5619 Willow Glen Dr · Houston, TX 77033

$179,000

3 bd · 1.0 ba · 1,397 sqft · SingleFamily public records · 36 Days on market

Built 1948 6,316 sqft lot $128/sqft · 8% above area Est $166k · 8% over

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Why this score? — see what drove the C- 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 +23.8/30.0
• DSCR +7.7/10.0
• 1% rule +6.0/10.0
• ARV discount +4.0/15.0
• 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

Location, location, location! This move-in ready home at 5619 Willow Glen Drive presents a great opportunity for investors and first-time home buyers looking to purchase in one of Houston’s rapidly growing areas. The property is turn-key and ideal for investors seeking immediate rental potential or buyers looking for a well-located home with long-term upside. Surrounded by new construction and ongoing revitalization, the area continues to experience strong growth and gentrification. Conveniently located near the Texas Medical Center, Houston Zoo, NRG Stadium, Downtown Houston, and the vibrant Third Ward area, the home also offers easy access to major highways including 288, Beltway 8,

Key facts

• 6,316 sq ft lot
• Built 1948
• Listed 36 days

Property features AI

Finance

• Financial info: Lease considered

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story (first-floor living areas); Slab foundation
• Construction: Built in 1948; Composition roof; Construction materials: Unknown
• Exterior features: Subdivision lot

Interior

• Bedrooms: Primary bedroom on the first floor, 13x11; Three additional first-floor bedrooms, each 11x11
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas); Central air conditioning (electric and gas)
• Interior features: 4 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $345 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $174k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: 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 97% FRL vs 71% district-wide (26 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; 35 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 $1,970/mo this rent would consume 62% 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 $1k of loan paydown is wiped out by about $5k 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 $50k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 6y ago; this cycle's ask is 10460% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.10% ✓
• Cap rate: 8.61%
• Cash-on-cash: 8.26%
• DSCR: 1.37
• GRM: 7.6

CMA / ARV

• ARV (median comp): $166,114
• List price: $179,000
• Delta: 7.76%
• 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
7609 Saint Lo Rd	0.17mi	3/2.0	1,350 (-3%)	1mo	$185,000	$137	82
5707 Lyndhurst Dr	0.21mi	3/2.0	1,329 (-5%)	1mo	$200,000	$150	77
5123 Willow Glen Dr	0.43mi	3/1.0	1,450 (+4%)	0mo	$99,497	$69	74
5835 Kenilwood Dr	0.30mi	3/1.0	1,275 (-9%)	2mo	$108,000	$85	69
7606 Darnay Dr	0.64mi	3/1.0	1,385 (-1%)	2mo	$129,000	$93	67
5831 Lyndhurst Dr	0.35mi	3/1.0	1,212 (-13%)	2mo	$105,000	$87	60
5225 Longmeadow St	0.37mi	4/2.0 (+1)	1,293 (-7%)	2mo	$138,000	$107	60
5879 Belcrest St	0.67mi	3/2.0	1,485 (+6%)	0mo	$199,000	$134	54
5823 Southgood St	0.69mi	3/2.0	1,300 (-7%)	1mo	$217,900	$168	51
8126 Marcy Dr	0.62mi	4/2.0 (+1)	1,240 (-11%)	1mo	$195,000	$157	43
7338 Hurtgen Forest Rd	0.74mi	3/2.0	1,230 (-12%)	2mo	$220,000	$179	40
5822 Beldart St	0.73mi	4/2.0 (+1)	1,200 (-14%)	2mo	$217,000	$181	32

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-2,042
• Equity at exit: $26,689

10-year hold

• IRR: 11.0%
• Equity multiple: 1.96×
• Total profit: $48,045
• Equity at exit: $15,477

Cash invested: $50,120 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,970 high
• Mortgage (P&I): −$939
• Tax from tax record: −$198 /mo · $2,380/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $345

Break-even live

Break-even rent $1,534

Max offer price $179,000

Occupancy floor 77%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5623 Bellfort St Houston, TX	4.0	1.0	1320	$1,700	$1.29	15d	1	0.25mi
5314 Longmeadow St Houston, TX	3.0	3.0	1646	$1,900	$1.15	44d	1	0.32mi
5222 Northridge Dr Houston, TX	4.0	2.0	1300	$1,850	$1.42	24d	1	0.40mi
5767 Belcrest St Houston, TX	4.0	2.0	1480	$1,790	$1.21	44d	1	0.43mi
5942 Ridgeway Dr Houston, TX	4.0	2.0	1490	$2,250	$1.51	44d	1	0.46mi
7918 Jutland Rd Houston, TX	3.0	1.0	996	$1,295	$1.30	44d	1	0.57mi
7710 Darnay Dr Houston, TX	3.0	3.0	1635	$2,095	$1.28	44d	1	0.65mi
5954 Doolittle Blvd Houston, TX	3.0	2.0	1371	$1,575	$1.15	44d	1	0.70mi
5407 Thrush Dr Houston, TX	4.0	1.0	1407	$1,495	$1.06	14d	1	0.74mi
7358 Guadalcanal Rd Houston, TX	3.0	3.0	1768	$2,195	$1.24	44d	1	0.82mi
5036 Mallow St Houston, TX	3.0	3.0	1472	$2,050	$1.39	44d	1	0.89mi
5317 Chennault Rd Unit A Houston, TX	3.0	2.5	1608	$1,999	$1.24	44d	1	0.90mi
4942 Bataan Rd Unit 77033 Houston, TX	4.0	2.0	1350	$1,800	$1.33	44d	1	0.96mi
8107 Calhoun Rd Houston, TX	3.0	2.5	1304	$2,250	$1.73	24d	1	1.01mi
5537 Bataan Rd Houston, TX	2.0	1.0	880	$1,300	$1.48	44d	1	1.04mi
4613 Bricker St Unit B Houston, TX	3.0	2.5	1600	$2,300	$1.44	44d	1	1.12mi
4609 Bricker St Unit C Houston, TX	2.0	1.5	1100	$3,200	$2.91	13d	1	1.14mi
4609 Bricker St Unit B Houston, TX	3.0	2.5	1300	$3,500	$2.69	13d	1	1.14mi
4609 Bricker St Unit ABC Houston, TX	3.0	2.5	1375	$3,500	$2.55	11d	1	1.14mi
9509 Merle St Unit 9509A Houston, TX	4.0	2.5	1404	$1,500	$1.07	44d	1	1.16mi
4601 White Rock St Unit A Houston, TX	3.0	2.5	1700	$2,500	$1.47	44d	1	1.16mi
4723 Mallow St Houston, TX	3.0	2.5	1472	$1,850	$1.26	5d	1	1.18mi
5835 Southmont St Houston, TX	3.0	2.0	1200	$1,700	$1.42	44d	1	1.20mi
4918 Wilmington St Unit A Houston, TX	3.0	3.0	1300	$2,100	$1.62	44d	1	1.22mi
8521 Dosia St Houston, TX	3.0	2.0	1028	$1,665	$1.62	13d	1	1.22mi
4530 Mayflower St Houston, TX	3.0	2.0	1302	$1,800	$1.38	44d	1	1.24mi
5012 Higgins St Unit B Houston, TX	3.0	2.5	1611	$1,650	$1.02	24d	1	1.25mi
4810 Wilmington St Unit A Houston, TX	3.0	2.0	1165	$1,650	$1.42	44d	1	1.30mi
4526 Knoxville St Unit A Houston, TX	3.0	2.5	1474	$1,775	$1.20	15d	1	1.30mi
4514 Galesburg St Unit B Houston, TX	3.0	2.5	1680	$3,500	$2.08	24d	1	1.33mi
4921a Pederson St Unit A Houston, TX	3.0	2.0	1765	$2,150	$1.22	13d	1	1.33mi
4705 Idaho St Houston, TX	3.0	2.5	1664	$2,500	$1.50	17d	1	1.41mi
4538 Clover St Houston, TX	4.0	2.0	1768	$1,595	$0.90	44d	1	1.42mi
4406 Sterling St Houston, TX	3.0	2.5	1840	$1,999	$1.09	17d	1	1.43mi
6419 Belarbor St Houston, TX	3.0	1.0	1240	$1,425	$1.15	44d	1	1.44mi

Listing history 39 events

1. 2026-06-18
   days on market $179,000 Active 36 DOM
2. 2026-06-17
   pricedays on market $179,000 Active 35 DOM
3. 2026-06-16
   days on market $185,000 Active 34 DOM
4. 2026-06-15
   days on market $185,000 Active 33 DOM
5. 2026-06-13
   days on market $185,000 Active 31 DOM
6. 2026-06-10
   days on market $185,000 Active 27 DOM
7. 2026-06-08
   days on market $185,000 Active 26 DOM
8. 2026-06-07
   days on market $185,000 Active 25 DOM
9. 2026-06-04
   days on market $185,000 Active 22 DOM
10. 2026-06-01
    days on market $185,000 Active 19 DOM
11. 2026-05-31
    days on market $185,000 Active 18 DOM
12. 2026-05-14
    listed $1,695
13. 2026-05-13
    historical $1,695
14. 2026-05-13
    historical
15. 2026-05-13
    listed $185,000 Active 892-char remark
16. 2026-04-04
    listed $1,695
17. 2026-04-03
    historical $1,695
18. 2026-04-03
    listed $185,000 Active
19. 2026-04-03
    historical
20. 2026-03-10
    listed $1,695
21. 2026-03-09
    listed $185,000 Active
22. 2026-03-06
    historical
23. 2025-11-20
    price $185,000
24. 2025-06-09
    listed $195,000 Active
25. 2024-03-06
    historical
26. 2024-03-06
    listed $185,000
27. 2024-02-23
    historical $1,650
28. 2024-02-13
    listed $1,650
29. 2024-02-13
    historical $1,675
30. 2024-01-31
    historical
31. 2024-01-19
    historical $1,675
32. 2024-01-19
    listed $1,675
33. 2024-01-03
    listed $1,750
34. 2023-11-27
    listed $235,000 Active
35. 2020-09-28
    soldstatus
36. 2020-09-25
    soldstatus Sold
37. 2020-09-11
    status Pending
38. 2020-09-10
    listed $85,000 Active
39. 1991-01-09
    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: $2,380 · $198/mo
• Projected year-2 tax: $3,276 · $273/mo
• Expected delta: +$896/yr (+$75/mo · 37.6%)

ⓘ 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 · 23 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: $23,645
• − Mortgage interest: −$10,027
• − Property taxes: −$2,380
• − Insurance: −$895
• − Repairs & maintenance: −$1,892
• − Management: −$1,892
• − Depreciation: −$5,207
• Taxable income: $1,353
• Est. tax owed @ 24.0%: −$325
• After-tax cash flow: $3,816/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

+110.6% since first listed

31 events — show timeline

• 2026-06-17 Price Changed $179,000 HARMLS
• 2026-06-14 Listed for Rent $1,695 APPFOLIO
• 2026-05-19 Rental Removed $1,695 HARMLS
• 2026-05-14 Listed for Rent $1,695 HARMLS
• 2026-05-13 Rental Removed $1,695 HARMLS
• 2026-05-13 Listing Removed — HARMLS
• 2026-05-13 Listed $185,000 HARMLS
• 2026-04-04 Listed for Rent $1,695 HARMLS
• 2026-04-03 Rental Removed $1,695 HARMLS
• 2026-04-03 Listing Removed — HARMLS
• 2026-04-03 Listed $185,000 HARMLS
• 2026-03-10 Listed for Rent $1,695 HARMLS
• 2026-03-09 Listed $185,000 HARMLS
• 2026-03-06 Listing Removed — HARMLS
• 2025-11-20 Price Changed $185,000 HARMLS
• 2025-06-09 Listed $195,000 HARMLS
• 2024-03-06 Listed $185,000 HARMLS
• 2024-03-06 Listing Removed — HARMLS
• 2024-02-23 Rental Removed $1,650 HARMLS
• 2024-02-13 Listed for Rent $1,650 HARMLS
• 2024-02-13 Rental Removed $1,675 HARMLS
• 2024-01-31 Listing Removed — NTREIS
• 2024-01-19 Rental Removed $1,675 HARMLS
• 2024-01-19 Listed for Rent $1,675 HARMLS
• 2024-01-03 Listed for Rent $1,750 HARMLS
• 2023-11-27 Listed $235,000 NTREIS
• 2020-09-28 Sold (Public Records) — Public Records
• 2020-09-25 Sold (MLS) — HARMLS
• 2020-09-11 Pending — HARMLS
• 2020-09-10 Listed $85,000 HARMLS
• 1991-01-09 Sold (Public Records) — Public Records

Property tax history

+7.7%/yr

Latest (2025): $2,380 · +7.8% YoY. Source: county tax records.