5822 Glenhurst Dr · Houston, TX 77033

$219,000

4 bd · 2.0 ba · 1,872 sqft · SingleFamily public records · 46 Days on market

Built 1940 6,899 sqft lot $117/sqft · at area comps Est $219k · at est.

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Why this score? — see what drove the D 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 +15.2/30.0
• ARV discount +7.5/15.0
• 1% rule +4.6/10.0
• DSCR +4.6/10.0
• 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 MLS

Investors Special near Medical Center. Needs rehab

Key facts

• 6,899 sq ft lot
• Built 1940
• Listed 46 days

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer; Central heating (electric); Central air conditioning (electric)
• Home design: Residential property; Built in 1940; Pillar/post/pier foundation
• Construction: Wood siding; Composition roof
• Exterior features: Subdivision lot

Interior

• Kitchen: Kitchen (First floor) approximately 11 x 11; Disposal
• Bedrooms: Primary bedroom (First floor) approximately 11 x 10; Three additional bedrooms (First floor) each approximately 10 x 10; One more bedroom (First floor) approximately 10 x 10 — property lists 4 possible bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Disposal; No fireplaces; 6 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $74 ($890/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (4.5% below list).
• Recommended offer: $209k (4.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Alcott El (math 32% / reading 22%, grade F, #2,791 of 4,322 statewide, top 68%, 192 students, 100% FRL); 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 96% FRL vs 71% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.5%/yr); 345 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $2,092/mo this rent would consume 66% 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 3y ago 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 1940 — 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 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $209,238 (4.5% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.96% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.45%
• DSCR: 1.06
• GRM: 8.7

CMA / ARV

• ARV (median comp): $218,766
• List price: $219,000
• Delta: 0.11%
• 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
5614 Northridge Dr	0.37mi	4/2.0	1,850 (-1%)	9mo	$256,990	$139	73
6026 Ridgeway Dr	0.42mi	4/2.0	1,984 (+6%)	2mo	$250,000	$126	69
5946 Ridgeway Dr	0.25mi	3/2.0 (-1)	1,692 (-10%)	8mo	$135,000	$80	61
5731 Doulton Dr	0.13mi	3/2.0 (-1)	1,668 (-11%)	13mo	$329,900	$198	60
6025 Wortham Way	0.39mi	4/2.5	1,629 (-13%)	6mo	$225,000	$138	53
5931 Westover St	0.64mi	4/2.0	1,925 (+3%)	15mo	$235,000	$122	53
5826 Flamingo Dr	0.72mi	3/1.5 (-1)	1,753 (-6%)	3mo	$174,500	$100	47
6031 E Lyndhurst Dr	0.45mi	4/2.0	1,595 (-15%)	15mo	$149,900	$94	42
7822 Sharondale Dr	0.37mi	3/1.0 (-1)	1,606 (-14%)	12mo	$105,000	$65	40
5311 Lyndhurst Dr	0.62mi	3/1.5 (-1)	1,692 (-10%)	10mo	$135,000	$80	40
5806 Beldart St	0.65mi	3/1.0 (-1)	1,736 (-7%)	11mo	$150,000	$86	40
5727 Thrush Dr	0.74mi	3/2.5 (-1)	1,684 (-10%)	5mo	$255,000	$151	38

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: -11.1%
• Equity multiple: 0.59×
• Total profit: $-25,407
• Equity at exit: $32,654

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $7,050
• Equity at exit: $18,935

Cash invested: $61,320 (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: 8.7×

Monthly cashflow live

• Estimated rent: $2,092 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$339 /mo · $4,069/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $74

Break-even live

Break-even rent $1,998

Max offer price $219,000

Occupancy floor 91%

Sensitivity live

Price	-10% $198	-5% $136	+0% $74	+5% $12	+10% $-50
Rent	-10% $-91	-5% $-8	+0% $74	+5% $157	+10% $239
Rate	-1.0pp $184	-0.5pp $130	base $74	+0.5pp $17	+1.0pp $-40

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5818 Glenhurst Dr Houston, TX	3.0	2.0	1441	$1,750	$1.21	1d	1	0.04mi
5942 Ridgeway Dr Houston, TX	4.0	2.0	1490	$2,250	$1.51	45d	1	0.23mi
5767 Belcrest St Houston, TX	4.0	2.0	1480	$1,790	$1.21	45d	1	0.42mi
5954 Doolittle Blvd Houston, TX	3.0	2.0	1371	$1,575	$1.15	45d	1	0.46mi
5623 Bellfort St Houston, TX	4.0	1.0	1320	$1,700	$1.29	16d	1	0.48mi
6850 Southbank St Unit A Houston, TX	3.0	3.0	2000	$2,200	$1.10	6d	1	0.51mi
6850 Southbank St Unit A Houston, TX	3.0	3.0	2000	$2,200	$1.10	5d	1	0.51mi
5314 Longmeadow St Houston, TX	3.0	3.0	1646	$1,900	$1.15	45d	1	0.55mi
5201 Kenilwood Dr Unit B Houston, TX	3.0	2.0	2442	$1,725	$0.71	15d	1	0.69mi
5222 Northridge Dr Houston, TX	4.0	2.0	1300	$1,850	$1.42	26d	1	0.70mi
7339 Krueger Rd Houston, TX	3.0	2.0	2440	$1,900	$0.78	45d	1	0.75mi
5317 Chennault Rd Unit A Houston, TX	3.0	2.5	1608	$1,849	$1.15	0d	1	0.91mi
7710 Darnay Dr Houston, TX	3.0	3.0	1635	$2,095	$1.28	45d	1	0.91mi
5407 Thrush Dr Houston, TX	4.0	1.0	1407	$1,495	$1.06	15d	1	0.95mi
7358 Guadalcanal Rd Houston, TX	3.0	3.0	1768	$2,195	$1.24	45d	1	1.02mi
4942 Bataan Rd Unit 77033 Houston, TX	4.0	2.0	1350	$1,800	$1.33	45d	1	1.09mi
5036 Mallow St Houston, TX	3.0	3.0	1472	$2,050	$1.39	45d	1	1.14mi
6419 Belarbor St Houston, TX	3.0	1.0	1240	$1,425	$1.15	45d	1	1.17mi
4835 Sunflower St Unit 1546466P Houston, TX	3.0	2.0	1883	$4,516	$2.40	16d	1	1.27mi
9509 Merle St Unit 9509A Houston, TX	4.0	2.5	1404	$1,500	$1.07	45d	1	1.29mi
8107 Calhoun Rd Houston, TX	3.0	2.5	1304	$2,250	$1.73	26d	1	1.31mi
4613 Bricker St Unit B Houston, TX	3.0	2.5	1600	$2,300	$1.44	45d	1	1.41mi
4609 Bricker St Unit B Houston, TX	3.0	2.5	1300	$3,500	$2.69	14d	1	1.43mi
4609 Bricker St Unit ABC Houston, TX	3.0	2.5	1375	$3,500	$2.55	13d	1	1.43mi
4601 White Rock St Unit A Houston, TX	3.0	2.5	1700	$2,500	$1.47	45d	1	1.46mi
4918 Wilmington St Unit A Houston, TX	3.0	3.0	1300	$2,100	$1.62	45d	1	1.46mi
6301 Iron Rock St Houston, TX	5.0	3.0	1689	$2,099	$1.24	3d	1	1.47mi
4723 Mallow St Houston, TX	3.0	2.5	1472	$1,850	$1.26	7d	1	1.47mi
5012 Higgins St Unit B Houston, TX	3.0	2.5	1611	$1,650	$1.02	26d	1	1.48mi

Listing history 38 events

1. 2026-06-21
   days on market $219,000 Active 46 DOM
2. 2026-06-18
   days on market $219,000 Active 43 DOM
3. 2026-06-17
   days on market $219,000 Active 42 DOM
4. 2026-06-16
   days on market $219,000 Active 41 DOM
5. 2026-06-15
   days on market $219,000 Active 40 DOM
6. 2026-06-13
   days on market $219,000 Active 38 DOM
7. 2026-06-10
   days on market $219,000 Active 34 DOM
8. 2026-06-08
   days on market $219,000 Active 33 DOM
9. 2026-06-07
   days on market $219,000 Active 32 DOM
10. 2026-06-04
    days on market $219,000 Active 29 DOM
11. 2026-06-01
    days on market $219,000 Active 26 DOM
12. 2026-05-31
    days on market $219,000 Active 25 DOM
13. 2026-05-06
    listed $219,000 Active 331-char remark
14. 2025-11-01
    historical $1,695
15. 2025-10-20
    listed $1,695
16. 2025-10-19
    historical $1,795
17. 2025-09-30
    listed $1,795
18. 2025-09-29
    historical $1,895
19. 2025-09-26
    listed $1,895
20. 2025-09-25
    historical $1,995
21. 2025-08-27
    listed $1,995
22. 2025-08-26
    historical
23. 2025-08-06
    price $219,900
24. 2025-07-16
    price $235,000
25. 2025-06-10
    listed $249,900 Active
26. 2025-03-08
    historical $1,895
27. 2025-03-06
    listed $1,895
28. 2024-04-02
    historical $1,795
29. 2024-03-19
    listed $1,795
30. 2024-03-19
    historical $1,895
31. 2024-03-02
    historical $1,895
32. 2024-03-02
    listed $1,895
33. 2024-02-20
    listed $2,000
34. 2023-10-07
    soldstatus Sold

    Show marketing remark (50 chars)

    Investors Special near Medical Center. Needs rehab

35. 2023-10-03
    soldstatus
36. 2023-09-12
    status Pending

    Show marketing remark (50 chars)

    Investors Special near Medical Center. Needs rehab

37. 2023-09-01
    listed $109,000 Active

    Show marketing remark (50 chars)

    Investors Special near Medical Center. Needs rehab

38. 1988-01-02
    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: $4,069 · $339/mo
• Projected year-2 tax: $4,069 · $339/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) · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥109°F today · 18 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: $25,109
• − Mortgage interest: −$12,267
• − Property taxes: −$4,069
• − Insurance: −$1,095
• − Repairs & maintenance: −$2,009
• − Management: −$2,009
• − Depreciation: −$6,371
• Taxable loss: −$2,711
• Est. tax savings @ 24.0%: +$651
• After-tax cash flow: $1,541/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

+100.9% since first listed

26 events — show timeline

• 2026-05-06 Listed $219,000 HARMLS
• 2025-11-01 Rental Removed $1,695 HARMLS
• 2025-10-20 Listed for Rent $1,695 HARMLS
• 2025-10-19 Rental Removed $1,795 HARMLS
• 2025-09-30 Listed for Rent $1,795 HARMLS
• 2025-09-29 Rental Removed $1,895 HARMLS
• 2025-09-26 Listed for Rent $1,895 HARMLS
• 2025-09-25 Rental Removed $1,995 HARMLS
• 2025-08-27 Listed for Rent $1,995 HARMLS
• 2025-08-26 Listing Removed — HARMLS
• 2025-08-06 Price Changed $219,900 HARMLS
• 2025-07-16 Price Changed $235,000 HARMLS
• 2025-06-10 Listed $249,900 HARMLS
• 2025-03-08 Rental Removed $1,895 HARMLS
• 2025-03-06 Listed for Rent $1,895 HARMLS
• 2024-04-02 Rental Removed $1,795 HARMLS
• 2024-03-19 Listed for Rent $1,795 HARMLS
• 2024-03-19 Rental Removed $1,895 HARMLS
• 2024-03-02 Rental Removed $1,895 HARMLS
• 2024-03-02 Listed for Rent $1,895 HARMLS
• 2024-02-20 Listed for Rent $2,000 HARMLS
• 2023-10-07 Sold (MLS) — HARMLS
• 2023-10-03 Sold (Public Records) — Public Records
• 2023-09-12 Pending — HARMLS
• 2023-09-01 Listed $109,000 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+6.6%/yr

Latest (2025): $4,069 · +1.5% YoY. Source: county tax records.