5950 Doolittle Blvd · Houston, TX 77033

$97,000

3 bd · 1.0 ba · 962 sqft · SingleFamily public records · 42 Days on market

Built 1952 7,370 sqft lot $101/sqft · 26% below area Est $130k · 26% under ↓ 16% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Investors!!! 3 bedroom home ready to be rehabbed.

Key facts

• 7,370 sq ft lot
• Built 1952
• Listed 42 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story (built 1952)
• Construction: Wood siding exterior; Composition roof; Slab foundation
• Exterior features: Subdivision lot

Interior

• Bathrooms: 1 full bathroom
• Interior features: Total of 3 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $97k.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $97k).
• Recommended offer: $94k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 3.1% 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: Attucks Middle (math 15% / reading 22%, grade F, #1,478 of 1,662 statewide, top 90%, 439 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.
• Market conditions: Rents rising fast (+5.5%/yr); 338 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% 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).
• At $1,500/mo this rent would consume 47% of the median local household income ($38k/yr) (locally 1728% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $671 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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; flood insurance adds $66/mo; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $94,090 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
9. 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.
10. 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: 1.55% ✓
• Cap rate: 11.55%
• Cash-on-cash: 18.77%
• DSCR: 1.84
• GRM: 5.4

CMA / ARV

• ARV (median comp): $130,215
• List price: $97,000
• Delta: -25.51%
• 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
5934 Longmeadow St	0.29mi	2/1.0 (-1)	1,017 (+6%)	3mo	$104,900	$103	70
5301 Burma Rd	0.57mi	3/1.0	992 (+3%)	19mo	$109,900	$111	52
5330 Pershing St	0.66mi	3/1.0	1,002 (+4%)	16mo	$133,000	$133	49
5962 Van Fleet St	0.23mi	4/1.5 (+1)	1,104 (+15%)	11mo	$120,000	$109	49
5421 Bataan Rd	0.68mi	3/1.0	986 (+2%)	21mo	$124,900	$127	47
5942 Southridge St	0.72mi	3/1.0	1,039 (+8%)	9mo	$105,000	$101	45
6038 Glenhurst Dr	0.50mi	2/1.0 (-1)	840 (-13%)	10mo	$69,000	$82	42
7338 Mountbatten Rd	0.70mi	4/1.0 (+1)	924 (-4%)	16mo	$148,000	$160	42
7710 Sharondale Dr	0.66mi	2/1.0 (-1)	1,050 (+9%)	10mo	$75,000	$71	41
6402 Kassarine Pass Pass	0.73mi	3/2.0	1,081 (+12%)	14mo	$177,000	$164	30
5613 Malmedy Rd	0.73mi	2/1.0 (-1)	839 (-13%)	17mo	$99,000	$118	26
5617 Malmedy Rd	0.73mi	2/1.0 (-1)	832 (-14%)	19mo	$119,000	$143	23

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: 9.9%
• Equity multiple: 1.41×
• Total profit: $11,012
• Equity at exit: $14,463

10-year hold

• IRR: 21.3%
• Equity multiple: 3.05×
• Total profit: $55,806
• Equity at exit: $8,387

Cash invested: $27,160 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,500 high
• Mortgage (P&I): −$509
• Tax from tax record: −$211 /mo · $2,535/yr
• Insurance: −$40
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $358

Break-even live

Break-even rent $1,047

Max offer price $97,000

Occupancy floor 71%

Sensitivity live

Price	-10% $413	-5% $386	+0% $358	+5% $331	+10% $303
Rent	-10% $240	-5% $299	+0% $358	+5% $418	+10% $477
Rate	-1.0pp $407	-0.5pp $383	base $358	+0.5pp $333	+1.0pp $308

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: $24,250
• Closing costs: $2,910
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5537 Bataan Rd Houston, TX	2.0	1.0	880	$1,300	$1.48	44d	1	0.63mi
5314 Northridge Dr Unit A Houston, TX	3.0	2.0	872	$1,185	$1.36	44d	1	0.94mi
7918 Jutland Rd Houston, TX	3.0	1.0	996	$1,295	$1.30	44d	1	1.15mi
5610 Royal Palms St Houston, TX	2.0	1.0	900	$950	$1.06	25d	1	1.42mi
7818 Calhoun Rd Unit 8 Houston, TX	2.0	1.0	800	$1,200	$1.50	44d	1	1.50mi

Listing history 16 events

1. 2026-06-18
   days on market $97,000 Active 42 DOM
2. 2026-06-17
   days on market $97,000 Active 41 DOM
3. 2026-06-16
   days on market $97,000 Active 40 DOM
4. 2026-06-15
   days on market $97,000 Active 39 DOM
5. 2026-06-13
   days on market $97,000 Active 37 DOM
6. 2026-06-10
   days on market $97,000 Active 33 DOM
7. 2026-06-08
   days on market $97,000 Active 32 DOM
8. 2026-06-07
   days on market $97,000 Active 31 DOM
9. 2026-06-04
   days on market $97,000 Active 28 DOM
10. 2026-06-01
    days on market $97,000 Active 25 DOM
11. 2026-05-31
    days on market $97,000 Active 24 DOM
12. 2026-05-07
    listed $97,000 Active 50-char remark
13. 2026-04-30
    historical
14. 2026-04-08
    price $99,000
15. 2026-01-25
    listed $115,000 Active
16. 1988-11-03
    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: $2,535 · $211/mo
• Projected year-2 tax: $2,535 · $211/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 8/10 Severe FEMA zone X (unshaded) · 99% 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: $18,002
• − Mortgage interest: −$5,434
• − Property taxes: −$2,535
• − Insurance: −$1,282
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$2,822
• Taxable income: $3,049
• Est. tax owed @ 24.0%: −$732
• After-tax cash flow: $3,568/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

-15.7% since first listed

5 events — show timeline

• 2026-05-07 Listed $97,000 HARMLS
• 2026-04-30 Listing Removed — HARMLS
• 2026-04-08 Price Changed $99,000 HARMLS
• 2026-01-25 Listed $115,000 HARMLS
• 1988-11-03 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $2,535 · -4.6% YoY. Source: county tax records.