5841 Darling St Unit C · Houston, TX 77007

$375,000

3 bd · 3.5 ba · 2,091 sqft · Townhouse public records · 72 Days on market

Built 2007 1,611 sqft lot $179/sqft · 8% below area Est $408k · 8% 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 +22.3/30.0
• ARV discount +11.2/15.0
• DSCR +7.1/10.0
• 1% rule +6.8/10.0
• 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

NEW ROOF (2026) | TRULY MOVE-IN READY! Stunning 3-story townhome in sought-after Cottage Grove, one of Houston’s most coveted Inner Loop neighborhoods. Minutes from Memorial Park, Downtown, the Galleria, I-10 & Washington Corridor dining. Soaring ceilings, rich wood floors (zero carpet!) & open-concept layout made for entertaining. Chef’s kitchen boasts stainless steel appliances, waterfall quartz island, upgraded cabinetry & generous pantry. Cozy up by the fireplace in the inviting living area or step onto your private balcony. Luxurious primary suite features a spa-inspired bath, oversized walk-in closet & private balcony retreat. Every bedroom offers en-suite bath privacy. Walk to Cottage Grove Park & Memorial Park trails. NO HOA. NEVER FLOODED, Low-maintenance living. ALL appliances convey — refrigerator, washer & dryer included. Lifestyle. Location. Value. It’s all here!

Key facts

• 2 garage spots
• Built 2007
• Listed 72 days

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath townhouse listed at $375k.

Deal economics

• At list price, monthly cash flow is $618 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $375k).
• Recommended offer: $352k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 37% 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 $11k 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 72 days — a 6% lower offer ($352k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 17y 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: 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 $352,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 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: 1.18% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.06%
• DSCR: 1.31
• GRM: 7.1

CMA / ARV

• ARV (median comp): $408,103
• List price: $375,000
• Delta: -8.11%
• 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
5737 Kansas St	0.22mi	3/3.5	2,177 (+4%)	0mo	$400,000	$184	83
5617 Kiam St Unit A	0.34mi	3/3.5	2,126 (+2%)	1mo	$370,000	$174	81
5716 Kansas St Unit B	0.27mi	3/3.5	2,020 (-3%)	1mo	$389,000	$193	80
2506 Maxroy St	0.21mi	3/3.5	2,260 (+8%)	4mo	$419,900	$186	74
5714 Kansas St	0.27mi	3/3.5	1,957 (-6%)	4mo	$360,000	$184	74
5639 Petty St	0.26mi	3/3.5	2,252 (+8%)	2mo	$459,000	$204	73
6302 Prague St	0.39mi	3/3.5	2,205 (+6%)	1mo	$749,999	$340	72
5429 Larkin St	0.57mi	3/3.5	2,053 (-2%)	2mo	$449,000	$219	69
1625 Mcdonald St	0.32mi	3/3.5	2,401 (+15%)	2mo	$425,000	$177	59
3311 Green Lilly Ln	0.75mi	3/3.5	1,948 (-7%)	3mo	$560,000	$287	52
5527 Darling Unit A	0.42mi	3/2.5	2,401 (+15%)	1mo	$450,000	$187	51
918 Cohn St	0.75mi	2/2.0 (-1)	2,022 (-3%)	1mo	$420,000	$208	48

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: -9.2%
• Equity multiple: 0.67×
• Total profit: $-34,136
• Equity at exit: $55,914

10-year hold

• IRR: -4.8%
• Equity multiple: 0.73×
• Total profit: $-28,172
• Equity at exit: $32,423

Cash invested: $105,000 (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: 7.1×

Monthly cashflow live

• Estimated rent: $4,424 high
• Mortgage (P&I): −$1,967
• Tax from tax record: −$754 /mo · $9,052/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$929
• Net cashflow: $618

Break-even live

Break-even rent $3,642

Max offer price $375,000

Occupancy floor 81%

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 33 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	43d	1	0.14mi
5620 Petty St Unit 1019538P Houston, TX	4.0	3.5	2884	$16,259	$5.64	22d	1	0.32mi
5620 Petty St Houston, TX	4.0	3.5	2891	$8,750	$3.03	43d	1	0.32mi
5530 Kiam St Houston, TX	4.0	2.5	2688	$9,750	$3.63	43d	1	0.42mi
5530 Kiam St Unit 1019540P Houston, TX	4.0	2.5	2680	$15,799	$5.90	43d	1	0.42mi
2103 Radcliffe St Unit 1225772P Houston, TX	3.0	2.0	1797	$4,729	$2.63	7d	1	0.47mi
2210 Radcliffe St Houston, TX	3.0	3.5	2066	$2,716	$1.31	7d	1	0.49mi
5427 Kansas St Houston, TX	3.0	4.0	2156	$2,700	$1.25	43d	1	0.55mi
5811 Maxie St Houston, TX	3.0	3.5	2226	$3,000	$1.35	43d	1	0.56mi
543 T C Jester Blvd Unit 1225766P Houston, TX	3.0	3.5	2389	$5,222	$2.19	16d	1	0.60mi
5336 Darling St Unit 1225767P Houston, TX	3.0	3.0	2292	$5,570	$2.43	7d	1	0.64mi
929 Westcott St Houston, TX	1.0–3.0	1.0–3.0	1375	$9,263	$6.74	3d	22	0.67mi
3001 W 11th St Houston, TX	3.0	1.0–2.0	1031	$4,533	$4.40	1d	50	0.68mi
920 Westcott St Houston, TX	1.0–2.0	1.0–2.0	1175	$3,306	$2.81	1d	29	0.68mi
5610 Schuler St Houston, TX	3.0	3.5	2614	$3,111	$1.19	5d	1	0.70mi
5235 Petty St Unit B Houston, TX	3.0	2.5	2532	$3,000	$1.18	43d	1	0.76mi
5454 Washington Ave Unit 5487 Houston, TX	3.0	2.0	1444	$2,726	$1.89	11d	1	0.84mi
5454 Washington Ave Unit 525 Houston, TX	3.0	2.0	1444	$2,694	$1.87	3d	1	0.84mi
5305 Nett St Unit A Houston, TX	3.0	3.5	2104	$2,950	$1.40	24d	1	0.88mi
5108 Larkin St Houston, TX	3.0	3.5	2108	$2,850	$1.35	44d	1	0.90mi
5237 Center St Houston, TX	3.0	3.0	2284	$2,995	$1.31	43d	1	0.96mi
4917 Nolda St Houston, TX	3.0	3.5	1764	$5,000	$2.83	24d	1	1.02mi
4510 Inker St Houston, TX	4.0	4.0	2293	$4,500	$1.96	43d	1	1.30mi
4608 Nett St Houston, TX	3.0	4.0	2261	$3,750	$1.66	43d	1	1.30mi
4508 Maxie St Unit B Houston, TX	3.0	1.0	1700	$3,003	$1.77	15d	1	1.32mi
100 Detering St Houston, TX	1.0–3.0	1.0–3.0	1162	$3,486	$3.00	3d	26	1.33mi
5359 Memorial Dr Houston, TX	3.0	2.0	1478	$2,562	$1.73	43d	1	1.39mi
4311 Marina St Houston, TX	3.0	4.0	2328	$3,599	$1.55	43d	1	1.41mi
4444 Center St Houston, TX	3.0	3.0	2121	$3,200	$1.51	43d	1	1.43mi
5201 Memorial Dr Houston, TX	1.0–2.0	1.0–2.5	1071	$3,361	$3.14	1d	21	1.45mi
1723 W 14th St Unit B Houston, TX	3.0	3.5	2373	$3,400	$1.43	20d	1	1.46mi
5353 Memorial Dr Houston, TX	1.0–3.0	1.0–2.5	1118	$3,095	$2.77	2d	19	1.49mi
1126 W 16th St Houston, TX	3.0	4.0	2494	$4,295	$1.72	43d	1	1.49mi

Listing history 38 events

1. 2026-06-18
   days on market $375,000 Active 72 DOM
2. 2026-06-17
   days on market $375,000 Active 71 DOM
3. 2026-06-16
   days on market $375,000 Active 70 DOM
4. 2026-06-15
   days on market $375,000 Active 69 DOM
5. 2026-06-13
   days on market $375,000 Active 67 DOM
6. 2026-06-10
   days on market $375,000 Active 63 DOM
7. 2026-06-08
   days on market $375,000 Active 62 DOM
8. 2026-06-07
   days on market $375,000 Active 61 DOM
9. 2026-06-04
   days on market $375,000 Active 58 DOM
10. 2026-06-01
    days on market $375,000 Active 55 DOM
11. 2026-05-31
    days on market $375,000 Active 54 DOM
12. 2026-04-07
    listed $375,000 Active 936-char remark

    Show marketing remark (936 chars)

    NEW ROOF (2026) | TRULY MOVE-IN READY! Stunning 3-story townhome in sought-after Cottage Grove, one of Houston’s most coveted Inner Loop neighborhoods. Minutes from Memorial Park, Downtown, the Galleria, I-10 & Washington Corridor dining. Soaring ceilings, rich wood floors (zero carpet!) & open-concept layout made for entertaining. Chef’s kitchen boasts stainless steel appliances, waterfall quartz island, upgraded cabinetry & generous pantry. Cozy up by the fireplace in the inviting living area or step onto your private balcony. Luxurious primary suite features a spa-inspired bath, oversized walk-in closet & private balcony retreat. Every bedroom offers en-suite bath privacy. Walk to Cottage Grove Park & Memorial Park trails. NO HOA. NEVER FLOODED, Low-maintenance living. ALL appliances convey — refrigerator, washer & dryer included. Lifestyle. Location. Value. It’s all here!

13. 2026-04-01
    status Pending
14. 2026-04-01
    historical
15. 2026-03-16
    price $375,000
16. 2026-02-25
    status Active
17. 2026-02-24
    historical
18. 2026-02-03
    status Active
19. 2026-02-02
    historical Active Under Contract
20. 2026-01-30
    status Pending
21. 2026-01-20
    price $389,990
22. 2026-01-05
    listed $400,000 Active
23. 2026-01-05
    historical
24. 2025-12-26
    price $400,000
25. 2025-10-16
    listed $419,900 Active
26. 2021-04-16
    soldstatus
27. 2021-04-14
    soldstatus Sold
28. 2021-03-17
    status Pending
29. 2021-03-08
    status Option Pending
30. 2021-03-05
    listed $320,000 Active
31. 2012-12-26
    soldstatus
32. 2012-12-18
    soldstatus Sold
33. 2012-12-12
    status Pending
34. 2012-12-12
    status Pending, Continue to Show
35. 2012-12-09
    historical
36. 2012-09-01
    listed $265,500
37. 2009-07-17
    soldstatus
38. 2009-01-25
    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: $9,052 · $754/mo
• Projected year-2 tax: $9,052 · $754/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 3/10 Moderate FEMA zone X (unshaded) · 10% 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: $53,088
• − Mortgage interest: −$21,006
• − Property taxes: −$9,052
• − Insurance: −$1,875
• − Repairs & maintenance: −$4,247
• − Management: −$4,247
• − Depreciation: −$10,909
• Taxable income: $1,753
• Est. tax owed @ 24.0%: −$421
• After-tax cash flow: $6,994/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

+50.0% since first listed

27 events — show timeline

• 2026-04-07 Listed $375,000 HARMLS
• 2026-04-01 Pending — HARMLS
• 2026-04-01 Listing Removed — HARMLS
• 2026-03-16 Price Changed $375,000 HARMLS
• 2026-02-25 Relisted — HARMLS
• 2026-02-24 Listing Removed — HARMLS
• 2026-02-03 Relisted — HARMLS
• 2026-02-02 Contingent — HARMLS
• 2026-01-30 Pending — HARMLS
• 2026-01-20 Price Changed $389,990 HARMLS
• 2026-01-05 Listing Removed — HARMLS
• 2026-01-05 Listed $400,000 HARMLS
• 2025-12-26 Price Changed $400,000 HARMLS
• 2025-10-16 Listed $419,900 HARMLS
• 2021-04-16 Sold (Public Records) — Public Records
• 2021-04-14 Sold (MLS) — HARMLS
• 2021-03-17 Pending — HARMLS
• 2021-03-08 Pending — HARMLS
• 2021-03-05 Listed $320,000 HARMLS
• 2012-12-26 Sold (Public Records) — Public Records
• 2012-12-18 Sold (MLS) — HARMLS
• 2012-12-12 Pending — HARMLS
• 2012-12-12 Pending — HARMLS
• 2012-12-09 Listing Removed — HARMLS
• 2012-09-01 Listed $265,500 HARMLS
• 2009-07-17 Sold (MLS) — HARMLS
• 2009-01-25 Listed $250,000 HARMLS

Property tax history

+5.0%/yr

Latest (2025): $9,052 · +11.7% YoY. Source: county tax records.