5707 Glenhurst Dr · Houston, TX 77033

$119,900

2 bd · 1.0 ba · 896 sqft · SingleFamily public records · 56 Days on market

Built 1940 0.26 ac lot $134/sqft · 24% below area Est $158k · 24% under ↓ 14% since listing

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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 +22.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +6.6/10.0
• 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

Welcome to 5707 Glenhurst Drive, a charming 3-bedroom, 1-bath home situated on an incredible 11,524 sq ft lot offering endless potential for future growth and expansion. This property features a 1 car garage and is nestled in a well established neighborhood known for its character and convenience. Ideally located near major freeways, you'll enjoy quick and easy access to Downtown Houston, making commuting, dining, and entertainment a breeze. The area is experiencing exciting growth, with new duplex developments on the same street, making this an excellent opportunity for homeowners and investors alike. Whether you're looking to move in, renovate , or build, this property presents a unique c

Key facts

• 11
• 524 sq ft lot
• 1 car garage

Tags

• 11
• 524 SQ FT LOT
• 1 CAR GARAGE
• WELL ESTABLISHED NEIGHBORHOOD

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Residential property; Faces east
• Construction: Built in 1940; Slab foundation; Composition roof; Construction materials: Unknown
• Exterior features: Fully fenced private yard; Back yard fencing; Cleared lot in a subdivision

Interior

• Kitchen: Electric oven; Gas cooktop; Garbage disposal
• Bedrooms: Primary bedroom on the first floor (approx. 10 x 13); Bedroom on the second floor (approx. 10 x 11); Bedroom on the third floor (approx. 9.8 x 10); Up to 3 bedrooms possible
• Flooring: Carpet; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit heating; Window unit cooling
• Interior features: Kitchen/family room combo; Kitchen/dining combo; Tub with shower
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $191 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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); 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 95% FRL vs 71% district-wide (24 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; 12 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; lower-income renter base — watch delinquency; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 44% of the median local income ($38k/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 $829 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 ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 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. 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: 1.16% ✓
• Cap rate: 8.20%
• Cash-on-cash: 6.82%
• DSCR: 1.30
• GRM: 7.2

CMA / ARV

• ARV (median comp): $157,921
• List price: $119,900
• Delta: -24.08%
• 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
5774 Belmark St	0.53mi	2/1.0	936 (+4%)	11mo	$70,000	$75	59
5934 Longmeadow St	0.37mi	2/1.0	1,017 (+14%)	3mo	$104,900	$103	58
6038 Glenhurst Dr	0.58mi	2/1.0	840 (-6%)	10mo	$69,000	$82	54
8130 Rockford Dr	0.59mi	3/1.0 (+1)	945 (+6%)	9mo	$169,999	$180	51
8130 Sharondale Dr	0.51mi	3/1.0 (+1)	862 (-4%)	18mo	$110,000	$128	50
5622 Beldart St	0.69mi	2/1.0	1,002 (+12%)	1mo	$120,000	$120	47
5022 Ridgeway Dr	0.66mi	3/1.0 (+1)	912 (+2%)	17mo	$115,000	$126	47
7343 Mountbatten Rd	0.51mi	2/1.0	965 (+8%)	21mo	$95,000	$98	46
5330 Pershing St	0.43mi	3/1.0 (+1)	1,002 (+12%)	16mo	$133,000	$133	42
5939 Belcrest St	0.70mi	3/1.5 (+1)	806 (-10%)	9mo	$160,000	$199	36
5301 Burma Rd	0.57mi	3/1.0 (+1)	992 (+11%)	19mo	$109,900	$111	34
8146 St Lo Rd	0.59mi	3/1.0 (+1)	1,010 (+13%)	20mo	$115,000	$114	30

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: -2.9%
• Equity multiple: 0.89×
• Total profit: $-3,708
• Equity at exit: $17,877

10-year hold

• IRR: 9.6%
• Equity multiple: 1.83×
• Total profit: $27,818
• Equity at exit: $10,367

Cash invested: $33,572 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,388 high
• Mortgage (P&I): −$629
• Tax from tax record: −$227 /mo · $2,728/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $191

Break-even live

Break-even rent $1,147

Max offer price $119,900

Occupancy floor 81%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 12 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	43d	1	0.45mi
7918 Jutland Rd Houston, TX	3.0	1.0	996	$1,295	$1.30	43d	1	0.69mi
5537 Bataan Rd Houston, TX	2.0	1.0	880	$1,300	$1.48	43d	1	0.96mi
6066 Belarbor St Houston, TX	1.0	1.0	550	$795	$1.45	43d	1	0.97mi
5042 Mallow St Houston, TX	2.0	1.0	672	$995	$1.48	5d	1	1.02mi
7818 Calhoun Rd Unit 8 Houston, TX	2.0	1.0	800	$1,200	$1.50	43d	1	1.13mi
5038 Carmen St Apt 1 Houston, TX	2.0	1.0	672	$1,095	$1.63	2d	1	1.19mi
5010 Carmen St Houston, TX	2.0	1.0	672	$1,095	$1.63	43d	1	1.21mi
4615 Redbud St Unit b Houston, TX	3.0	2.0	872	$1,149	$1.32	24d	1	1.24mi
4609 Bricker St Unit C Houston, TX	2.0	1.5	1100	$3,200	$2.91	12d	1	1.25mi
8521 Dosia St Houston, TX	3.0	2.0	1028	$1,665	$1.62	12d	1	1.35mi
4923 Paula St Apt 2 Houston, TX	2.0	1.0	672	$1,095	$1.63	2d	1	1.35mi

Listing history 15 events

1. 2026-06-18
   days on market $119,900 Pending 56 DOM
2. 2026-06-17
   days on market $119,900 Pending 55 DOM
3. 2026-06-16
   days on market $119,900 Pending 54 DOM
4. 2026-06-15
   days on market $119,900 Pending 53 DOM
5. 2026-06-13
   days on market $119,900 Pending 51 DOM
6. 2026-06-10
   days on market $119,900 Pending 47 DOM
7. 2026-06-08
   days on market $119,900 Pending 46 DOM
8. 2026-06-07
   days on market $119,900 Pending 45 DOM
9. 2026-06-04
   statusdays on market $119,900 Pending 42 DOM
10. 2026-06-01
    days on market $119,900 Active 39 DOM
11. 2026-05-31
    days on market $119,900 Active 38 DOM
12. 2026-05-07
    price $129,900 867-char remark
13. 2026-04-23
    listed $139,990 Active 867-char remark
14. 1998-04-03
    soldstatus
15. 1998-03-31
    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: $2,728 · $227/mo
• Projected year-2 tax: $2,728 · $227/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) · 68% 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: $16,660
• − Mortgage interest: −$6,716
• − Property taxes: −$2,728
• − Insurance: −$600
• − Repairs & maintenance: −$1,333
• − Management: −$1,333
• − Depreciation: −$3,488
• Taxable income: $462
• Est. tax owed @ 24.0%: −$111
• After-tax cash flow: $2,178/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

-14.4% since first listed

8 events — show timeline

• 2026-06-13 Pending — HARMLS
• 2026-06-13 Relisted — HARMLS
• 2026-06-04 Pending — HARMLS
• 2026-05-29 Price Changed $119,900 HARMLS
• 2026-05-07 Price Changed $129,900 HARMLS
• 2026-04-23 Listed $139,990 HARMLS
• 1998-04-03 Sold (Public Records) — Public Records
• 1998-03-31 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2025): $2,728 · +8.7% YoY. Source: county tax records.