5007 Ridgecreek Dr · Houston, TX 77053

$199,000

3 bd · 2.0 ba · 1,336 sqft · SingleFamily public records · 22 Days on market

Built 1978 6,600 sqft lot $149/sqft · at area comps Est $206k · at est. ↓ 20% since listing

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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 +11.8/30.0
• ARV discount +9.1/15.0
• Schools +4.5/10.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• DSCR +3.5/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special!!! Build your portfolio with this turnkey property. First Tenant since renovation is currently under lease until end of December 2026. Welcome to this beautifully updated 3-bedroom, 2-bath home located in the established Ridgemont neighborhood of South Houston. With approximately 1,336 square feet of living space on a 6,600 square foot lot, this home offers modern upgrades and a convenient location near Highway 288, Beltway 8, the Texas Medical Center, Downtown Houston, and Pearland amenities. Recent improvements include new luxury vinyl plank (LVP) flooring throughout, fresh interior and exterior paint, and a fully renovated kitchen with new cabinets, quartz counter

Key facts

• Quartz backsplash
• Quartz countertops
• Turnkey property

Tags

• TURNKEY PROPERTY
• UPDATED KITCHEN
• NEW CABINETS
• QUARTZ COUNTERTOPS
• QUARTZ BACKSPLASH
• NEW ELECTRIC STOVE

Property features AI

Finance

• HOA & community: Ridgemont CIA association

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Residential property; North-facing; Built in 1978; Slab foundation
• Construction: Brick construction; Composition roof
• Exterior features: Subdivision setting

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Garbage disposal
• Bedrooms: Primary bedroom on the first floor (approx. 11 x 13.5); Two additional first-floor bedrooms (approx. 10'7" x 12'1" and 9'11" x 12'1")
• Flooring: Plank flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Kitchen and family room combined; Kitchen and dining area combined; Living and dining room; Pantry; Self-closing cabinet doors and drawers; Tub/shower

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-54 ($-645/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (11.0% below list).
• Recommended offer: $177k (11.0% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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.
• Fort Bend ISD (suburban): math 44% / reading 53% proficiency, ranked #140 of 826 in TX (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Blue Ridge El (math 8% / reading 17%, grade F, #4,180 of 4,322 statewide, top 97%, 263 students, 89% FRL); Christa Mcauliffe Middle (math 9% / reading 20%, grade F, #1,583 of 1,662 statewide, top 96%, 835 students, 94% FRL); Fort Bend Co Alter (26 students, 0% FRL) — zoned schools average 61% FRL vs 35% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 13% at this address vs 48% district-wide (-35 pts) — the specific schools serving this property underperform the Fort Bend ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.7%/yr); 118 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).
• This rent runs 32% of the median local income ($67k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Fort Bend County population projected at +75% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts 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

• 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 $177,148 (11.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1978 — 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: 0.89% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.16%
• DSCR: 0.95
• GRM: 9.4

CMA / ARV

• ARV (median comp): $206,192
• List price: $199,000
• Delta: -3.49%
• 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
5007 Ridgecreek Dr	0.00mi	3/2.0	1,336 (0%)	0mo	$199,000	$149	100
16314 Edgemont Dr	0.30mi	3/2.0	1,328 (-1%)	2mo	$180,000	$136	83
4923 Cotton Ridge Trl	0.15mi	3/2.0	1,403 (+5%)	5mo	$230,000	$164	81
5422 Quail Cove Ln	0.43mi	3/2.0	1,375 (+3%)	3mo	$215,000	$156	73
16319 Clearmont Dr	0.19mi	3/2.0	1,177 (-12%)	1mo	$175,000	$149	70
5154 Prairie Ridge Rd	0.40mi	4/2.0 (+1)	1,306 (-2%)	4mo	$250,000	$191	69
16511 Lazy Ridge Rd	0.24mi	3/2.0	1,168 (-13%)	2mo	$210,000	$180	66
5419 Quail Cove Ln	0.41mi	3/2.0	1,243 (-7%)	7mo	$205,000	$165	64
4885 E Ridge Creek Dr	0.65mi	3/2.0	1,322 (-1%)	7mo	$135,000	$102	62
5111 Raven Ridge Dr	0.44mi	3/2.0	1,181 (-12%)	1mo	$175,000	$148	59
16715 Gold Bridge Ct	0.63mi	3/2.0	1,458 (+9%)	6mo	$149,900	$103	50
16019 Bunker Ridge Rd	0.74mi	3/2.0	1,221 (-9%)	7mo	$209,999	$172	46

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 · 1.72% rent growth · sell at horizon

5-year hold

• IRR: -19.7%
• Equity multiple: 0.32×
• Total profit: $-37,850
• Equity at exit: $29,672

10-year hold

• IRR: -15.6%
• Equity multiple: 0.17×
• Total profit: $-46,076
• Equity at exit: $17,206

Cash invested: $55,720 (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 77053

• Rents YoY: 1.7%
• Active inventory: 118
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,771 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$327 /mo · $3,921/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $-54

Break-even live

Break-even rent $1,840

Max offer price $189,499

Occupancy floor 98%

Sensitivity live

Price	-10% $59	-5% $3	+0% $-54	+5% $-110	+10% $-166
Rent	-10% $-194	-5% $-124	+0% $-54	+5% $16	+10% $86
Rate	-1.0pp $46	-0.5pp $-3	base $-54	+0.5pp $-105	+1.0pp $-158

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5030 Ridgecreek Dr Houston, TX	3.0	2.0	1399	$1,659	$1.19	4d	1	0.06mi
5030 Shadowridge Dr Houston, TX	3.0	2.0	1310	$1,800	$1.37	45d	1	0.14mi
16603 Sentinel Dr Houston, TX	3.0	2.0	1296	$1,799	$1.39	18d	1	0.54mi
4751 E Ridge Creek Dr Houston, TX	4.0	2.5	1582	$1,625	$1.03	5d	1	0.80mi
15810 Boonridge Rd Houston, TX	3.0	2.0	1221	$1,750	$1.43	45d	1	0.84mi
16006 Maladi Dr Unit 16006M Houston, TX	4.0	2.0	1400	$1,595	$1.14	45d	1	1.02mi
15858 Clarke Springs Dr Unit 15858C Houston, TX	3.0	2.0	1232	$1,495	$1.21	22d	1	1.08mi
15858 Clarke Springs Dr Houston, TX	3.0	2.0	1232	$1,495	$1.21	24d	1	1.08mi
15871 Clarke Springs Dr Houston, TX	3.0	2.0	1260	$1,495	$1.19	24d	1	1.09mi
15871 Clarke Springs Dr Unit 15871C Houston, TX	3.0	2.0	1260	$1,495	$1.19	22d	1	1.09mi
15774 Clarke Springs Dr Houston, TX	4.0	2.0	1400	$1,595	$1.14	24d	1	1.17mi
15774 Clarke Springs Dr Unit 15774C Houston, TX	4.0	2.0	1400	$1,595	$1.14	22d	1	1.17mi
4627 Callery Creek Dr Houston, TX	4.0	2.0	1311	$1,700	$1.30	45d	1	1.18mi
4630 Callery Creek Dr Houston, TX	4.0	2.0	1311	$1,695	$1.29	26d	1	1.19mi
15750 Clarke Springs Dr Unit 15750C Houston, TX	4.0	2.0	1400	$1,595	$1.14	45d	1	1.20mi
16211 Corsair Rd Houston, TX	3.0	2.0	1139	$1,813	$1.59	26d	1	1.24mi
5721 Melanite Ave Houston, TX	3.0	1.5	1634	$1,481	$0.91	21d	1	1.25mi
15706 Clarke Springs Dr Houston, TX	3.0	2.0	1176	$1,495	$1.27	18d	1	1.25mi
15706 Clarke Springs Dr Unit 15706C Houston, TX	3.0	2.0	1176	$1,495	$1.27	17d	1	1.25mi
16432 Chimney Rock Rd Apt 424 Houston, TX	2.0	2.0	1026	$1,292	$1.26	7d	1	1.31mi
16432 Chimney Rock Rd Unit 16465 Houston, TX	3.0	2.0	1349	$1,524	$1.13	45d	1	1.31mi
16432 Chimney Rock Rd Unit 3112 Houston, TX	3.0	2.0	1349	$1,473	$1.09	0d	1	1.31mi
16432 Chimney Rock Rd Unit 2174 Houston, TX	2.0	2.0	1026	$1,327	$1.29	12d	1	1.31mi
16432 Chimney Rock Rd Unit 16489 Houston, TX	2.0	2.0	1026	$1,317	$1.28	45d	1	1.31mi
16432 Chimney Rock Rd Unit 3174 Houston, TX	3.0	2.0	1349	$1,513	$1.12	12d	1	1.31mi
16432 Chimney Rock Rd Unit 2112 Houston, TX	2.0	2.0	1026	$1,276	$1.24	0d	1	1.31mi
4938 Glenridge Ln Houston, TX	3.0	2.0	1528	$1,395	$0.91	45d	1	1.44mi

Listing history 24 events

1. 2026-05-05
   listed $199,000 Active 945-char remark
2. 2026-04-30
   historical
3. 2026-03-09
   price $205,000
4. 2026-02-01
   listed $210,000 Active
5. 2026-01-04
   historical $1,900
6. 2026-01-03
   historical
7. 2026-01-01
   listed $1,900
8. 2025-12-21
   historical $1,900
9. 2025-12-18
   listed $1,900
10. 2025-12-07
    historical $1,900
11. 2025-11-28
    price $205,000
12. 2025-11-19
    listed $214,900 Active
13. 2025-11-19
    historical
14. 2025-11-16
    listed $1,900
15. 2025-11-12
    price $215,000
16. 2025-10-02
    price $220,000
17. 2025-09-20
    price $225,000
18. 2025-09-03
    price $229,000
19. 2025-09-02
    listed $229,000 Active
20. 2025-09-02
    historical
21. 2025-08-12
    price $239,000
22. 2025-07-31
    price $249,000
23. 2025-07-14
    listed $249,900 Active
24. 2025-05-14
    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: $3,921 · $327/mo
• Projected year-2 tax: $3,921 · $327/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,258
• − Mortgage interest: −$11,147
• − Property taxes: −$3,921
• − Insurance: −$995
• − Repairs & maintenance: −$1,701
• − Management: −$1,701
• − Depreciation: −$5,789
• Taxable loss: −$3,996
• Est. tax savings @ 24.0%: +$959
• After-tax cash flow: $314/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: Fort Bend ISD
• NCES district ID: 4819650
• Math proficiency: 44% ▼ -15.00%
• Reading proficiency: 53% ▼ -4.00%
• Median HH income: $82,360
• Composite: 44.61/100
• National rank: #2779
• State rank: #140 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: Fort Bend County · 836,777 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 30,198
• Household income: $66,510
• Rent vs Own: 32.8% rent · 67.2% own
• Severe rent burden: 562.0

Population outlook (Fort Bend County) Hauer SSP2

• Today (2025): 1,004,526 people
• By 2030: 1,153,104 · +14.8%
• By 2040: 1,453,718 · +44.7%
• By 2050: 1,753,781 · +74.6%
• By 2075: 2,455,772 · +144.5%
• By 2100: 2,930,528 · +191.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (54%)
• Race & ethnicity: Hispanic / Latino 54% Black 41% Two or more races 22% White 3% Native American 2%
• Hispanic origin (detail): Mexican 39%
• Common ancestry: Lithuanian 1% Portuguese 1% Slovak 1%
• Foreign-born: 26% · Canada
• Languages at home: 50% English-only · Spanish 49%

Political lean MEDSL · Fort Bend

• 2024 margin: Toss-up / Even · D 49.5% · R 47.9% · Other 2.6%
• 2008→2024 swing: +4.0pp toward D · 2008: -2.4pp · 2024: 1.6pp
• All cycles: 2024: D+1.6 2020: D+10.6 2016: D+6.6 2012: R+6.8 2008: R+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -182.09%
• Current HPI: 266.6541
• Rent YoY: ▲ 1.72%
• 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

-20.4% since first listed

27 events — show timeline

• 2026-06-12 Sold (MLS) — HARMLS
• 2026-05-28 Pending — HARMLS
• 2026-05-21 Pending — HARMLS
• 2026-05-05 Listed $199,000 HARMLS
• 2026-04-30 Listing Removed — HARMLS
• 2026-03-09 Price Changed $205,000 HARMLS
• 2026-02-01 Listed $210,000 HARMLS
• 2026-01-04 Rental Removed $1,900 HARMLS
• 2026-01-03 Listing Removed — HARMLS
• 2026-01-01 Listed for Rent $1,900 HARMLS
• 2025-12-21 Rental Removed $1,900 HARMLS
• 2025-12-18 Listed for Rent $1,900 HARMLS
• 2025-12-07 Rental Removed $1,900 HARMLS
• 2025-11-28 Price Changed $205,000 HARMLS
• 2025-11-19 Listing Removed — HARMLS
• 2025-11-19 Listed $214,900 HARMLS
• 2025-11-16 Listed for Rent $1,900 HARMLS
• 2025-11-12 Price Changed $215,000 HARMLS
• 2025-10-02 Price Changed $220,000 HARMLS
• 2025-09-20 Price Changed $225,000 HARMLS
• 2025-09-03 Price Changed $229,000 HARMLS
• 2025-09-02 Listing Removed — HARMLS
• 2025-09-02 Listed $229,000 HARMLS
• 2025-08-12 Price Changed $239,000 HARMLS
• 2025-07-31 Price Changed $249,000 HARMLS
• 2025-07-14 Listed $249,900 HARMLS
• 2025-05-14 Sold (Public Records) — Public Records

Property tax history

+5.1%/yr

Latest (2025): $3,921 · +14.0% YoY. Source: county tax records.