5755 Easthampton Dr Unit C · Houston, TX 77039

$117,999

3 bd · 2.5 ba · 1,623 sqft · Townhouse public records · 126 Days on market

Built 1979 1,759 sqft lot Est $118k · at est.

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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 +26.8/30.0
• DSCR +9.2/10.0
• 1% rule +8.1/10.0
• ARV discount +7.7/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

NEW LISTING! Welcome to this 3-bedroom, 3-bath townhouse in the Pine Village North subdivision! With approximately 1,623 square feet of living space, this two-story unit offers both room and comfort, complete with an attached garage and charming fireplace. Built in 1979, it features central HVAC, a brick & stone exterior, and is in the Aldine ISD—ideal for families seeking value in a well-established neighborhood. Perfect as a starter home or investment property in Houston’s 77039 area. We have SEVERAL UNITS for sale in this area. You can buy this unit alone OR get a PACKAGE DEAL for two units. You can buy both 5755 Easthampton Dr. #C along with 5791 Easthampton Dr. #A. Th

Key facts

• Built 1979
• Listed 126 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $118k.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $118k).
• Recommended offer: $104k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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.
• Aldine ISD (suburban): math 16% / reading 21% proficiency, ranked #790 of 826 in TX (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hambrick Middle (math 12% / reading 22%, grade F, #1,520 of 1,662 statewide, top 92%, 1,021 students, 93% FRL); Macarthur H S (math 16% / reading 24%, grade F, #1,397 of 1,632 statewide, top 87%, 3,571 students, 85% FRL).
• Market conditions: 83 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 39% of the median local income ($47k/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 $816 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 + 3.0% rent growth), your $33k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($104k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $93k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,839 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.31% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.73%
• DSCR: 1.52
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $118,479
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5755 Easthampton Dr Unit C	0.00mi	3/2.5	1,623 (0%)	1mo	$117,999	$73	99
5731 Easthampton Dr Unit A	0.06mi	3/2.5	1,623 (0%)	5mo	$122,500	$75	93
5767 Easthampton Dr Unit C	0.05mi	3/2.0	1,623 (0%)	12mo	$128,000	$79	85
12203 W Village Dr Unit C	0.11mi	3/2.0	1,698 (+5%)	2mo	$139,000	$82	83
12223 Wild Pine Dr Unit D	0.08mi	2/2.5 (-1)	1,555 (-4%)	2mo	$110,900	$71	83
5714 Easthampton Dr Unit C	0.11mi	3/2.5	1,527 (-6%)	4mo	$125,000	$82	82
12203 Wild Pine Dr Unit C	0.07mi	3/2.5	1,680 (+4%)	15mo	$84,000	$50	78
12223 W Village Dr Unit D	0.13mi	2/1.5 (-1)	1,619 (-0%)	12mo	$55,000	$34	75
12307 W Village Dr Unit A	0.16mi	3/2.0	1,728 (+6%)	10mo	$119,900	$69	72
12307 W Village Dr Unit C	0.16mi	3/2.0	1,491 (-8%)	15mo	$135,700	$91	65
5618 Easthampton Dr Unit D	0.13mi	2/1.5 (-1)	1,411 (-13%)	4mo	$64,900	$46	60
12419 W Village Dr Unit A	0.26mi	2/1.5 (-1)	1,526 (-6%)	13mo	$58,000	$38	58

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.2%
• Equity multiple: 1.05×
• Total profit: $1,517
• Equity at exit: $17,594

10-year hold

• IRR: 10.9%
• Equity multiple: 1.85×
• Total profit: $28,101
• Equity at exit: $10,202

Cash invested: $33,040 (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 77039

• Home prices YoY: -20.7%
• Active inventory: 83
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,545 high
• Mortgage (P&I): −$619
• Tax from tax record: −$229 /mo · $2,753/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $323

Break-even live

Break-even rent $1,136

Max offer price $117,999

Occupancy floor 74%

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: $29,500
• Closing costs: $3,540
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5001 Aldine Mail Route Rd Houston, TX	1.0–5.0	1.0–2.5	1065	$1,144	$1.07	43d	16	0.60mi
11610 Danford Ln Unit B Houston, TX	3.0	2.0	1150	$1,750	$1.52	43d	1	1.03mi
13121 Vickery St Houston, TX	4.0	2.0	1900	$1,950	$1.03	43d	1	1.24mi
4610 Anice St Houston, TX	3.0	2.0	1786	$1,566	$0.88	12d	1	1.28mi
4335 Aldine Mail Route Rd Houston, TX	1.0–3.0	1.0–2.0	936	$1,307	$1.40	1d	7	1.36mi
5526 Rotan Dr Houston, TX	3.0	2.0	1050	$900	$0.86	18d	1	1.37mi

Listing history 9 events

1. 2026-04-08
   status Pending
2. 2026-03-23
   price $117,999
3. 2026-02-19
   price $124,999
4. 2025-12-03
   listed $129,999 Active
5. 2019-06-18
   soldstatus
6. 2015-06-25
   soldstatus
7. 2015-03-20
   soldstatus $93,000
8. 2008-07-10
   soldstatus
9. 1992-05-29
   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: $2,753 · $229/mo
• Projected year-2 tax: $2,753 · $229/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,536
• − Mortgage interest: −$6,610
• − Property taxes: −$2,753
• − Insurance: −$590
• − Repairs & maintenance: −$1,483
• − Management: −$1,483
• − Depreciation: −$3,433
• Taxable income: $2,185
• Est. tax owed @ 24.0%: −$524
• After-tax cash flow: $3,350/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: Aldine ISD
• NCES district ID: 4807710
• Math proficiency: 16% ▼ -23.00%
• Reading proficiency: 21% ▼ -11.00%
• Median HH income: $37,081
• Composite: 15.42/100
• National rank: #9317
• State rank: #790 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

• County: Harris County · 4,702,590 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 27,862
• Household income: $47,119
• Rent vs Own: 40.3% rent · 59.7% own
• Severe rent burden: 1128.0

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: Predominantly Hispanic (84%)
• Race & ethnicity: Hispanic / Latino 84% Two or more races 15% Black 9% White 5% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 71%
• Foreign-born: 38% · Canada
• Languages at home: 25% English-only · Spanish 74% Other Asian/Pacific 1%

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: ▼ -82.88%
• Current HPI: 316.66
• Rent YoY: —
• 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

+26.9% since first listed

9 events — show timeline

• 2026-04-08 Pending — HARMLS
• 2026-03-23 Price Changed $117,999 HARMLS
• 2026-02-19 Price Changed $124,999 HARMLS
• 2025-12-03 Listed $129,999 HARMLS
• 2019-06-18 Sold (Public Records) — Public Records
• 2015-06-25 Sold (Public Records) — Public Records
• 2015-03-20 Sold (Public Records) $93,000 Public Records
• 2008-07-10 Sold (Public Records) — Public Records
• 1992-05-29 Sold (Public Records) — Public Records

Property tax history

+8.5%/yr

Latest (2025): $2,753 · -11.6% YoY. Source: county tax records.