5506 Maywood Dr · Houston, TX 77053

$95,000

3 bd · 1.0 ba · 1,036 sqft · SingleFamily public records · 7 Days on market

Built 1964 6,991 sqft lot Est $183k · 48% under

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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
• Schools +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this 3-bedroom, 1.5 -bathroom home, perfectly situated in a desirable neighborhood. Outside, enjoy the beautifully yard perfect for entertaining. With convenient access to schools, shopping, and parks, this home is the perfect blend of comfort and style. To help visualize this home’s floor plan and to highlight its potential, virtual furnishings may have been added to photos found in this listing. We have several offer and high & best is due by 5pm April 20,2026 all offer must be summitted in MLS Offers.

Key facts

• 6,991 sq ft lot
• Garage
• Built 1964

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $612 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Cap rate 14.0% 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.
• Fort Bend ISD (suburban): math 44% / reading 53% proficiency, ranked #140 of 826 in TX (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ridgegate El (math 17% / reading 12%, grade F, #4,048 of 4,322 statewide, top 95%, 449 students, 98% FRL); Christa Mcauliffe Middle (math 9% / reading 20%, grade F, #1,583 of 1,662 statewide, top 96%, 835 students, 94% FRL); Fort Bend Co Alter (26 students, 0% FRL) — zoned schools average 64% FRL vs 35% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 14% at this address vs 48% district-wide (-34 pts) — the specific schools serving this property underperform the Fort Bend ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.7%/yr); 118 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).
• This rent runs 31% of the median local income ($67k/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 $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Fort Bend County population projected at +75% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.7% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• 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 $95,000

Questions for the listing agent

1. Built in 1964 — 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: 1.81% ✓
• Cap rate: 14.02%
• Cash-on-cash: 27.60%
• DSCR: 2.23
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $183,372
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5506 Maywood Dr	0.00mi	3/1.5	1,036 (0%)	1mo	$95,000	$92	97
5347 Castlecreek Ln	0.46mi	3/1.5	1,008 (-3%)	1mo	$199,900	$198	71
5119 Ridgewest St	0.58mi	3/1.5	1,018 (-2%)	2mo	$165,000	$162	66
5310 Ridgeton Dr	0.50mi	3/1.5	1,014 (-2%)	5mo	$178,500	$176	66
5139 Ridgestone St	0.52mi	3/1.5	988 (-5%)	7mo	$160,000	$162	60
15318 Corsair Rd	0.71mi	3/2.0	1,026 (-1%)	2mo	$234,999	$229	59
15302 Corsair Rd	0.73mi	3/2.0	1,026 (-1%)	3mo	$225,000	$219	58
5411 Castle Creek Ln	0.54mi	3/1.5	981 (-5%)	8mo	$187,000	$191	57
5023 Ridgestone St	0.68mi	3/1.5	1,077 (+4%)	4mo	$235,000	$218	56
5934 Beaconridge Dr	0.74mi	3/2.0	1,070 (+3%)	0mo	$189,900	$177	56
5739 Gatewood Ave	0.46mi	3/2.0	1,106 (+7%)	9mo	$179,999	$163	56
5111 Raven Ridge Dr	0.68mi	3/2.0	1,181 (+14%)	1mo	$175,000	$148	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 · 1.72% rent growth · sell at horizon

5-year hold

• IRR: 20.2%
• Equity multiple: 1.81×
• Total profit: $21,465
• Equity at exit: $14,165

10-year hold

• IRR: 27.5%
• Equity multiple: 3.27×
• Total profit: $60,448
• Equity at exit: $8,214

Cash invested: $26,600 (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 77053

• Rents YoY: 1.7%
• Active inventory: 118
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,720 high
• Mortgage (P&I): −$498
• Tax from tax record: −$209 /mo · $2,513/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $612

Break-even live

Break-even rent $946

Max offer price $95,000

Occupancy floor 59%

Sensitivity live

Price	-10% $666	-5% $639	+0% $612	+5% $585	+10% $558
Rent	-10% $476	-5% $544	+0% $612	+5% $680	+10% $748
Rate	-1.0pp $660	-0.5pp $636	base $612	+0.5pp $587	+1.0pp $562

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15810 Boonridge Rd Houston, TX	3.0	2.0	1221	$1,750	$1.43	45d	1	0.72mi
5030 Shadowridge Dr Houston, TX	3.0	2.0	1310	$1,800	$1.37	45d	1	0.98mi
4630 Callery Creek Dr Houston, TX	4.0	2.0	1311	$1,695	$1.29	26d	1	1.00mi
16603 Sentinel Dr Houston, TX	3.0	2.0	1296	$1,799	$1.39	18d	1	1.02mi
16211 Corsair Rd Houston, TX	3.0	2.0	1139	$1,813	$1.59	26d	1	1.02mi
4627 Callery Creek Dr Houston, TX	4.0	2.0	1311	$1,700	$1.30	45d	1	1.02mi
5030 Ridgecreek Dr Houston, TX	3.0	2.0	1399	$1,659	$1.19	4d	1	1.08mi
15706 Clarke Springs Dr Houston, TX	3.0	2.0	1176	$1,495	$1.27	18d	1	1.09mi
15706 Clarke Springs Dr Unit 15706C Houston, TX	3.0	2.0	1176	$1,495	$1.27	17d	1	1.09mi
15750 Clarke Springs Dr Unit 15750C Houston, TX	4.0	2.0	1400	$1,595	$1.14	45d	1	1.11mi
15774 Clarke Springs Dr Unit 15774C Houston, TX	4.0	2.0	1400	$1,595	$1.14	22d	1	1.13mi
15774 Clarke Springs Dr Houston, TX	4.0	2.0	1400	$1,595	$1.14	24d	1	1.13mi
15858 Clarke Springs Dr Unit 15858C Houston, TX	3.0	2.0	1232	$1,495	$1.21	22d	1	1.19mi
15858 Clarke Springs Dr Houston, TX	3.0	2.0	1232	$1,495	$1.21	24d	1	1.19mi
15727 Reddy Ln Unit 15727R Houston, TX	4.0	2.0	700	$1,595	$2.28	26d	1	1.19mi
15871 Clarke Springs Dr Houston, TX	3.0	2.0	1260	$1,495	$1.19	24d	1	1.22mi
15871 Clarke Springs Dr Unit 15871C Houston, TX	3.0	2.0	1260	$1,495	$1.19	22d	1	1.22mi
16006 Maladi Dr Unit 16006M Houston, TX	4.0	2.0	1400	$1,595	$1.14	45d	1	1.25mi
16126 Maladi Dr Unit 16126M Houston, TX	4.0	2.0	700	$1,595	$2.28	45d	1	1.34mi
16432 Chimney Rock Rd Unit 16465 Houston, TX	3.0	2.0	1349	$1,524	$1.13	45d	1	1.38mi
16432 Chimney Rock Rd Unit 2112 Houston, TX	2.0	2.0	1026	$1,276	$1.24	0d	1	1.38mi
16432 Chimney Rock Rd Unit 2174 Houston, TX	2.0	2.0	1026	$1,327	$1.29	12d	1	1.38mi
16432 Chimney Rock Rd Apt 424 Houston, TX	2.0	2.0	1026	$1,292	$1.26	7d	1	1.38mi
16432 Chimney Rock Rd Unit 3174 Houston, TX	3.0	2.0	1349	$1,513	$1.12	12d	1	1.38mi
16432 Chimney Rock Rd Unit 16489 Houston, TX	2.0	2.0	1026	$1,317	$1.28	45d	1	1.38mi
16432 Chimney Rock Rd Unit 3112 Houston, TX	3.0	2.0	1349	$1,473	$1.09	0d	1	1.38mi

Listing history 7 events

1. 2026-04-25
   status Pending
2. 2026-04-17
   listed $95,000 Active
3. 2026-04-06
   soldstatus
4. 2026-04-02
   soldstatus
5. 2026-04-02
   soldstatus
6. 2026-03-30
   soldstatus
7. 1999-02-19
   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: $2,513 · $209/mo
• Projected year-2 tax: $2,513 · $209/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 (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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: $20,642
• − Mortgage interest: −$5,321
• − Property taxes: −$2,513
• − Insurance: −$475
• − Repairs & maintenance: −$1,651
• − Management: −$1,651
• − Depreciation: −$2,764
• Taxable income: $6,267
• Est. tax owed @ 24.0%: −$1,504
• After-tax cash flow: $5,837/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: Fort Bend ISD
• NCES district ID: 4819650
• Math proficiency: 44% ▼ -15.00%
• Reading proficiency: 53% ▼ -4.00%
• Median HH income: $82,360
• Composite: 44.61/100
• National rank: #2779
• State rank: #140 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: Fort Bend County · 836,777 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 30,198
• Household income: $66,510
• Rent vs Own: 32.8% rent · 67.2% own
• Severe rent burden: 562.0

Population outlook (Fort Bend County) Hauer SSP2

• Today (2025): 1,004,526 people
• By 2030: 1,153,104 · +14.8%
• By 2040: 1,453,718 · +44.7%
• By 2050: 1,753,781 · +74.6%
• By 2075: 2,455,772 · +144.5%
• By 2100: 2,930,528 · +191.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (54%)
• Race & ethnicity: Hispanic / Latino 54% Black 41% Two or more races 22% White 3% Native American 2%
• Hispanic origin (detail): Mexican 39%
• Common ancestry: Lithuanian 1% Portuguese 1% Slovak 1%
• Foreign-born: 26% · Canada
• Languages at home: 50% English-only · Spanish 49%

Political lean MEDSL · Fort Bend

• 2024 margin: Toss-up / Even · D 49.5% · R 47.9% · Other 2.6%
• 2008→2024 swing: +4.0pp toward D · 2008: -2.4pp · 2024: 1.6pp
• All cycles: 2024: D+1.6 2020: D+10.6 2016: D+6.6 2012: R+6.8 2008: R+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -182.09%
• Current HPI: 266.6541
• Rent YoY: ▲ 1.72%
• 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

7 events — show timeline

• 2026-04-25 Pending — HARMLS
• 2026-04-17 Listed $95,000 HARMLS
• 2026-04-06 Sold (Public Records) — Public Records
• 2026-04-02 Sold (Public Records) — Public Records
• 2026-04-02 Sold (Public Records) — Public Records
• 2026-03-30 Sold (Public Records) — Public Records
• 1999-02-19 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $2,513 · +1.6% YoY. Source: county tax records.