5018 Northridge Dr · Houston, TX 77033

$130,000

3 bd · 1.0 ba · 1,020 sqft · SingleFamily public records · 27 Days on market

Built 1955 6,324 sqft lot $127/sqft · 10% below area Est $145k · 10% under ↓ 18% 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 +29.5/30.0
• ARV discount +12.1/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• 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

Welcome to this charming historic home in Houston’s Sunnyside neighborhood! Perfectly situated near the Medical Center, Downtown Houston, NRG, TSU, U of H, and Hobby Airport — everything you need is within easy reach. This spacious home features a warm and inviting Family Room, 3 Bedrooms, a Kitchen, and a Bathroom — an ideal layout for starting your next chapter. Step outside to a generously sized backyard shaded by mature trees, offering plenty of room to garden, entertain, or simply unwind. The oversized lot even has potential for future expansion. A wonderful opportunity to own a piece of Houston history and put down roots in an established neighborhood. Sold-As-Is. No

Key facts

• Near tsu
• Near nrg
• Near medical center

Tags

• HISTORIC HOME
• SUNNYSIDE NEIGHBORHOOD
• NEAR MEDICAL CENTER
• NEAR DOWNTOWN HOUSTON
• NEAR NRG
• NEAR TSU

Property features AI

Finance

• Other: Seller disclosure available

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Full ownership; Built in 1955; Slab foundation; Living area about 1,020
• Construction: Vinyl siding and wood siding; Shingle and wood roof
• Exterior features: Located in a subdivision; Lot about 0.15 acres

Interior

• Kitchen: Dishwasher; Microwave; Kitchen measures approximately 16 x 10
• Bedrooms: First-floor bedroom, approximately 11 x 10; First-floor bedroom, approximately 13 x 12; First-floor bedroom, approximately 15 x 10
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom, approximately 7 x 5
• Heating & cooling: Central heating (electric); Window cooling units
• Interior features: Kitchen/family room combo; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $466 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.6% 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: Bastian El (math 17% / reading 17%, grade F, #3,836 of 4,322 statewide, top 91%, 648 students, 99% FRL); Attucks Middle (math 15% / reading 22%, grade F, #1,478 of 1,662 statewide, top 90%, 439 students, 98% FRL); Worthing H S (math 22% / reading 21%, grade F, #1,377 of 1,632 statewide, top 85%, 827 students, 96% FRL) — zoned schools average 98% FRL vs 71% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 19% at this address vs 31% district-wide (-12 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); 345 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $899 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 $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($128k) 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: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $128,050 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.37% ✓
• Cap rate: 10.59%
• Cash-on-cash: 15.36%
• DSCR: 1.68
• GRM: 6.1

CMA / ARV

• ARV (median comp): $144,980
• List price: $130,000
• Delta: 0.01%
• 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
5007 Northridge Dr	0.04mi	3/1.0	1,069 (+5%)	2mo	$163,900	$153	89
5306 Kenilwood Dr	0.31mi	2/1.0 (-1)	1,038 (+2%)	5mo	$80,000	$77	74
7314 Forrestal St	0.61mi	3/1.0	1,020 (0%)	0mo	$105,000	$103	71
5041 Southwind St	0.43mi	3/2.0	1,020 (0%)	7mo	$195,000	$191	70
5318 Longmeadow St	0.41mi	3/1.0	1,138 (+12%)	3mo	$125,000	$110	59
7710 Sharondale Dr	0.53mi	2/1.0 (-1)	1,050 (+3%)	10mo	$75,000	$71	57
8130 Rockford Dr	0.52mi	3/1.0	945 (-7%)	9mo	$169,999	$180	56
7713 St Lo Rd	0.49mi	3/2.0	1,151 (+13%)	4mo	$199,900	$174	49
5113 Doolittle Blvd	0.63mi	3/1.0	1,107 (+8%)	11mo	$120,000	$108	47
7330 Hurtgen Forest Rd	0.56mi	3/2.0	1,154 (+13%)	3mo	$154,900	$134	46
5630 Belarbor St	0.65mi	3/1.0	1,156 (+13%)	10mo	$185,000	$160	40
7342 Okinawa Rd	0.57mi	4/2.0 (+1)	1,173 (+15%)	11mo	$215,000	$183	30

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: 8.9%
• Equity multiple: 1.36×
• Total profit: $13,172
• Equity at exit: $19,383

10-year hold

• IRR: 20.2%
• Equity multiple: 2.91×
• Total profit: $69,349
• Equity at exit: $11,240

Cash invested: $36,400 (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: 345
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,784 high
• Mortgage (P&I): −$682
• Tax from tax record: −$208 /mo · $2,494/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $466

Break-even live

Break-even rent $1,195

Max offer price $130,000

Occupancy floor 69%

Sensitivity live

Price	-10% $540	-5% $503	+0% $466	+5% $429	+10% $392
Rent	-10% $325	-5% $395	+0% $466	+5% $536	+10% $607
Rate	-1.0pp $531	-0.5pp $499	base $466	+0.5pp $432	+1.0pp $398

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7918 Jutland Rd Houston, TX	3.0	1.0	996	$1,295	$1.30	45d	1	0.06mi
5222 Northridge Dr Houston, TX	4.0	2.0	1300	$1,850	$1.42	26d	1	0.21mi
5314 Northridge Dr Unit A Houston, TX	3.0	2.0	872	$1,185	$1.36	45d	1	0.30mi
8107 Calhoun Rd Houston, TX	3.0	2.5	1304	$2,250	$1.73	26d	1	0.41mi
7818 Calhoun Rd Unit 8 Houston, TX	2.0	1.0	800	$1,200	$1.50	45d	1	0.43mi
4615 Redbud St Unit b Houston, TX	3.0	2.0	872	$1,149	$1.32	26d	1	0.53mi
4609 Bricker St Unit ABC Houston, TX	3.0	2.5	1375	$3,500	$2.55	13d	1	0.54mi
4609 Bricker St Unit B Houston, TX	3.0	2.5	1300	$3,500	$2.69	14d	1	0.54mi
4609 Bricker St Unit C Houston, TX	2.0	1.5	1100	$3,200	$2.91	14d	1	0.54mi
5623 Bellfort St Houston, TX	4.0	1.0	1320	$1,700	$1.29	17d	1	0.61mi
8521 Dosia St Houston, TX	3.0	2.0	1028	$1,665	$1.62	14d	1	0.63mi
4530 Mayflower St Houston, TX	3.0	2.0	1302	$1,800	$1.38	45d	1	0.67mi
5036 Mallow St Houston, TX	3.0	3.0	1472	$2,050	$1.39	45d	1	0.77mi
4526 Knoxville St Unit A Houston, TX	3.0	2.5	1474	$1,775	$1.20	17d	1	0.78mi
4942 Bataan Rd Unit 77033 Houston, TX	4.0	2.0	1350	$1,800	$1.33	45d	1	0.79mi
5407 Thrush Dr Houston, TX	4.0	1.0	1407	$1,495	$1.06	16d	1	0.81mi
4410 Bellfort Ave Unit 4404 8 Houston, TX	2.0	1.0	812	$999	$1.23	9d	1	0.82mi
4723 Mallow St Houston, TX	3.0	2.5	1472	$1,850	$1.26	7d	1	0.84mi
5818 Glenhurst Dr Houston, TX	3.0	2.0	1441	$1,790	$1.24	0d	1	0.86mi
5818 Glenhurst Dr Houston, TX	3.0	2.0	1441	$1,750	$1.21	1d	1	0.86mi
5767 Belcrest St Houston, TX	4.0	2.0	1480	$1,790	$1.21	45d	1	0.95mi
4918 Wilmington St Unit A Houston, TX	3.0	3.0	1300	$2,100	$1.62	45d	1	1.06mi
5942 Ridgeway Dr Houston, TX	4.0	2.0	1490	$2,250	$1.51	45d	1	1.07mi
4810 Wilmington St Unit A Houston, TX	3.0	2.0	1165	$1,650	$1.42	45d	1	1.08mi
4117 Shelby Cir Unit 1230900P Houston, TX	4.0	2.0	1367	$5,253	$3.84	1d	1	1.09mi
6928 Paris St Houston, TX	3.0	2.0	1276	$1,900	$1.49	1d	1	1.11mi
6926 Paris St Houston, TX	3.0	2.0	1276	$1,900	$1.49	1d	1	1.12mi
4326 Larkspur St Unit 3 Houston, TX	2.0	1.0	800	$1,200	$1.50	19d	1	1.16mi
5954 Doolittle Blvd Houston, TX	3.0	2.0	1371	$1,575	$1.15	45d	1	1.18mi
5537 Bataan Rd Houston, TX	2.0	1.0	880	$1,300	$1.48	45d	1	1.23mi
7823 Gladstone St Houston, TX	2.0	2.0	850	$1,600	$1.88	45d	1	1.26mi
4207 Phlox St Houston, TX	2.0	1.0	736	$962	$1.31	1d	2	1.29mi
7826 Gladstone St Houston, TX	2.0	1.0	760	$1,250	$1.64	1d	1	1.29mi
4205 Phlox St Unit 2 BEDROOM 6 Houston, TX	2.0	1.0	736	$860	$1.17	20d	1	1.31mi
4007 Corder St Houston, TX	2.0	1.0	814	$885	$1.09	26d	1	1.32mi
9509 Merle St Unit 9509A Houston, TX	4.0	2.5	1404	$1,500	$1.07	45d	1	1.34mi
7032 Conley St Houston, TX	3.0	2.0	1220	$2,850	$2.34	45d	1	1.35mi
6532 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	20d	1	1.40mi
6528 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	1d	1	1.40mi
6528 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	45d	1	1.40mi

Listing history 19 events

1. 2026-06-21
   days on market $130,000 Active 27 DOM
2. 2026-06-18
   days on market $130,000 Active 24 DOM
3. 2026-06-17
   days on market $130,000 Active 23 DOM
4. 2026-06-16
   days on market $130,000 Active 22 DOM
5. 2026-06-15
   days on market $130,000 Active 21 DOM
6. 2026-06-13
   days on market $130,000 Active 19 DOM
7. 2026-06-09
   days on market $130,000 Active 15 DOM
8. 2026-06-08
   days on market $130,000 Active 14 DOM
9. 2026-06-07
   days on market $130,000 Active 13 DOM
10. 2026-06-04
    days on market $130,000 Active 10 DOM
11. 2026-06-03
    days on market $130,000 Active 9 DOM
12. 2026-06-02
    days on market $130,000 Active 8 DOM
13. 2026-06-01
    days on market $130,000 Active 7 DOM
14. 2026-05-31
    days on market $130,000 Active 6 DOM
15. 2026-05-12
    price $134,000 810-char remark
16. 2026-04-10
    price $145,000 810-char remark
17. 2026-04-01
    listed $158,900 Active 810-char remark
18. 2021-07-16
    soldstatus
19. 1996-03-28
    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: $2,494 · $208/mo
• Projected year-2 tax: $2,494 · $208/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) · 70% 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: $21,413
• − Mortgage interest: −$7,282
• − Property taxes: −$2,494
• − Insurance: −$650
• − Repairs & maintenance: −$1,713
• − Management: −$1,713
• − Depreciation: −$3,782
• Taxable income: $3,779
• Est. tax owed @ 24.0%: −$907
• After-tax cash flow: $4,684/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

-18.2% since first listed

7 events — show timeline

• 2026-05-25 Listed $130,000 HARMLS
• 2026-05-25 Listing Removed — HARMLS
• 2026-05-12 Price Changed $134,000 HARMLS
• 2026-04-10 Price Changed $145,000 HARMLS
• 2026-04-01 Listed $158,900 HARMLS
• 2021-07-16 Sold (Public Records) — Public Records
• 1996-03-28 Sold (Public Records) — Public Records

Property tax history

+3.7%/yr

Latest (2025): $2,494 · +1.6% YoY. Source: county tax records.