1211 Birdsall St Unit B · Houston, TX 77007

$439,900

3 bd · 3.5 ba · 2,740 sqft · Townhouse public records · 37 Days on market

Built 2004 1,972 sqft lot $161/sqft · 6% above area Est $416k · 6% over

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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 +20.1/30.0
• 1% rule +6.5/10.0
• DSCR +6.4/10.0
• ARV discount +4.9/15.0
• 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

Come see this Chic 3-Story home featuring 3 bedrooms and 3.5 baths, completely re-imagined with a top to bottom contemporary remodel. Open concept with kitchen that opens to the dining room and living room- Making this home perfect for entertaining. The Primary Bedroom (1st floor) offers a walk-in shower and oversized soaking tub with a large walk-in closet. New modern quartzite throughout all bathrooms and kitchen. High end appliances, fresh paint and brand new berber carpet. Easy access to shopping, restaurants and more! NO HOA!!!

Key facts

• Open concept
• 3 story home
• Contemporary remodel

Tags

• 3 STORY HOME
• CONTEMPORARY REMODEL
• OPEN CONCEPT
• WALK IN SHOWER
• OVERSIZED SOAKING TUB
• LARGE WALK IN CLOSET

Property features AI

Finance

• Other: Seller disclosure available
• Financial info: Lease not considered

Exterior

• Parking: Attached garage with 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Residential property; 3 stories; Built in 2004; Slab foundation
• Construction: Brick, stone, and wood siding construction; Composition roof
• Exterior features: Lot approximately 1,972 square feet

Interior

• Bedrooms: Primary bedroom on the first floor (19 x 16); Bedroom on the third floor (13 x 12); Bedroom on the third floor (14 x 13)
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: One fireplace; Three total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath townhouse listed at $440k.

Deal economics

• At list price, monthly cash flow is $545 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $440k).
• Recommended offer: $427k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: 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: Hogg Middle (math 44% / reading 48%, grade D+, #462 of 1,662 statewide, top 28%, 1,120 students, 52% FRL); Lamar H S (math 38% / reading 65%, grade D+, #478 of 1,632 statewide, top 29%, 3,125 students, 49% FRL) — zoned schools average 50% FRL vs 71% district-wide (21 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 49% at this address vs 31% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the Houston ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-0.8%/yr); 646 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 42% 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 37 days — a 3% lower offer ($427k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 23y 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: property tax is 2.6% of price.
• Climate carrying-cost: major flood risk; 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 $426,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.15% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.31%
• DSCR: 1.24
• GRM: 7.3

CMA / ARV

• ARV (median comp): $415,852
• List price: $439,900
• Delta: 5.78%
• 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
1517 Asbury St	0.21mi	3/2.5	2,763 (+1%)	2mo	$410,000	$148	84
6410 Rodrigo St Unit B	0.41mi	3/3.5	2,774 (+1%)	1mo	$875,000	$315	78
5213 Feagan St Unit H	0.59mi	3/3.5	2,750 (+0%)	1mo	$699,900	$255	71
5811 Rose St	0.22mi	3/2.5	2,477 (-10%)	0mo	$735,000	$297	70
6501 Rodrigo St	0.46mi	3/3.5	2,569 (-6%)	1mo	$840,000	$327	67
6507 Minola St Unit A	0.46mi	3/2.5	2,840 (+4%)	1mo	$790,000	$278	67
409 Detering St	0.45mi	3/3.5	2,462 (-10%)	1mo	$494,000	$201	61
1625 Mcdonald St	0.38mi	3/3.5	2,401 (-12%)	2mo	$425,000	$177	60
6227 Haskell St	0.42mi	2/2.5 (-1)	2,488 (-9%)	0mo	$749,000	$301	56
5618 Lacy St	0.52mi	3/3.5	2,400 (-12%)	1mo	$609,000	$254	54
5208 Blossom St #5	0.49mi	3/3.5	2,340 (-15%)	0mo	$435,000	$186	53
5527 Darling Unit A	0.53mi	3/2.5	2,401 (-12%)	1mo	$450,000	$187	50

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: -11.8%
• Equity multiple: 0.59×
• Total profit: $-51,058
• Equity at exit: $65,591

10-year hold

• IRR: -8.5%
• Equity multiple: 0.55×
• Total profit: $-55,672
• Equity at exit: $38,035

Cash invested: $123,172 (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: 7.3×

Monthly cashflow live

• Estimated rent: $5,053 high
• Mortgage (P&I): −$2,307
• Tax from tax record: −$957 /mo · $11,479/yr
• Insurance: −$183
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,061
• Net cashflow: $545

Break-even live

Break-even rent $4,363

Max offer price $439,900

Occupancy floor 84%

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: $109,975
• Closing costs: $13,197
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5610 Schuler St Houston, TX	3.0	3.5	2614	$3,111	$1.19	5d	1	0.08mi
5811 Maxie St Houston, TX	3.0	3.5	2226	$3,000	$1.35	44d	1	0.14mi
920 Westcott St Houston, TX	1.0–2.0	1.0–2.0	1175	$3,306	$2.81	1d	29	0.15mi
929 Westcott St Houston, TX	1.0–3.0	1.0–3.0	1375	$9,263	$6.74	3d	22	0.24mi
5305 Nett St Unit A Houston, TX	3.0	3.5	2104	$2,950	$1.40	24d	1	0.25mi
5237 Center St Houston, TX	3.0	3.0	2284	$2,995	$1.31	44d	1	0.31mi
2103 Radcliffe St Unit 1225772P Houston, TX	3.0	2.0	1797	$4,729	$2.63	8d	1	0.45mi
2210 Radcliffe St Houston, TX	3.0	3.5	2066	$2,716	$1.31	8d	1	0.52mi
5336 Darling St Unit 1225767P Houston, TX	3.0	3.0	2292	$5,570	$2.43	8d	1	0.58mi
4917 Nolda St Houston, TX	3.0	3.5	1764	$5,000	$2.83	24d	1	0.59mi
5620 Petty St Houston, TX	4.0	3.5	2891	$8,750	$3.03	44d	1	0.63mi
5620 Petty St Unit 1019538P Houston, TX	4.0	3.5	2884	$16,259	$5.64	22d	1	0.63mi
5235 Petty St Unit B Houston, TX	3.0	2.5	2532	$3,000	$1.18	44d	1	0.64mi
5732 Darling St Unit 1056419P Houston, TX	3.0	3.5	2400	$7,771	$3.24	44d	1	0.65mi
5530 Kiam St Houston, TX	4.0	2.5	2688	$9,750	$3.63	44d	1	0.66mi
5530 Kiam St Unit 1019540P Houston, TX	4.0	2.5	2680	$15,799	$5.90	44d	1	0.66mi
5108 Larkin St Houston, TX	3.0	3.5	2108	$2,850	$1.35	44d	1	0.66mi
5427 Kansas St Houston, TX	3.0	4.0	2156	$2,700	$1.25	44d	1	0.67mi
543 T C Jester Blvd Unit 1225766P Houston, TX	3.0	3.5	2389	$5,222	$2.19	16d	1	0.68mi
4608 Nett St Houston, TX	3.0	4.0	2261	$3,750	$1.66	44d	1	0.73mi
5201 Memorial Dr Houston, TX	1.0–2.0	1.0–2.5	1071	$3,361	$3.14	2d	21	0.79mi
4510 Inker St Houston, TX	4.0	4.0	2293	$4,500	$1.96	44d	1	0.85mi
4444 Center St Houston, TX	3.0	3.0	2121	$3,200	$1.51	44d	1	0.85mi
4311 Marina St Houston, TX	3.0	4.0	2328	$3,599	$1.55	44d	1	0.94mi
915 Thompson St Unit 915 Houston, TX	4.0	3.5	3200	$8,500	$2.66	24d	1	0.95mi
913 Thompson St #913 Houston, TX	4.0	3.5	3200	$8,500	$2.66	24d	1	0.96mi
917 Thompson St Unit 917 Houston, TX	4.0	3.5	3200	$8,000	$2.50	24d	1	0.96mi
911 Thompson St #911 Houston, TX	4.0	3.5	3200	$8,500	$2.66	24d	1	0.96mi
1221 Bonner St Houston, TX	3.0	3.5	2252	$3,200	$1.42	44d	1	1.02mi
707 Marston St Unit 510 Houston, TX	3.0	2.0	2310	$12,482	$5.40	3d	1	1.21mi
811 Buffalo Park Dr Unit 3187 Houston, TX	3.0	2.0	3632	$15,392	$4.24	3d	1	1.31mi
811 Buffalo Park Dr Unit 510 Houston, TX	3.0	2.0	3632	$15,424	$4.25	11d	1	1.31mi
811 Buffalo Park Dr Unit 844 Houston, TX	3.0	2.0	3632	$14,913	$4.11	14d	1	1.31mi
1027 Gross St Houston, TX	4.0	3.5	3035	$5,800	$1.91	44d	1	1.35mi
3333 Allen Pkwy Unit 1000 Houston, TX	2.0	2.5	1860	$4,500	$2.42	44d	1	1.41mi
1958 W Gray St Unit 1991 Houston, TX	3.0	2.0	3206	$15,050	$4.69	11d	1	1.49mi
1958 W Gray St Unit 3165 Houston, TX	3.0	2.0	3206	$15,018	$4.68	3d	1	1.49mi

Listing history 38 events

1. 2026-06-18
   days on market $439,900 Active 37 DOM
2. 2026-06-17
   days on market $439,900 Active 36 DOM
3. 2026-06-16
   days on market $439,900 Active 35 DOM
4. 2026-06-15
   days on market $439,900 Active 34 DOM
5. 2026-06-13
   pricedays on market $439,900 Active 32 DOM
6. 2026-06-10
   days on market $449,900 Active 28 DOM
7. 2026-06-08
   days on market $449,900 Active 27 DOM
8. 2026-06-07
   days on market $449,900 Active 26 DOM
9. 2026-06-04
   days on market $449,900 Active 23 DOM
10. 2026-06-01
    days on market $449,900 Active 20 DOM
11. 2026-05-31
    days on market $449,900 Active 19 DOM
12. 2026-05-12
    historical
13. 2026-05-12
    listed $460,000 Active 540-char remark
14. 2026-03-24
    price $449,900
15. 2026-02-28
    price $459,900
16. 2026-02-05
    price $475,000
17. 2026-01-20
    price $489,900
18. 2025-12-22
    price $499,900
19. 2025-12-01
    price $529,900
20. 2025-11-19
    listed $549,900 Active
21. 2019-07-07
    historical
22. 2019-06-13
    listed $395,000 Active
23. 2017-07-18
    historical
24. 2017-06-28
    price $364,900
25. 2017-06-16
    price $369,900
26. 2017-05-23
    price $379,900
27. 2017-04-21
    listed $389,900 Active
28. 2015-09-04
    historical
29. 2015-08-05
    price $395,000
30. 2015-07-05
    listed $409,000 Active
31. 2009-03-18
    soldstatus
32. 2009-03-17
    historical
33. 2008-11-12
    listed $360,000
34. 2008-06-12
    historical
35. 2008-04-10
    listed $375,000
36. 2007-07-11
    soldstatus
37. 2004-04-28
    historical
38. 2003-09-15
    listed $279,900

ⓘ 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: $11,479 · $957/mo
• Projected year-2 tax: $11,479 · $957/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 6/10 Major FEMA zone X (unshaded) · 67% 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: $60,633
• − Mortgage interest: −$24,641
• − Property taxes: −$11,479
• − Insurance: −$2,200
• − Repairs & maintenance: −$4,851
• − Management: −$4,851
• − Depreciation: −$12,797
• Taxable loss: −$185
• Est. tax savings @ 24.0%: +$44
• After-tax cash flow: $6,583/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

+57.2% since first listed

29 events — show timeline

• 2026-06-12 Price Changed $439,900 HARMLS
• 2026-05-23 Price Changed $449,900 HARMLS
• 2026-05-12 Listing Removed — HARMLS
• 2026-05-12 Listed $460,000 HARMLS
• 2026-03-24 Price Changed $449,900 HARMLS
• 2026-02-28 Price Changed $459,900 HARMLS
• 2026-02-05 Price Changed $475,000 HARMLS
• 2026-01-20 Price Changed $489,900 HARMLS
• 2025-12-22 Price Changed $499,900 HARMLS
• 2025-12-01 Price Changed $529,900 HARMLS
• 2025-11-19 Listed $549,900 HARMLS
• 2019-07-07 Listing Removed — HARMLS
• 2019-06-13 Listed $395,000 HARMLS
• 2017-07-18 Listing Removed — HARMLS
• 2017-06-28 Price Changed $364,900 HARMLS
• 2017-06-16 Price Changed $369,900 HARMLS
• 2017-05-23 Price Changed $379,900 HARMLS
• 2017-04-21 Listed $389,900 HARMLS
• 2015-09-04 Listing Removed — HARMLS
• 2015-08-05 Price Changed $395,000 HARMLS
• 2015-07-05 Listed $409,000 HARMLS
• 2009-03-18 Sold (MLS) — HARMLS
• 2009-03-17 Listing Removed — HARMLS
• 2008-11-12 Listed $360,000 HARMLS
• 2008-06-12 Listing Removed — HARMLS
• 2008-04-10 Listed $375,000 HARMLS
• 2007-07-11 Sold (Public Records) — Public Records
• 2004-04-28 Listing Removed — HARMLS
• 2003-09-15 Listed $279,900 HARMLS

Property tax history

+2.1%/yr

Latest (2025): $11,479 · +2.7% YoY. Source: county tax records.