5635 Ashburn St · Houston, TX 77033

$97,000

3 bd · 1.0 ba · 1,418 sqft · SingleFamily public records · 22 Days on market

Built 1962 6,599 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 5635 Ashburn Street in Houston! This spacious home offers a fantastic opportunity for homeowners and investors alike. Featuring multiple living areas, generous bedroom sizes, and a functional floor plan, this property provides plenty of room to make it your own. The large backyard is perfect for entertaining, gardening, or future outdoor improvements. Conveniently located near major highways, shopping, dining, parks, and schools, you'll enjoy easy access to everything Houston has to offer. Whether you're looking for your next home or an investment opportunity, don't miss your chance to see this property. Schedule your private showing today!

Key facts

• Large backyard
• Easy access to parks
• 6,599 sq ft lot

Tags

• LARGE BACKYARD
• MULTIPLE LIVING AREAS
• FUNCTIONAL FLOOR PLAN
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING
• EASY ACCESS TO PARKS

Property features AI

Finance

• Other: Special addendum disclosure
• Financial info: Full ownership; Lease not considered

Exterior

• Parking: Attached carport; Carport for 1 vehicle
• Security: Security gate; Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; Faces south; Single-story (built 1962); Slab foundation
• Construction: Brick and cement siding construction; Composition roof; Built in 1962
• Exterior features: Fully fenced yard; Private yard; Back yard fencing; Subdivision lot

Interior

• Kitchen: Electric oven
• Bedrooms: Primary bedroom on first level; Additional bedrooms on first level (11 x 10 and 12 x 11)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air; Window unit(s); Has heating and cooling
• Interior features: Tub shower; Ceiling fans; Kitchen and dining combined

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 $529 ($6k/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: $96k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.8% 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: 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); 345 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $1,728/mo this rent would consume 54% 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 ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($96k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.5% 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 $95,545 (1.5% below list)

Questions for the listing agent

1. Built in 1962 — 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: 1.78% ✓
• Cap rate: 12.84%
• Cash-on-cash: 23.38%
• DSCR: 2.04
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $212,700
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8918 Vinearbor St	0.12mi	4/3.0 (+1)	1,400 (-1%)	3mo	$239,900	$171	77
5763 Thrush Dr	0.49mi	3/1.5	1,496 (+6%)	2mo	$225,000	$150	64
5527 Lakefield Dr	0.46mi	4/2.5 (+1)	1,400 (-1%)	2mo	$240,000	$171	64
5711 Belmark St	0.70mi	3/1.0	1,429 (+1%)	3mo	$86,000	$60	64
5234 Wilmington St	0.34mi	3/1.0	1,230 (-13%)	1mo	$76,500	$62	61
5614 Flamingo Dr	0.46mi	3/2.0	1,350 (-5%)	7mo	$209,900	$155	60
5818 Beldart St	0.61mi	4/2.0 (+1)	1,419 (+0%)	6mo	$205,000	$144	58
5843 Thrush Dr	0.59mi	3/1.5	1,512 (+7%)	4mo	$50,000	$33	56
5607 Flamingo Dr	0.50mi	3/2.0	1,272 (-10%)	8mo	$225,000	$177	49
5874 Belneath St	0.75mi	4/1.0 (+1)	1,505 (+6%)	8mo	$155,000	$103	44
5639 Westover St	0.65mi	4/2.0 (+1)	1,289 (-9%)	3mo	$230,000	$178	43
5827 Heron Dr	0.52mi	4/2.0 (+1)	1,629 (+15%)	2mo	$244,990	$150	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 · 5.45% rent growth · sell at horizon

5-year hold

• IRR: 19.6%
• Equity multiple: 1.83×
• Total profit: $22,482
• Equity at exit: $14,463

10-year hold

• IRR: 29.8%
• Equity multiple: 4.03×
• Total profit: $82,331
• 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: 345
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,728 high
• Mortgage (P&I): −$509
• Tax from tax record: −$287 /mo · $3,442/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $529

Break-even live

Break-even rent $1,058

Max offer price $97,000

Occupancy floor 64%

Sensitivity live

Price	-10% $584	-5% $557	+0% $529	+5% $502	+10% $474
Rent	-10% $393	-5% $461	+0% $529	+5% $598	+10% $666
Rate	-1.0pp $578	-0.5pp $554	base $529	+0.5pp $504	+1.0pp $479

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 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9509 Merle St Unit 9509A Houston, TX	4.0	2.5	1404	$1,500	$1.07	44d	1	0.15mi
5407 Thrush Dr Houston, TX	4.0	1.0	1407	$1,495	$1.06	15d	1	0.54mi
5408 Groveton St Houston, TX	4.0	2.0	1472	$1,983	$1.35	0d	1	0.56mi
5012 Higgins St Unit B Houston, TX	3.0	2.5	1611	$1,650	$1.02	25d	1	0.66mi
5036 Mallow St Houston, TX	3.0	3.0	1472	$2,050	$1.39	44d	1	0.72mi
4921a Pederson St Unit A Houston, TX	3.0	2.0	1765	$2,150	$1.22	13d	1	0.76mi
5458 Osprey Dr Houston, TX	3.0	2.0	1614	$1,595	$0.99	21d	1	0.77mi
5767 Belcrest St Houston, TX	4.0	2.0	1480	$1,790	$1.21	44d	1	0.78mi
4918 Wilmington St Unit A Houston, TX	3.0	3.0	1300	$2,100	$1.62	44d	1	0.78mi
10902 Faircroft Dr Houston, TX	3.0	1.0	1308	$1,455	$1.11	0d	1	0.87mi
5623 Bellfort St Houston, TX	4.0	1.0	1320	$1,700	$1.29	16d	1	0.88mi
4810 Wilmington St Unit A Houston, TX	3.0	2.0	1165	$1,650	$1.42	44d	1	0.91mi
5426 Greylog Dr Houston, TX	3.0	2.0	1205	$1,750	$1.45	25d	1	0.99mi
5942 Ridgeway Dr Houston, TX	4.0	2.0	1490	$2,250	$1.51	44d	1	1.08mi
4723 Mallow St Houston, TX	3.0	2.5	1472	$1,850	$1.26	6d	1	1.11mi
5818 Glenhurst Dr Houston, TX	3.0	2.0	1441	$1,750	$1.21	0d	1	1.18mi
5222 Northridge Dr Houston, TX	4.0	2.0	1300	$1,850	$1.42	25d	1	1.20mi
7918 Jutland Rd Houston, TX	3.0	1.0	996	$1,295	$1.30	44d	1	1.28mi
5602 Selinsky Rd Unit 2047 Houston, TX	2.0	2.0	1062	$1,113	$1.05	4d	1	1.31mi
5602 Selinsky Rd Unit 3047 Houston, TX	3.0	2.0	1167	$1,324	$1.13	12d	1	1.31mi
5602 Selinsky Rd Unit 2047 Houston, TX	2.0	2.0	1062	$1,114	$1.05	0d	1	1.31mi
5602 Selinsky Rd Unit 422 Houston, TX	2.0	2.0	1062	$1,089	$1.03	8d	1	1.32mi
5602 Selinsky Rd Unit 421 Houston, TX	2.0	2.0	1062	$1,089	$1.03	6d	1	1.32mi
5602 Selinsky Rd Unit 5659 Houston, TX	2.0	2.0	1062	$1,113	$1.05	12d	1	1.32mi
5602 Selinsky Rd Unit 510 Houston, TX	3.0	2.0	1167	$1,313	$1.13	12d	1	1.32mi
5602 Selinsky Rd Unit 2187 Houston, TX	2.0	2.0	1062	$1,073	$1.01	0d	1	1.32mi
5602 Selinsky Rd Unit 3187 Houston, TX	3.0	2.0	1167	$1,273	$1.09	0d	1	1.32mi
6103 El Granate Dr Houston, TX	3.0	3.0	1755	$1,585	$0.90	25d	1	1.34mi
6107 El Granate Dr Houston, TX	3.0	2.0	1192	$1,000	$0.84	6d	1	1.35mi
5314 Longmeadow St Houston, TX	3.0	3.0	1646	$1,900	$1.15	44d	1	1.36mi
4538 Clover St Houston, TX	4.0	2.0	1768	$1,595	$0.90	44d	1	1.38mi
11319 Murr Way Houston, TX	3.0	1.5	1213	$1,699	$1.40	19d	1	1.39mi

Listing history 13 events

1. 2026-06-21
   days on market $97,000 Active 22 DOM
2. 2026-06-18
   days on market $97,000 Active 19 DOM
3. 2026-06-17
   days on market $97,000 Active 18 DOM
4. 2026-06-16
   days on market $97,000 Active 17 DOM
5. 2026-06-15
   days on market $97,000 Active 16 DOM
6. 2026-06-13
   days on market $97,000 Active 14 DOM
7. 2026-06-09
   days on market $97,000 Active 10 DOM
8. 2026-06-08
   days on market $97,000 Active 9 DOM
9. 2026-06-07
   days on market $97,000 Active 8 DOM
10. 2026-06-04
    days on market $97,000 Active 5 DOM
11. 2026-06-03
    days on market $97,000 Active 4 DOM
12. 2026-06-02
    days on market $97,000 Active 3 DOM
13. 2026-06-01
    days on market $97,000 Active 2 DOM

ⓘ 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: $3,442 · $287/mo
• Projected year-2 tax: $3,442 · $287/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $20,737
• − Mortgage interest: −$5,434
• − Property taxes: −$3,442
• − Insurance: −$485
• − Repairs & maintenance: −$1,659
• − Management: −$1,659
• − Depreciation: −$2,822
• Taxable income: $5,237
• Est. tax owed @ 24.0%: −$1,257
• After-tax cash flow: $5,094/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

2 events — show timeline

• 2026-05-30 Listed $97,000 HARMLS
• 1992-11-13 Sold (Public Records) — Public Records

Property tax history

+6.4%/yr

Latest (2025): $3,442 · -5.7% YoY. Source: county tax records.