5003 Ridgeway Dr · Houston, TX 77033

$145,000

2 bd · 1.0 ba · 1,100 sqft · SingleFamily public records · 36 Days on market

Built 1955 7,701 sqft lot $132/sqft · 7% below area Est $185k · 22% 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 +26.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +7.3/10.0
• 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

Property has been a rental for several years, seller just completed a foundation repair in 2021, great corner lot for any family that would like to live close to the Texas Medical Center, Property sits on a pretty good size corner lot, just need some TLC and could have very positive equity. PER THE OWNER THIS PROPERTY IS ABOUT 1300 SQ FT AS THE GARAGE WAS CONVERTED INTO A BEDROOM BEFORE HE PURCHASED IT. Seller is a licensed Real Estate broker in the state of Texas

Key facts

• Easy access
• Brand-new roof
• Functional layout

Tags

• BRAND-NEW ROOF
• NEWLY INSTALLED DRIVEWAY
• FUNCTIONAL LAYOUT
• COMFORTABLE LIVING SPACES
• EASY ACCESS

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story entry on the first floor
• Construction: Built in 1955; Wood siding; Slab foundation; Composition roof
• Exterior features: Located in a subdivision

Interior

• Bedrooms: Primary bedroom on the first floor; 2 additional bedrooms on the first floor
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric and gas); Central air conditioning (electric and gas)
• Interior features: 3 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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); Worthing H S (math 22% / reading 21%, grade F, #1,377 of 1,632 statewide, top 85%, 827 students, 96% FRL) — zoned schools average 97% FRL vs 71% district-wide (26 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; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 $1,786/mo this rent would consume 56% 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 $1k 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 $41k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 1955 — 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 $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1955 — 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: 1.23% ✓
• Cap rate: 9.29%
• Cash-on-cash: 10.72%
• DSCR: 1.48
• GRM: 6.8

CMA / ARV

• ARV (median comp): $185,174
• List price: $145,000
• Delta: -21.70%
• 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
5007 Northridge Dr	0.06mi	3/1.0 (+1)	1,069 (-3%)	2mo	$163,900	$153	86
5306 Kenilwood Dr	0.32mi	2/1.0	1,038 (-6%)	5mo	$80,000	$77	72
5318 Longmeadow St	0.39mi	3/1.0 (+1)	1,138 (+4%)	3mo	$125,000	$110	68
7330 Hurtgen Forest Rd	0.47mi	3/2.0 (+1)	1,154 (+5%)	3mo	$154,900	$134	59
7314 Forrestal St	0.52mi	3/1.0 (+1)	1,020 (-7%)	0mo	$105,000	$103	58
7713 St Lo Rd	0.50mi	3/2.0 (+1)	1,151 (+5%)	4mo	$199,900	$174	57
5041 Southwind St	0.35mi	3/2.0 (+1)	1,020 (-7%)	7mo	$195,000	$191	57
7338 Hurtgen Forest Rd	0.45mi	3/2.0 (+1)	1,230 (+12%)	2mo	$220,000	$179	49
5630 Belarbor St	0.72mi	3/1.0 (+1)	1,156 (+5%)	9mo	$185,000	$160	45
4525 Newberry St	0.63mi	3/2.0 (+1)	1,176 (+7%)	8mo	$245,000	$208	44
4737 Alvin St	0.65mi	3/1.0 (+1)	1,216 (+10%)	4mo	$95,000	$78	43
8130 Rockford Dr	0.60mi	3/1.0 (+1)	945 (-14%)	9mo	$169,999	$180	36

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: 2.6%
• Equity multiple: 1.10×
• Total profit: $4,160
• Equity at exit: $21,620

10-year hold

• IRR: 14.5%
• Equity multiple: 2.31×
• Total profit: $53,039
• Equity at exit: $12,537

Cash invested: $40,600 (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: 338
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,786 high
• Mortgage (P&I): −$760
• Tax from tax record: −$227 /mo · $2,729/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $363

Break-even live

Break-even rent $1,327

Max offer price $145,000

Occupancy floor 75%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7918 Jutland Rd Houston, TX	3.0	1.0	996	$1,295	$1.30	44d	1	0.13mi
5314 Northridge Dr Unit A Houston, TX	3.0	2.0	872	$1,185	$1.36	44d	1	0.33mi
8107 Calhoun Rd Houston, TX	3.0	2.5	1304	$2,250	$1.73	24d	1	0.41mi
7818 Calhoun Rd Unit 8 Houston, TX	2.0	1.0	800	$1,200	$1.50	44d	1	0.41mi
4615 Redbud St Unit b Houston, TX	3.0	2.0	872	$1,149	$1.32	24d	1	0.51mi
4609 Bricker St Unit C Houston, TX	2.0	1.5	1100	$3,200	$2.91	13d	1	0.52mi
4609 Bricker St Unit B Houston, TX	3.0	2.5	1300	$3,500	$2.69	13d	1	0.52mi
4609 Bricker St Unit ABC Houston, TX	3.0	2.5	1375	$3,500	$2.55	11d	1	0.52mi
4530 Mayflower St Houston, TX	3.0	2.0	1302	$1,800	$1.38	44d	1	0.63mi
8521 Dosia St Houston, TX	3.0	2.0	1028	$1,665	$1.62	13d	1	0.66mi
4526 Knoxville St Unit A Houston, TX	3.0	2.5	1474	$1,775	$1.20	15d	1	0.81mi
4410 Bellfort Ave Unit 4404 8 Houston, TX	2.0	1.0	812	$999	$1.23	8d	1	0.83mi
5036 Mallow St Houston, TX	3.0	3.0	1472	$2,050	$1.39	44d	1	0.84mi
4723 Mallow St Houston, TX	3.0	2.5	1472	$1,850	$1.26	5d	1	0.90mi
4918 Wilmington St Unit A Houston, TX	3.0	3.0	1300	$2,100	$1.62	44d	1	1.13mi
4810 Wilmington St Unit A Houston, TX	3.0	2.0	1165	$1,650	$1.42	44d	1	1.15mi
5954 Doolittle Blvd Houston, TX	3.0	2.0	1371	$1,575	$1.15	44d	1	1.15mi
1600 Jester St Houston, TX	1.0–2.0	1.0	707	$1,395	$1.97	2d	4	1.16mi
5537 Bataan Rd Houston, TX	2.0	1.0	880	$1,300	$1.48	44d	1	1.18mi
4326 Larkspur St Unit 3 Houston, TX	2.0	1.0	800	$1,200	$1.50	17d	1	1.20mi
7823 Gladstone St Houston, TX	2.0	2.0	850	$1,600	$1.88	44d	1	1.24mi
4007 Corder St Houston, TX	2.0	1.0	814	$885	$1.09	24d	1	1.27mi
7032 Conley St Houston, TX	3.0	2.0	1220	$2,850	$2.34	44d	1	1.29mi
6532 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	18d	1	1.33mi
4207 Phlox St Houston, TX	2.0	1.0	736	$962	$1.31	2d	1	1.33mi
6528 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	44d	1	1.34mi
4205 Phlox St Unit 2 BEDROOM 6 Houston, TX	2.0	1.0	736	$860	$1.17	18d	1	1.35mi
8328 Corinth St Unit B Houston, TX	3.0	2.5	1500	$2,800	$1.87	20d	1	1.41mi
5835 Southmont St Houston, TX	3.0	2.0	1200	$1,700	$1.42	44d	1	1.41mi
8010 Livingston St Houston, TX	3.0	2.0	1400	$1,800	$1.29	44d	1	1.48mi

Listing history 19 events

1. 2026-06-18
   days on market $145,000 Active 36 DOM
2. 2026-06-17
   days on market $145,000 Active 35 DOM
3. 2026-06-16
   days on market $145,000 Active 34 DOM
4. 2026-06-15
   days on market $145,000 Active 33 DOM
5. 2026-06-13
   days on market $145,000 Active 31 DOM
6. 2026-06-10
   days on market $145,000 Active 27 DOM
7. 2026-06-08
   days on market $145,000 Active 26 DOM
8. 2026-06-07
   days on market $145,000 Active 25 DOM
9. 2026-06-04
   days on market $145,000 Active 22 DOM
10. 2026-06-01
    days on market $145,000 Active 19 DOM
11. 2026-05-31
    days on market $145,000 Active 18 DOM
12. 2026-05-13
    listed $145,000 Active 510-char remark
13. 2021-12-16
    soldstatus
14. 2021-11-25
    status Pending 468-char remark

    Show marketing remark (468 chars)

    Property has been a rental for several years, seller just completed a foundation repair in 2021, great corner lot for any family that would like to live close to the Texas Medical Center, Property sits on a pretty good size corner lot, just need some TLC and could have very positive equity. PER THE OWNER THIS PROPERTY IS ABOUT 1300 SQ FT AS THE GARAGE WAS CONVERTED INTO A BEDROOM BEFORE HE PURCHASED IT. Seller is a licensed Real Estate broker in the state of Texas

15. 2021-11-15
    status Option Pending 468-char remark

    Show marketing remark (468 chars)

    Property has been a rental for several years, seller just completed a foundation repair in 2021, great corner lot for any family that would like to live close to the Texas Medical Center, Property sits on a pretty good size corner lot, just need some TLC and could have very positive equity. PER THE OWNER THIS PROPERTY IS ABOUT 1300 SQ FT AS THE GARAGE WAS CONVERTED INTO A BEDROOM BEFORE HE PURCHASED IT. Seller is a licensed Real Estate broker in the state of Texas

16. 2021-11-14
    soldstatus Sold 468-char remark

    Show marketing remark (468 chars)

    Property has been a rental for several years, seller just completed a foundation repair in 2021, great corner lot for any family that would like to live close to the Texas Medical Center, Property sits on a pretty good size corner lot, just need some TLC and could have very positive equity. PER THE OWNER THIS PROPERTY IS ABOUT 1300 SQ FT AS THE GARAGE WAS CONVERTED INTO A BEDROOM BEFORE HE PURCHASED IT. Seller is a licensed Real Estate broker in the state of Texas

17. 2021-10-06
    listed $130,000 Active 468-char remark

    Show marketing remark (468 chars)

    Property has been a rental for several years, seller just completed a foundation repair in 2021, great corner lot for any family that would like to live close to the Texas Medical Center, Property sits on a pretty good size corner lot, just need some TLC and could have very positive equity. PER THE OWNER THIS PROPERTY IS ABOUT 1300 SQ FT AS THE GARAGE WAS CONVERTED INTO A BEDROOM BEFORE HE PURCHASED IT. Seller is a licensed Real Estate broker in the state of Texas

18. 2001-08-27
    soldstatus
19. 1997-04-11
    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: $2,729 · $227/mo
• Projected year-2 tax: $2,729 · $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) · 71% 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: $21,430
• − Mortgage interest: −$8,122
• − Property taxes: −$2,729
• − Insurance: −$725
• − Repairs & maintenance: −$1,714
• − Management: −$1,714
• − Depreciation: −$4,218
• Taxable income: $2,206
• Est. tax owed @ 24.0%: −$530
• After-tax cash flow: $3,821/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

+11.5% since first listed

8 events — show timeline

• 2026-05-13 Listed $145,000 HARMLS
• 2021-12-16 Sold (Public Records) — Public Records
• 2021-11-25 Pending — HARMLS
• 2021-11-15 Pending — HARMLS
• 2021-11-14 Sold (MLS) — HARMLS
• 2021-10-06 Listed $130,000 HARMLS
• 2001-08-27 Sold (Public Records) — Public Records
• 1997-04-11 Sold (Public Records) — Public Records

Property tax history

+4.9%/yr

Latest (2025): $2,729 · +1.6% YoY. Source: county tax records.