5327 Northridge Dr · Houston, TX 77033

$120,000

3 bd · 1.0 ba · 1,140 sqft · SingleFamily public records · 418 Days on market

Built 1955 6,159 sqft lot $105/sqft · 28% below area Est $166k · 28% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Don't miss this chance to invest in this property so close to the NRG, The Medical Center, just a short drive to Downtown! This property has many potential uses, being only minutes from major freeways and access to major malls, other shopping, restaurants, and more! The garage has been converted, but the house needs some repair/remodeling, and the large backyard has enough room to build an Additional Dwelling Unit (ADU). So review the pictures and make an offer!

Key facts

• Large backyard
• Converted garage
• 6,159 sq ft lot

Tags

• CONVERTED GARAGE
• LARGE BACKYARD
• ADDITIONAL DWELLING UNIT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $582 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $1,802/mo this rent would consume 57% 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 $830 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 $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 418 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 418 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 1955 — 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: 1.50% ✓
• Cap rate: 12.12%
• Cash-on-cash: 20.80%
• DSCR: 1.93
• GRM: 5.5

CMA / ARV

• ARV (median comp): $166,061
• List price: $120,000
• Delta: -27.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5318 Longmeadow St	0.25mi	3/1.0	1,138 (-0%)	3mo	$125,000	$110	86
5007 Northridge Dr	0.35mi	3/1.0	1,069 (-6%)	2mo	$163,900	$153	72
5602 Beldart St	0.60mi	3/1.5	1,173 (+3%)	3mo	$160,000	$136	63
7330 Hurtgen Forest Rd	0.65mi	3/2.0	1,154 (+1%)	3mo	$154,900	$134	61
5831 Lyndhurst Dr	0.58mi	3/1.0	1,212 (+6%)	2mo	$105,000	$87	61
8126 Marcy Dr	0.41mi	4/2.0 (+1)	1,240 (+9%)	1mo	$195,000	$157	56
5225 Longmeadow St	0.28mi	4/2.0 (+1)	1,293 (+13%)	2mo	$138,000	$107	54
5835 Kenilwood Dr	0.57mi	3/1.0	1,275 (+12%)	2mo	$108,000	$85	52
7338 Hurtgen Forest Rd	0.64mi	3/2.0	1,230 (+8%)	2mo	$220,000	$179	51
7314 Forrestal St	0.74mi	3/1.0	1,020 (-10%)	0mo	$105,000	$103	48
5622 Beldart St	0.61mi	2/1.0 (-1)	1,002 (-12%)	2mo	$120,000	$120	45
5639 Westover St	0.51mi	4/2.0 (+1)	1,289 (+13%)	3mo	$230,000	$178	43

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: 16.0%
• Equity multiple: 1.66×
• Total profit: $22,224
• Equity at exit: $17,892

10-year hold

• IRR: 26.3%
• Equity multiple: 3.59×
• Total profit: $86,880
• Equity at exit: $10,375

Cash invested: $33,600 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,802 high
• Mortgage (P&I): −$629
• Tax from tax record: −$162 /mo · $1,944/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $582

Break-even live

Break-even rent $1,065

Max offer price $120,000

Occupancy floor 63%

Sensitivity live

Price	-10% $650	-5% $616	+0% $582	+5% $548	+10% $514
Rent	-10% $440	-5% $511	+0% $582	+5% $653	+10% $725
Rate	-1.0pp $643	-0.5pp $613	base $582	+0.5pp $551	+1.0pp $520

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5314 Northridge Dr Unit A Houston, TX	3.0	2.0	872	$1,185	$1.36	45d	1	0.03mi
5222 Northridge Dr Houston, TX	4.0	2.0	1300	$1,850	$1.42	26d	1	0.10mi
7918 Jutland Rd Houston, TX	3.0	1.0	996	$1,295	$1.30	45d	1	0.27mi
5623 Bellfort St Houston, TX	4.0	1.0	1320	$1,700	$1.29	16d	1	0.32mi
5818 Glenhurst Dr Houston, TX	3.0	2.0	1441	$1,750	$1.21	1d	1	0.57mi
5767 Belcrest St Houston, TX	4.0	2.0	1480	$1,790	$1.21	45d	1	0.66mi
5407 Thrush Dr Houston, TX	4.0	1.0	1407	$1,495	$1.06	15d	1	0.68mi
8107 Calhoun Rd Houston, TX	3.0	2.5	1304	$2,250	$1.73	26d	1	0.71mi
7818 Calhoun Rd Unit 8 Houston, TX	2.0	1.0	800	$1,200	$1.50	45d	1	0.74mi
5036 Mallow St Houston, TX	3.0	3.0	1472	$2,050	$1.39	45d	1	0.74mi
5942 Ridgeway Dr Houston, TX	4.0	2.0	1490	$2,250	$1.51	45d	1	0.76mi
4615 Redbud St Unit b Houston, TX	3.0	2.0	872	$1,149	$1.32	26d	1	0.84mi
4609 Bricker St Unit C Houston, TX	2.0	1.5	1100	$3,200	$2.91	14d	1	0.84mi
4609 Bricker St Unit B Houston, TX	3.0	2.5	1300	$3,500	$2.69	14d	1	0.84mi
4609 Bricker St Unit ABC Houston, TX	3.0	2.5	1375	$3,500	$2.55	13d	1	0.84mi
4942 Bataan Rd Unit 77033 Houston, TX	4.0	2.0	1350	$1,800	$1.33	45d	1	0.86mi
8521 Dosia St Houston, TX	3.0	2.0	1028	$1,665	$1.62	14d	1	0.92mi
5954 Doolittle Blvd Houston, TX	3.0	2.0	1371	$1,575	$1.15	45d	1	0.94mi
4723 Mallow St Houston, TX	3.0	2.5	1472	$1,850	$1.26	7d	1	0.95mi
4530 Mayflower St Houston, TX	3.0	2.0	1302	$1,800	$1.38	45d	1	0.96mi
4526 Knoxville St Unit A Houston, TX	3.0	2.5	1474	$1,775	$1.20	16d	1	1.02mi
4918 Wilmington St Unit A Houston, TX	3.0	3.0	1300	$2,100	$1.62	45d	1	1.07mi
4410 Bellfort Ave Unit 4404 8 Houston, TX	2.0	1.0	812	$999	$1.23	9d	1	1.11mi
4810 Wilmington St Unit A Houston, TX	3.0	2.0	1165	$1,650	$1.42	45d	1	1.13mi
5537 Bataan Rd Houston, TX	2.0	1.0	880	$1,300	$1.48	45d	1	1.13mi
9509 Merle St Unit 9509A Houston, TX	4.0	2.5	1404	$1,500	$1.07	45d	1	1.18mi
6928 Paris St Houston, TX	3.0	2.0	1276	$1,900	$1.49	1d	1	1.28mi
6926 Paris St Houston, TX	3.0	2.0	1276	$1,900	$1.49	1d	1	1.28mi
5835 Southmont St Houston, TX	3.0	2.0	1200	$1,700	$1.42	45d	1	1.33mi
4326 Larkspur St Unit 3 Houston, TX	2.0	1.0	800	$1,200	$1.50	18d	1	1.38mi
4117 Shelby Cir Unit 1230900P Houston, TX	4.0	2.0	1367	$5,253	$3.84	1d	1	1.39mi
6532 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	19d	1	1.48mi
6528 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	45d	1	1.48mi
6528 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	1d	1	1.48mi
4207 Phlox St Houston, TX	2.0	1.0	736	$962	$1.31	1d	2	1.50mi

Listing history 15 events

1. 2026-06-21
   days on market $120,000 Active 418 DOM
2. 2026-06-18
   days on market $120,000 Active 415 DOM
3. 2026-06-17
   days on market $120,000 Active 414 DOM
4. 2026-06-16
   days on market $120,000 Active 413 DOM
5. 2026-06-15
   days on market $120,000 Active 412 DOM
6. 2026-06-13
   days on market $120,000 Active 410 DOM
7. 2026-06-10
   days on market $120,000 Active 406 DOM
8. 2026-06-08
   days on market $120,000 Active 405 DOM
9. 2026-06-07
   days on market $120,000 Active 404 DOM
10. 2026-06-04
    days on market $120,000 Active 401 DOM
11. 2026-06-01
    days on market $120,000 Active 398 DOM
12. 2026-05-31
    days on market $120,000 Active 397 DOM
13. 2025-04-29
    listed $120,000 Active 468-char remark

    Show marketing remark (468 chars)

    Don't miss this chance to invest in this property so close to the NRG, The Medical Center, just a short drive to Downtown! This property has many potential uses, being only minutes from major freeways and access to major malls, other shopping, restaurants, and more! The garage has been converted, but the house needs some repair/remodeling, and the large backyard has enough room to build an Additional Dwelling Unit (ADU). So review the pictures and make an offer!

14. 2000-12-27
    soldstatus
15. 2000-01-01
    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: $1,944 · $162/mo
• Projected year-2 tax: $2,196 · $183/mo
• Expected delta: +$252/yr (+$21/mo · 13.0%)

ⓘ 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) · 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: $21,623
• − Mortgage interest: −$6,722
• − Property taxes: −$1,944
• − Insurance: −$600
• − Repairs & maintenance: −$1,730
• − Management: −$1,730
• − Depreciation: −$3,491
• Taxable income: $5,407
• Est. tax owed @ 24.0%: −$1,298
• After-tax cash flow: $5,689/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

3 events — show timeline

• 2025-04-29 Listed $120,000 HARMLS
• 2000-12-27 Sold (Public Records) — Public Records
• 2000-01-01 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $1,944 · +11.7% YoY. Source: county tax records.