5907 Nancy Ann St · Houston, TX 77009

$270,000

3 bd · 1.5 ba · 1,586 sqft · SingleFamily public records · 209 Days on market

Built 1957 7,866 sqft lot $170/sqft · 23% below area Est $352k · 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 +10.4/30.0
• 1% rule +4.1/10.0
• Livability +3.7/5.0
• DSCR +3.0/10.0
• Rent growth +2.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming and move-in-ready home, thoughtfully updated for comfort and peace of mind. Featuring a new roof, fresh interior and exterior paint, and updated flooring and windows, this home shines inside and out. Enjoy the security of a lifetime transferable foundation warranty and the reassurance of no flooding history. Located just minutes from Downtown Houston and one block from the METRO Rail, this home offers unbeatable convenience with easy commuting and access to all the city has to offer. With no HOA and low taxes, you’ll appreciate the flexibility and affordability that comes with this property. The enclosed patio is a true standout, complete with a custom BBQ smoker—perfect for weekend gatherings and year-round entertaining. The oversized backyard provides plenty of space to relax, garden, or create your ideal outdoor retreat. Packed with updates, charm, and location benefits, this home is a must-see. Schedule your showing today!

Key facts

• 7,866 sq ft lot
• 2 parking spots
• Built 1957

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-145 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (9.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (8.8% below list).
• Recommended offer: $238k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.6% 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: 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.
• Zoned schools: Jefferson El (math 12% / reading 22%, grade F, #3,836 of 4,322 statewide, top 91%, 344 students, 95% FRL); Marshall Middle (math 14% / reading 22%, grade F, #1,491 of 1,662 statewide, top 91%, 607 students, 97% FRL); Northside H S (math 15% / reading 26%, grade F, #1,389 of 1,632 statewide, top 86%, 1,168 students, 94% FRL) — zoned schools average 95% FRL vs 71% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 18% at this address vs 31% district-wide (-12 pts) — the specific schools serving this property underperform the Houston ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 605 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 36% of the median local income ($83k/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 $2k of loan paydown is wiped out by about $8k 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 209 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y ago; this cycle's ask is 12173% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $237,600 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 209 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.91% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.30%
• DSCR: 0.90
• GRM: 9.1

CMA / ARV

• ARV (median comp): $351,717
• List price: $270,000
• Delta: -23.23%
• 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
304 Woodard St	0.24mi	3/2.0	1,488 (-6%)	0mo	$435,000	$292	76
1737 Tabor St	0.45mi	3/2.0	1,603 (+1%)	3mo	$440,000	$274	73
1833 Tabor St	0.39mi	3/2.0	1,662 (+5%)	2mo	$525,000	$316	70
516 Eleanor St	0.40mi	4/2.0 (+1)	1,635 (+3%)	4mo	$429,990	$263	66
505 Woodard St	0.37mi	3/2.0	1,466 (-8%)	4mo	$495,000	$338	65
806 English St	0.71mi	3/2.0	1,586 (0%)	2mo	$650,000	$410	64
1616 Tabor St	0.57mi	3/2.0	1,482 (-7%)	2mo	$399,900	$270	59
316 English St	0.41mi	3/2.5	1,746 (+10%)	4mo	$799,900	$458	57
406 Gale St	0.56mi	4/2.0 (+1)	1,511 (-5%)	4mo	$349,900	$232	56
805 Sue St	0.71mi	2/2.0 (-1)	1,640 (+3%)	0mo	$449,000	$274	54
500 Fairbanks St	0.38mi	2/1.0 (-1)	1,361 (-14%)	1mo	$775,000	$569	51
1410 Walton St	0.63mi	3/2.0	1,381 (-13%)	2mo	$335,000	$243	46

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 · 0.84% rent growth · sell at horizon

5-year hold

• IRR: -22.8%
• Equity multiple: 0.23×
• Total profit: $-58,050
• Equity at exit: $40,258

10-year hold

• IRR: -24.8%
• Equity multiple: -0.09×
• Total profit: $-82,319
• Equity at exit: $23,345

Cash invested: $75,600 (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 77009

• Rents YoY: 0.8%
• Active inventory: 605
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,464 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$563 /mo · $6,754/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $-145

Break-even live

Break-even rent $2,647

Max offer price $244,394

Occupancy floor —

Sensitivity live

Price	-10% $8	-5% $-69	+0% $-145	+5% $-221	+10% $-298
Rent	-10% $-340	-5% $-242	+0% $-145	+5% $-48	+10% $50
Rate	-1.0pp $-9	-0.5pp $-76	base $-145	+0.5pp $-215	+1.0pp $-286

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1690 North Loop Houston, TX	1.0–2.0	1.0–2.0	876	$2,269	$2.59	0d	40	0.42mi
207 Lindale St Unit 1316403P Houston, TX	2.0	1.0	1119	$3,187	$2.85	1d	1	0.43mi
1617 Enid St Houston, TX	1.0–2.0	1.0–2.0	974	$2,417	$2.48	0d	54	0.50mi
705 Link Rd Houston, TX	3.0	3.5	1850	$2,600	$1.41	1d	1	0.58mi
705 Link Rd Houston, TX	3.0	3.5	1850	$2,600	$1.41	9d	1	0.58mi
1420 E 31st St Houston, TX	3.0	2.5	1790	$2,600	$1.45	26d	1	0.59mi
1420 E 31st St Houston, TX	3.0	2.5	1980	$2,600	$1.31	45d	1	0.59mi
4605 Fisk St Houston, TX	3.0	2.0	1628	$3,000	$1.84	45d	1	0.71mi
770 Strawberry Pines Ct Houston, TX	2.0–3.0	2.5	1422	$2,735	$1.92	3d	12	0.71mi
1204 E 29th St Unit 1018984P Houston, TX	3.0	2.5	2142	$10,290	$4.80	45d	1	0.75mi
1204 E 29th St Houston, TX	3.0	2.5	2151	$8,750	$4.07	45d	1	0.75mi
6918 Irvington Blvd Houston, TX	2.0	2.0	1100	$1,550	$1.41	45d	1	0.94mi
1416 Fairbanks St Houston, TX	4.0	3.5	1888	$1,899	$1.01	9d	1	1.03mi
835E Dorchester St Unit 1273076P Houston, TX	3.0	2.0	1528	$3,079	$2.02	1d	1	1.04mi
823 North Loop Unit A Houston, TX	3.0	2.0	1532	$2,500	$1.63	26d	1	1.05mi
1141 Louise St Houston, TX	4.0	4.0	2228	$4,000	$1.80	45d	1	1.12mi
1039 Hillstar St Houston, TX	3.0	2.5	1780	$2,750	$1.54	13d	1	1.16mi
4601 N Main St Houston, TX	2.0	2.0	1058	$2,095	$1.98	26d	1	1.22mi
1127 Walling St Unit R Houston, TX	2.0	2.0	1400	$2,295	$1.64	45d	1	1.25mi
3514 Ajax St Unit 1047956P Houston, TX	3.0	2.5	1689	$3,114	$1.84	9d	1	1.25mi
401 Walton St Houston, TX	3.0	2.0	2112	$2,500	$1.18	16d	1	1.27mi
1524 Evelyn St Houston, TX	3.0	2.5	1804	$2,800	$1.55	45d	1	1.29mi
4132 Europa St Houston, TX	3.0	2.0	1259	$1,430	$1.14	14d	1	1.31mi
811 E 42nd St Houston, TX	4.0	2.0	1213	$1,600	$1.32	45d	1	1.42mi
538 E 38th St Houston, TX	3.0	2.5	1521	$2,300	$1.51	45d	1	1.42mi
611 E 39th St Houston, TX	2.0	2.0	1326	$2,099	$1.58	45d	1	1.43mi
725 Peddie St Unit 1257756P Houston, TX	2.0	1.0	1496	$5,083	$3.40	45d	1	1.43mi
322 E 33rd St Houston, TX	2.0	1.0	1100	$1,500	$1.36	45d	1	1.46mi
5124 Gold St Unit B Houston, TX	3.0	2.5	1650	$1,895	$1.15	45d	1	1.46mi
914 Bunton St Houston, TX	3.0	2.0	1389	$1,950	$1.40	45d	1	1.47mi
604 E 17th St Houston, TX	3.0	2.0	1724	$3,500	$2.03	45d	1	1.48mi

Listing history 32 events

1. 2026-06-21
   days on market $270,000 Active 209 DOM
2. 2026-06-18
   days on market $270,000 Active 206 DOM
3. 2026-06-17
   days on market $270,000 Active 205 DOM
4. 2026-06-16
   days on market $270,000 Active 204 DOM
5. 2026-06-15
   days on market $270,000 Active 203 DOM
6. 2026-06-13
   days on market $270,000 Active 201 DOM
7. 2026-06-10
   days on market $270,000 Active 197 DOM
8. 2026-06-08
   days on market $270,000 Active 196 DOM
9. 2026-06-07
   days on market $270,000 Active 195 DOM
10. 2026-06-04
    days on market $270,000 Active 192 DOM
11. 2026-06-01
    days on market $270,000 Active 189 DOM
12. 2026-05-31
    days on market $270,000 Active 188 DOM
13. 2026-05-20
    price $2,050
14. 2026-04-28
    price $270,000 980-char remark

    Show marketing remark (980 chars)

    Welcome to this charming and move-in-ready home, thoughtfully updated for comfort and peace of mind. Featuring a new roof, fresh interior and exterior paint, and updated flooring and windows, this home shines inside and out. Enjoy the security of a lifetime transferable foundation warranty and the reassurance of no flooding history. Located just minutes from Downtown Houston and one block from the METRO Rail, this home offers unbeatable convenience with easy commuting and access to all the city has to offer. With no HOA and low taxes, you’ll appreciate the flexibility and affordability that comes with this property. The enclosed patio is a true standout, complete with a custom BBQ smoker—perfect for weekend gatherings and year-round entertaining. The oversized backyard provides plenty of space to relax, garden, or create your ideal outdoor retreat. Packed with updates, charm, and location benefits, this home is a must-see. Schedule your showing today!

15. 2026-04-12
    listed $2,200
16. 2026-02-12
    price $285,000 980-char remark

    Show marketing remark (980 chars)

    Welcome to this charming and move-in-ready home, thoughtfully updated for comfort and peace of mind. Featuring a new roof, fresh interior and exterior paint, and updated flooring and windows, this home shines inside and out. Enjoy the security of a lifetime transferable foundation warranty and the reassurance of no flooding history. Located just minutes from Downtown Houston and one block from the METRO Rail, this home offers unbeatable convenience with easy commuting and access to all the city has to offer. With no HOA and low taxes, you’ll appreciate the flexibility and affordability that comes with this property. The enclosed patio is a true standout, complete with a custom BBQ smoker—perfect for weekend gatherings and year-round entertaining. The oversized backyard provides plenty of space to relax, garden, or create your ideal outdoor retreat. Packed with updates, charm, and location benefits, this home is a must-see. Schedule your showing today!

17. 2025-11-24
    listed $324,950 Active 980-char remark

    Show marketing remark (980 chars)

    Welcome to this charming and move-in-ready home, thoughtfully updated for comfort and peace of mind. Featuring a new roof, fresh interior and exterior paint, and updated flooring and windows, this home shines inside and out. Enjoy the security of a lifetime transferable foundation warranty and the reassurance of no flooding history. Located just minutes from Downtown Houston and one block from the METRO Rail, this home offers unbeatable convenience with easy commuting and access to all the city has to offer. With no HOA and low taxes, you’ll appreciate the flexibility and affordability that comes with this property. The enclosed patio is a true standout, complete with a custom BBQ smoker—perfect for weekend gatherings and year-round entertaining. The oversized backyard provides plenty of space to relax, garden, or create your ideal outdoor retreat. Packed with updates, charm, and location benefits, this home is a must-see. Schedule your showing today!

18. 2025-11-24
    historical

    Show marketing remark (980 chars)

    Welcome to this charming and move-in-ready home, thoughtfully updated for comfort and peace of mind. Featuring a new roof, fresh interior and exterior paint, and updated flooring and windows, this home shines inside and out. Enjoy the security of a lifetime transferable foundation warranty and the reassurance of no flooding history. Located just minutes from Downtown Houston and one block from the METRO Rail, this home offers unbeatable convenience with easy commuting and access to all the city has to offer. With no HOA and low taxes, you’ll appreciate the flexibility and affordability that comes with this property. The enclosed patio is a true standout, complete with a custom BBQ smoker—perfect for weekend gatherings and year-round entertaining. The oversized backyard provides plenty of space to relax, garden, or create your ideal outdoor retreat. Packed with updates, charm, and location benefits, this home is a must-see. Schedule your showing today!

19. 2025-10-27
    price $339,900
20. 2025-06-26
    listed $350,000 Active
21. 2025-06-26
    historical
22. 2025-06-22
    price $350,000
23. 2025-06-02
    price $335,000
24. 2025-05-07
    price $355,000
25. 2025-03-19
    price $395,000
26. 2025-03-19
    price $419,000
27. 2025-02-05
    listed $429,000 Active
28. 2011-08-03
    historical
29. 2011-02-02
    listed $161,700
30. 2007-08-30
    historical
31. 2006-08-08
    listed $154,000
32. 1988-12-02
    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: $6,754 · $563/mo
• Projected year-2 tax: $6,754 · $563/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 · 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: $29,564
• − Mortgage interest: −$15,124
• − Property taxes: −$6,754
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,365
• − Management: −$2,365
• − Depreciation: −$7,855
• Taxable loss: −$6,249
• Est. tax savings @ 24.0%: +$1,500
• After-tax cash flow: $-240/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): 35,769
• Household income: $83,148
• Rent vs Own: 42.4% rent · 57.6% own
• Severe rent burden: 994.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 53% White 33% Two or more races 22% Black 8% Asian 3%
• Hispanic origin (detail): Mexican 46%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 20% · Canada
• Languages at home: 55% English-only · Spanish 40% Other Indo-European 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: ▼ -533.57%
• Current HPI: 219.5037
• Rent YoY: ▲ 0.84%
• 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

-98.7% since first listed

20 events — show timeline

• 2026-05-20 Price Changed $2,050 HARMLS
• 2026-04-28 Price Changed $270,000 HARMLS
• 2026-04-12 Listed for Rent $2,200 HARMLS
• 2026-02-12 Price Changed $285,000 HARMLS
• 2025-11-24 Listing Removed — HARMLS
• 2025-11-24 Listed $324,950 HARMLS
• 2025-10-27 Price Changed $339,900 HARMLS
• 2025-06-26 Listing Removed — HARMLS
• 2025-06-26 Listed $350,000 HARMLS
• 2025-06-22 Price Changed $350,000 HARMLS
• 2025-06-02 Price Changed $335,000 HARMLS
• 2025-05-07 Price Changed $355,000 HARMLS
• 2025-03-19 Price Changed $395,000 HARMLS
• 2025-03-19 Price Changed $419,000 HARMLS
• 2025-02-05 Listed $429,000 HARMLS
• 2011-08-03 Listing Removed — HARMLS
• 2011-02-02 Listed $161,700 HARMLS
• 2007-08-30 Listing Removed — HARMLS
• 2006-08-08 Listed $154,000 HARMLS
• 1988-12-02 Sold (Public Records) — Public Records

Property tax history

+7.3%/yr

Latest (2025): $6,754 · -13.2% YoY. Source: county tax records.