5122 Longmeadow St · Houston, TX 77033

$89,900

3 bd · 1.0 ba · 984 sqft · SingleFamily public records · 2 Days on market

Built 1950 6,342 sqft lot $91/sqft · 38% below area Est $145k · 38% 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

This property is currently in dilapidated condition and will require substantial renovation or redevelopment. The structure is being sold as-is and is best suited for investors, builders, or buyers seeking a value-add or teardown opportunity. Despite its current condition, the property is located in a highly convenient area with easy access to major thoroughfares, employment centers, schools, and local amenities. This location offers strong long-term upside for those willing to undertake rehabilitation or redevelopment, making it an attractive opportunity in a market that is beginning to turn around.

Key facts

• Easy access
• 6,342 sq ft lot
• Garage

Tags

• SUBSTANTIAL RENOVATION
• HIGHLY CONVENIENT AREA
• EASY ACCESS

Property features AI

Exterior

• Parking: Attached garage with space for 1 vehicle
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story layout (all main rooms on the first floor)
• Construction: Wood siding exterior; Composition roof; Built in 1950; Slab foundation
• Exterior features: Private yard; Back yard fence; Handicap accessible exterior

Interior

• Kitchen: Kitchen on the first floor (approx. 14x16)
• Bedrooms: Primary bedroom on the first floor (approx. 11x11); Two additional bedrooms on the first floor (each approx. 10x10)
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (gas); Window unit(s) for cooling
• Interior features: Handicap access throughout; Wheelchair accessible

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $556 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Cap rate 13.7% 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $1,524/mo this rent would consume 48% 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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

• Watch-outs: built in 1950 — 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 $89,900

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.69% ✓
• Cap rate: 13.71%
• Cash-on-cash: 26.50%
• DSCR: 2.18
• GRM: 4.9

CMA / ARV

• ARV (median comp): $145,252
• List price: $89,900
• Delta: -41.55%
• 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
7314 Forrestal St	0.43mi	3/1.0	1,020 (+4%)	0mo	$105,000	$103	74
5306 Kenilwood Dr	0.18mi	2/1.0 (-1)	1,038 (+6%)	5mo	$80,000	$77	73
5041 Southwind St	0.25mi	3/2.0	1,020 (+4%)	7mo	$195,000	$191	72
5007 Northridge Dr	0.29mi	3/1.0	1,069 (+9%)	2mo	$163,900	$153	70
7710 Sharondale Dr	0.37mi	2/1.0 (-1)	1,050 (+7%)	10mo	$75,000	$71	59
7302 Forrestal St	0.44mi	3/1.0	1,050 (+7%)	15mo	$115,000	$110	56
8130 Rockford Dr	0.65mi	3/1.0	945 (-4%)	9mo	$169,999	$180	55
5034 Rapido Rd	0.49mi	3/1.0	1,058 (+8%)	12mo	$109,000	$103	54
5113 Doolittle Blvd	0.36mi	3/1.0	1,107 (+12%)	11mo	$120,000	$108	53
5414 Lyndhurst Dr	0.42mi	3/1.0	1,100 (+12%)	12mo	$174,900	$159	51
5106 Malmedy Rd	0.66mi	3/1.5	1,071 (+9%)	10mo	$159,999	$149	45
7214 Kassarine Pass	0.51mi	3/2.0	1,129 (+15%)	14mo	$185,000	$164	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: 23.2%
• Equity multiple: 1.98×
• Total profit: $24,729
• Equity at exit: $13,404

10-year hold

• IRR: 32.7%
• Equity multiple: 4.33×
• Total profit: $83,891
• Equity at exit: $7,773

Cash invested: $25,172 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,524 high
• Mortgage (P&I): −$471
• Tax from tax record: −$139 /mo · $1,665/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $556

Break-even live

Break-even rent $820

Max offer price $89,900

Occupancy floor 59%

Sensitivity live

Price	-10% $607	-5% $581	+0% $556	+5% $531	+10% $505
Rent	-10% $436	-5% $496	+0% $556	+5% $616	+10% $676
Rate	-1.0pp $601	-0.5pp $579	base $556	+0.5pp $533	+1.0pp $509

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 16 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	0.30mi
7918 Jutland Rd Houston, TX	3.0	1.0	996	$1,295	$1.30	45d	1	0.34mi
7818 Calhoun Rd Unit 8 Houston, TX	2.0	1.0	800	$1,200	$1.50	45d	1	0.64mi
4615 Redbud St Unit b Houston, TX	3.0	2.0	872	$1,149	$1.32	26d	1	0.74mi
4609 Bricker St Unit C Houston, TX	2.0	1.5	1100	$3,200	$2.91	14d	1	0.76mi
5537 Bataan Rd Houston, TX	2.0	1.0	880	$1,300	$1.48	45d	1	0.92mi
8521 Dosia St Houston, TX	3.0	2.0	1028	$1,665	$1.62	14d	1	0.93mi
5042 Mallow St Houston, TX	2.0	1.0	672	$995	$1.48	7d	1	1.02mi
4410 Bellfort Ave Unit 4404 8 Houston, TX	2.0	1.0	812	$999	$1.23	9d	1	1.10mi
5010 Carmen St Houston, TX	2.0	1.0	672	$1,095	$1.63	45d	1	1.21mi
5038 Carmen St Apt 1 Houston, TX	2.0	1.0	672	$1,095	$1.63	4d	1	1.21mi
4923 Paula St Apt 2 Houston, TX	2.0	1.0	672	$1,095	$1.63	4d	1	1.33mi
4007 Corder St Houston, TX	2.0	1.0	814	$885	$1.09	26d	1	1.35mi
7823 Gladstone St Houston, TX	2.0	2.0	850	$1,600	$1.88	45d	1	1.45mi
4326 Larkspur St Unit 3 Houston, TX	2.0	1.0	800	$1,200	$1.50	18d	1	1.48mi
7826 Gladstone St Houston, TX	2.0	1.0	760	$1,250	$1.64	1d	1	1.48mi

Listing history 11 events

1. 2026-06-21
   pricedays on marketlisting id $89,900 Active 2 DOM
2. 2026-06-10
   days on market $84,900 Active 141 DOM
3. 2026-06-08
   days on market $84,900 Active 140 DOM
4. 2026-06-07
   pricedays on market $84,900 Active 139 DOM
5. 2026-06-04
   pricedays on market $79,900 Active 136 DOM
6. 2026-06-01
   days on market $89,900 Active 133 DOM
7. 2026-05-31
   days on market $89,900 Active 132 DOM
8. 2026-04-24
   status Active 614-char remark
9. 2026-03-20
   status Pending 614-char remark
10. 2025-12-15
    listed $89,900 Active 614-char remark
11. 1988-01-02
    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: $1,665 · $139/mo
• Projected year-2 tax: $1,665 · $139/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 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: $18,283
• − Mortgage interest: −$5,036
• − Property taxes: −$1,665
• − Insurance: −$450
• − Repairs & maintenance: −$1,463
• − Management: −$1,463
• − Depreciation: −$2,615
• Taxable income: $5,592
• Est. tax owed @ 24.0%: −$1,342
• After-tax cash flow: $5,330/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

+0.0% since first listed

8 events — show timeline

• 2026-06-19 Listed $89,900 HARMLS
• 2026-06-11 Listing Removed — HARMLS
• 2026-06-04 Price Changed $84,900 HARMLS
• 2026-06-03 Price Changed $79,900 HARMLS
• 2026-04-24 Relisted — HARMLS
• 2026-03-20 Pending — HARMLS
• 2025-12-15 Listed $89,900 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+6.1%/yr

Latest (2025): $1,665 · +11.7% YoY. Source: county tax records.