.8% since first listed

4 events — show timeline

• 2026-03-30 Price Changed $539,000 HARMLS
• 2026-02-16 Listed $549,000 HARMLS
• 2013-02-07 Sold (Public Records) — Public Records
• 2000-02-25 Sold (Public Records) — Public Records

Property tax history

+19.8%/yr

Latest (2025): $12,179 · +12.2% YoY. Source: county tax records.