5711 Thrush Dr · Houston, TX 77033

$147,500

3 bd · 1.5 ba · 1,684 sqft · SingleFamily public records · 20 Days on market

Built 1959 6,882 sqft lot $88/sqft · 26% below area Est $199k · 26% under ↓ 33% since listing

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Why this score? — see what drove the B- 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 +25.2/30.0
• ARV discount +15.0/15.0
• 1% rule +8.5/10.0
• DSCR +8.3/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Large house close to MLK, Lot of work was done in 2009. Garage is converted in to large bedroom. One full bathroom and one half bathroom. A bathroom can be added easily in primary bedroom. Storage building in back is included in sale. Owner makes no repairs, selling as it is. Desirable neighborhood close to medical center and DT. Very easy excess to 610, I 45 and other major highways. No HOA or MUD. Please do not send low ball offers without seeing the property. Listing agent will not show the property, please hire your own realtor.

Key facts

• 6,882 sq ft lot
• Built 1959
• Listed 20 days

Property features AI

Exterior

• Utilities: Public sewer
• Home design: Residential property; Single-story (first level living)
• Construction: Built in 1959; Brick, cement siding, and stone exterior; Composition roof; Slab foundation
• Exterior features: Subdivision lot

Interior

• Kitchen: Kitchen (first level) — 12 x 12
• Bedrooms: Primary bedroom (first level) — 18 x 18; Bedroom (first level) — 13 x 12; Bedroom (first level) — 13 x 12
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Living room; Dining room; Total of 6 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $331 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $148k).
• Recommended offer: $145k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: Thomas Middle (math 3% / reading 13%, grade F, #1,654 of 1,662 statewide, top 100%, 526 students, 98% FRL); Sterling H S (math 16% / reading 27%, grade F, #1,377 of 1,632 statewide, top 85%, 1,421 students, 92% 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 15% at this address vs 31% district-wide (-16 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 rising fast (+5.5%/yr); 338 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 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 $1k of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 5.5% rent growth), your $41k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 3.3% of price; built in 1959 — 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 $145,287 (1.5% below list)

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.35% ✓
• Cap rate: 8.99%
• Cash-on-cash: 9.62%
• DSCR: 1.43
• GRM: 6.2

CMA / ARV

• ARV (median comp): $199,407
• List price: $147,500
• Delta: -26.03%
• 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
5711 Thrush Dr	0.00mi	3/1.5	1,684 (0%)	0mo	$147,500	$88	100
5727 Thrush Dr	0.05mi	3/2.5	1,684 (0%)	5mo	$255,000	$151	90
5826 Flamingo Dr	0.28mi	3/1.5	1,753 (+4%)	3mo	$174,500	$100	78
5763 Thrush Dr	0.16mi	3/1.5	1,496 (-11%)	2mo	$225,000	$150	72
5827 Heron Dr	0.28mi	4/2.0 (+1)	1,629 (-3%)	2mo	$244,990	$150	72
5843 Thrush Dr	0.33mi	3/1.5	1,512 (-10%)	4mo	$50,000	$33	64
5879 Belcrest St	0.54mi	3/2.0	1,485 (-12%)	0mo	$199,000	$134	53
5767 Belcrest St	0.35mi	4/2.0 (+1)	1,480 (-12%)	5mo	$225,000	$152	52
5834 Belmark St	0.39mi	3/1.0	1,434 (-15%)	6mo	$99,999	$70	50
7823 Belgard St	0.75mi	3/2.0	1,500 (-11%)	1mo	$174,000	$116	44
5959 Belmark St	0.67mi	4/2.0 (+1)	1,475 (-12%)	5mo	$235,000	$159	37
5722 Glenhurst Dr	0.74mi	3/2.0	1,450 (-14%)	7mo	$95,000	$66	34

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 · 5.45% rent growth · sell at horizon

5-year hold

• IRR: 1.5%
• Equity multiple: 1.06×
• Total profit: $2,365
• Equity at exit: $21,993

10-year hold

• IRR: 13.7%
• Equity multiple: 2.25×
• Total profit: $51,507
• Equity at exit: $12,753

Cash invested: $41,300 (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 77033

• Home prices YoY: -16.3%
• Rents YoY: 5.5%
• Active inventory: 338
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,985 high
• Mortgage (P&I): −$774
• Tax from tax record: −$402 /mo · $4,822/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $331

Break-even live

Break-even rent $1,566

Max offer price $147,500

Occupancy floor 78%

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: $36,875
• Closing costs: $4,425
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5767 Belcrest St Houston, TX	4.0	2.0	1480	$1,790	$1.21	43d	1	0.37mi
5407 Thrush Dr Houston, TX	4.0	1.0	1407	$1,495	$1.06	13d	1	0.41mi
5623 Bellfort St Houston, TX	4.0	1.0	1320	$1,700	$1.29	14d	1	0.50mi
9509 Merle St Unit 9509A Houston, TX	4.0	2.5	1404	$1,500	$1.07	43d	1	0.51mi
5036 Mallow St Houston, TX	3.0	3.0	1472	$2,050	$1.39	43d	1	0.66mi
5942 Ridgeway Dr Houston, TX	4.0	2.0	1490	$2,250	$1.51	43d	1	0.68mi
5012 Higgins St Unit B Houston, TX	3.0	2.5	1611	$1,650	$1.02	24d	1	0.83mi
5222 Northridge Dr Houston, TX	4.0	2.0	1300	$1,850	$1.42	24d	1	0.87mi
4918 Wilmington St Unit A Houston, TX	3.0	3.0	1300	$2,100	$1.62	43d	1	0.88mi
4921a Pederson St Unit A Houston, TX	3.0	2.0	1765	$2,150	$1.22	12d	1	0.93mi
5726 Waterford Dr Houston, TX	3.0	2.0	2000	$1,850	$0.93	10d	1	0.95mi
5314 Longmeadow St Houston, TX	3.0	3.0	1646	$1,900	$1.15	43d	1	0.98mi
4810 Wilmington St Unit A Houston, TX	3.0	2.0	1165	$1,650	$1.42	43d	1	1.01mi
4723 Mallow St Houston, TX	3.0	2.5	1472	$1,850	$1.26	5d	1	1.08mi
5458 Osprey Dr Houston, TX	3.0	2.0	1614	$1,595	$0.99	20d	1	1.19mi
7710 Darnay Dr Houston, TX	3.0	3.0	1635	$2,095	$1.28	43d	1	1.19mi
5954 Doolittle Blvd Houston, TX	3.0	2.0	1371	$1,575	$1.15	43d	1	1.24mi
10902 Faircroft Dr Houston, TX	3.0	1.0	1308	$1,480	$1.13	43d	1	1.28mi
6850 Southbank St Unit A Houston, TX	3.0	3.0	2000	$2,200	$1.10	4d	1	1.28mi
6850 Southbank St Unit A Houston, TX	3.0	3.0	2000	$2,200	$1.10	3d	1	1.28mi
4835 Sunflower St Unit 1546466P Houston, TX	3.0	2.0	1883	$4,516	$2.40	14d	1	1.29mi
6419 Belarbor St Houston, TX	3.0	1.0	1240	$1,425	$1.15	43d	1	1.37mi
4538 Clover St Houston, TX	4.0	2.0	1768	$1,595	$0.90	43d	1	1.37mi
8107 Calhoun Rd Houston, TX	3.0	2.5	1304	$2,250	$1.73	24d	1	1.38mi
5426 Greylog Dr Houston, TX	3.0	2.0	1205	$1,750	$1.45	24d	1	1.41mi
4526 Knoxville St Unit A Houston, TX	3.0	2.5	1474	$1,775	$1.20	14d	1	1.42mi
7358 Guadalcanal Rd Houston, TX	3.0	3.0	1768	$2,195	$1.24	43d	1	1.45mi
6418 Hirondel St Houston, TX	3.0	2.0	1602	$1,999	$1.25	43d	1	1.45mi
4514 Galesburg St Unit B Houston, TX	3.0	2.5	1680	$3,500	$2.08	24d	1	1.47mi

Listing history 6 events

1. 2026-05-10
   listed $147,500 Active 547-char remark
2. 2025-11-30
   historical
3. 2025-08-31
   listed $200,000 Active
4. 2023-01-06
   historical
5. 2022-09-30
   listed $220,000 Active
6. 1988-01-02
   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: $4,822 · $402/mo
• Projected year-2 tax: $4,822 · $402/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,817
• − Mortgage interest: −$8,262
• − Property taxes: −$4,822
• − Insurance: −$738
• − Repairs & maintenance: −$1,905
• − Management: −$1,905
• − Depreciation: −$4,291
• Taxable income: $1,893
• Est. tax owed @ 24.0%: −$454
• After-tax cash flow: $3,519/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): 29,154
• Household income: $38,071
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 1728.0

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: Majority Black (55%)
• Race & ethnicity: Black 55% Hispanic / Latino 43% Two or more races 17% Native American 1%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Lithuanian 1%
• Foreign-born: 18% · Canada
• Languages at home: 61% English-only · Spanish 39%

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: ▼ -41.49%
• Current HPI: 212.6472
• Rent YoY: ▲ 5.45%
• 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

-33.0% since first listed

10 events — show timeline

• 2026-06-09 Sold (Public Records) — Public Records
• 2026-06-08 Sold (MLS) — HARMLS
• 2026-05-31 Pending — HARMLS
• 2026-05-26 Pending — HARMLS
• 2026-05-10 Listed $147,500 HARMLS
• 2025-11-30 Listing Removed — HARMLS
• 2025-08-31 Listed $200,000 HARMLS
• 2023-01-06 Listing Removed — HARMLS
• 2022-09-30 Listed $220,000 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+11.8%/yr

Latest (2025): $4,822 · +5.5% YoY. Source: county tax records.