5311 Gano St · Houston, TX 77009

$249,900

3 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 135 Days on market

Built 1945 5,000 sqft lot $223/sqft · 10% below area Est $321k · 22% under ↓ 23% since listing

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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 +7.0/30.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into a bright and updated Northside Village gem that balances everyday comfort with backyard bliss. Fresh floors and paint set the stage for inviting living spaces filled with wonderful natural light, while skylights in the kitchen area and primary shower amplify the open, airy feel. Discover your private pool oasis — recently refinished and ready for endless cool afternoons and gatherings. Thoughtful outdoor storage space under the carport keeps gear organized and accessible. Two full baths plus an extra vanity with sink and storage add convenience and versatility. Located just moments from the rail line for easy downtown access, enjoy quick commutes and the vibrant local restaurant scene. Friendly neighbors and community charm round out this rare find, making it a place you’ll love to call home

Key facts

• Easy downtown access
• Skylights in kitchen
• Private pool oasis

Tags

• PRIVATE POOL OASIS
• OUTDOOR STORAGE SPACE
• SKYLIGHTS IN KITCHEN
• EASY DOWNTOWN ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-366 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (25.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (29.0% below list).
• Recommended offer: $178k (29.0% below list) — sets the bar for 1% rule.
• Cap rate 4.5% 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 flat; 595 active listings in the ZIP; 16 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 135 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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

• 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,547 (29.0% 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 135 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.71% ✗
• Cap rate: 4.53%
• Cash-on-cash: -6.28%
• DSCR: 0.72
• GRM: 11.7

CMA / ARV

• ARV (median comp): $321,475
• List price: $249,900
• Delta: -22.26%
• 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
1506 Amundsen St	0.53mi	3/2.0	1,112 (-1%)	5mo	$295,000	$265	66
1410 Caplin St	0.52mi	3/1.0	1,209 (+8%)	0mo	$154,000	$127	62
5619 Chapman St	0.21mi	3/1.0	1,020 (-9%)	17mo	$167,000	$164	62
408 Canadian St	0.67mi	2/1.0 (-1)	1,128 (+1%)	7mo	$220,000	$195	57
4725 Beggs St	0.70mi	3/2.0	1,111 (-1%)	7mo	$239,995	$216	56
5610 Chapman St	0.22mi	2/2.0 (-1)	1,013 (-10%)	14mo	$350,000	$346	54
5710 Cherry St	0.68mi	2/1.0 (-1)	1,039 (-7%)	1mo	$159,000	$153	50
1509 Moody St	0.31mi	3/1.0	1,280 (+14%)	16mo	$129,000	$101	48
513 Reid St	0.71mi	3/1.0	1,218 (+9%)	6mo	$345,000	$283	48
4502 Hain St	0.73mi	2/1.0 (-1)	1,016 (-9%)	1mo	$273,500	$269	45
516 Kelley St	0.61mi	2/1.0 (-1)	1,221 (+9%)	8mo	$426,900	$350	45
501 Joyce St	0.57mi	2/1.5 (-1)	1,210 (+8%)	15mo	$390,000	$322	40

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: -29.6%
• Equity multiple: 0.03×
• Total profit: $-67,557
• Equity at exit: $37,261

10-year hold

• IRR: -42.9%
• Equity multiple: -0.48×
• Total profit: $-103,507
• Equity at exit: $21,607

Cash invested: $69,972 (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: 595
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,775 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$354 /mo · $4,253/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $-366

Break-even live

Break-even rent $2,239

Max offer price $185,171

Occupancy floor —

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2516 Ivy St Houston, TX	3.0	1.0	1200	$1,500	$1.25	43d	1	0.60mi
2110 Melbourne St Unit 3 Houston, TX	2.0	1.0	825	$1,350	$1.64	24d	1	0.77mi
6869 Arto St Houston, TX	1.0–2.0	1.0	900	$950	$1.06	16d	6	0.94mi
914 Bunton St Houston, TX	3.0	2.0	1389	$1,950	$1.40	43d	1	0.99mi
6918 Irvington Blvd Houston, TX	2.0	2.0	1100	$1,550	$1.41	43d	1	1.04mi
207 Lindale St Unit 1316403P Houston, TX	2.0	1.0	1119	$3,182	$2.84	1d	1	1.10mi
3107 Melbourne St Houston, TX	3.0	1.0	956	$1,500	$1.57	43d	1	1.16mi
1209 Cordell St Houston, TX	2.0	2.0	990	$2,000	$2.02	2d	1	1.20mi
1007 Archer St Houston, TX	2.0	1.0	1008	$1,923	$1.91	1d	1	1.20mi
1617 Enid St Houston, TX	1.0–2.0	1.0–2.0	974	$2,417	$2.48	1d	56	1.21mi
1690 North Loop Houston, TX	1.0–2.0	1.0–2.0	876	$2,269	$2.59	1d	43	1.35mi
611 W Cavalcade St Houston, TX	1.0–2.0	1.0	775	$1,339	$1.73	1d	12	1.40mi
7301 Jensen Dr Apt 12 Houston, TX	2.0	1.0	880	$930	$1.06	7d	1	1.41mi
7301 Jensen Dr Unit 50 Houston, TX	2.0	1.0	880	$999	$1.14	7d	1	1.41mi
4711 Sayers St Unit A Houston, TX	2.0	1.0	1200	$1,650	$1.38	43d	1	1.49mi
58 Bennington St Houston, TX	2.0	1.0	950	$950	$1.00	24d	1	1.49mi

Listing history 35 events

1. 2026-06-18
   days on market $249,900 Active 135 DOM
2. 2026-06-17
   days on market $249,900 Active 134 DOM
3. 2026-06-16
   days on market $249,900 Active 133 DOM
4. 2026-06-15
   days on market $249,900 Active 132 DOM
5. 2026-06-13
   statusdays on market $249,900 Active 130 DOM
6. 2026-06-09
   days on market $249,900 Pending 126 DOM
7. 2026-06-08
   statusdays on market $249,900 Pending 125 DOM
8. 2026-06-07
   days on market $249,900 Active 124 DOM
9. 2026-06-04
   days on market $249,900 Active 121 DOM
10. 2026-06-03
    days on market $249,900 Active 120 DOM
11. 2026-06-02
    days on market $249,900 Active 119 DOM
12. 2026-06-01
    days on market $249,900 Active 118 DOM
13. 2026-05-31
    days on market $249,900 Active 117 DOM
14. 2026-02-03
    listed $249,900 Active 824-char remark

    Show marketing remark (824 chars)

    Step into a bright and updated Northside Village gem that balances everyday comfort with backyard bliss. Fresh floors and paint set the stage for inviting living spaces filled with wonderful natural light, while skylights in the kitchen area and primary shower amplify the open, airy feel. Discover your private pool oasis — recently refinished and ready for endless cool afternoons and gatherings. Thoughtful outdoor storage space under the carport keeps gear organized and accessible. Two full baths plus an extra vanity with sink and storage add convenience and versatility. Located just moments from the rail line for easy downtown access, enjoy quick commutes and the vibrant local restaurant scene. Friendly neighbors and community charm round out this rare find, making it a place you’ll love to call home

15. 2026-01-05
    historical
16. 2025-11-13
    price $284,000
17. 2025-09-26
    historical $1,795
18. 2025-08-28
    price $1,795
19. 2025-08-26
    price $295,000
20. 2025-08-11
    price $299,999
21. 2025-07-29
    price $309,000
22. 2025-07-21
    price $319,000
23. 2025-06-26
    price $1,895
24. 2025-06-24
    price $324,000
25. 2025-06-15
    price $1,995
26. 2025-06-06
    listed $325,000 Active
27. 2025-05-16
    listed $2,050
28. 2025-05-16
    historical $2,050
29. 2025-04-16
    listed $2,050
30. 2024-07-09
    historical $1,975
31. 2024-07-09
    historical
32. 2024-06-13
    price $1,975
33. 2024-05-23
    listed $2,050
34. 2024-04-05
    listed $325,000 Active
35. 2001-06-01
    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: $4,253 · $354/mo
• Projected year-2 tax: $4,573 · $381/mo
• Expected delta: +$320/yr (+$27/mo · 7.5%)

ⓘ 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: $21,306
• − Mortgage interest: −$13,998
• − Property taxes: −$4,253
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,704
• − Management: −$1,704
• − Depreciation: −$7,270
• Taxable loss: −$8,874
• Est. tax savings @ 24.0%: +$2,130
• After-tax cash flow: $-2,267/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

-23.1% since first listed

22 events — show timeline

• 2026-02-03 Listed $249,900 HARMLS
• 2026-01-05 Listing Removed — HARMLS
• 2025-11-13 Price Changed $284,000 HARMLS
• 2025-09-26 Rental Removed $1,795 RENTLY
• 2025-08-28 Price Changed $1,795 RENTLY
• 2025-08-26 Price Changed $295,000 HARMLS
• 2025-08-11 Price Changed $299,999 HARMLS
• 2025-07-29 Price Changed $309,000 HARMLS
• 2025-07-21 Price Changed $319,000 HARMLS
• 2025-06-26 Price Changed $1,895 RENTLY
• 2025-06-24 Price Changed $324,000 HARMLS
• 2025-06-15 Price Changed $1,995 RENTLY
• 2025-06-06 Listed $325,000 HARMLS
• 2025-05-16 Listed for Rent $2,050 RENTLY
• 2025-05-16 Rental Removed $2,050 ZUMPER1
• 2025-04-16 Listed for Rent $2,050 ZUMPER1
• 2024-07-09 Rental Removed $1,975 HARMLS
• 2024-07-09 Listing Removed — HARMLS
• 2024-06-13 Price Changed $1,975 HARMLS
• 2024-05-23 Listed for Rent $2,050 HARMLS
• 2024-04-05 Listed $325,000 HARMLS
• 2001-06-01 Sold (Public Records) — Public Records

Property tax history

+9.7%/yr

Latest (2025): $4,253 · +3.2% YoY. Source: county tax records.