5318 Doulton Dr · Houston, TX 77033

$129,900

2 bd · 1.0 ba · 1,087 sqft · SingleFamily public records · 7 Days on market

Built 1946 5,562 sqft lot Est $115k · 13% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• ARV discount +1.8/15.0
• Appreciation +0.0/10.0

Listing remarks

The 3 bed, 1 bath home is on a quite street and ready to go. Large lot, fresh carpet, central HVAC, 2019 roof, fridge included! Make your appointment today!

Key facts

• Central hvac
• Fridge included
• Large lot

Tags

• LARGE LOT
• CENTRAL HVAC
• FRESH CARPET
• FRIDGE INCLUDED

Property features AI

Finance

• Other: Annual tax noted (details withheld per instructions)
• Financial info: Lease considered

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; One-story entry; Built in 1946; Faces unspecified direction
• Construction: Composition roof; Slab foundation; Construction materials: Unknown
• Exterior features: Located in a subdivision

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: 5 rooms total; 1 full bathroom

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $510 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 11.0% 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.
• 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); 345 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $1,800/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 $898 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 $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 1946 — 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 $129,900

Questions for the listing agent

1. Built in 1946 — 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: 1.39% ✓
• Cap rate: 11.00%
• Cash-on-cash: 16.83%
• DSCR: 1.75
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $115,222
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5318 Longmeadow St	0.05mi	3/1.0 (+1)	1,138 (+5%)	3mo	$125,000	$110	82
5007 Northridge Dr	0.38mi	3/1.0 (+1)	1,069 (-2%)	2mo	$163,900	$153	73
7713 St Lo Rd	0.15mi	3/2.0 (+1)	1,151 (+6%)	4mo	$199,900	$174	71
5951 Willow Glen Dr	0.74mi	2/1.0	1,112 (+2%)	1mo	$105,000	$94	61
7314 Forrestal St	0.59mi	3/1.0 (+1)	1,020 (-6%)	0mo	$105,000	$103	57
7330 Hurtgen Forest Rd	0.50mi	3/2.0 (+1)	1,154 (+6%)	3mo	$154,900	$134	55
5934 Longmeadow St	0.68mi	2/1.0	1,017 (-6%)	3mo	$104,900	$103	55
5831 Lyndhurst Dr	0.62mi	3/1.0 (+1)	1,212 (+12%)	2mo	$105,000	$87	46
7338 Hurtgen Forest Rd	0.49mi	3/2.0 (+1)	1,230 (+13%)	2mo	$220,000	$179	45
5810 Southgood St	0.63mi	3/1.0 (+1)	1,223 (+12%)	4mo	$116,000	$95	42
5233 Dieppe St	0.60mi	3/1.0 (+1)	1,237 (+14%)	3mo	$35,000	$28	42
5009 Bataan Rd	0.73mi	3/2.0 (+1)	1,228 (+13%)	2mo	$130,500	$106	34

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: 10.8%
• Equity multiple: 1.44×
• Total profit: $16,014
• Equity at exit: $19,369

10-year hold

• IRR: 21.8%
• Equity multiple: 3.08×
• Total profit: $75,528
• Equity at exit: $11,231

Cash invested: $36,372 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,800 high
• Mortgage (P&I): −$681
• Tax from tax record: −$176 /mo · $2,117/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $510

Break-even live

Break-even rent $1,154

Max offer price $129,900

Occupancy floor 67%

Sensitivity live

Price	-10% $584	-5% $547	+0% $510	+5% $473	+10% $436
Rent	-10% $368	-5% $439	+0% $510	+5% $581	+10% $652
Rate	-1.0pp $575	-0.5pp $543	base $510	+0.5pp $476	+1.0pp $442

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 27 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	44d	1	0.24mi
7918 Jutland Rd Houston, TX	3.0	1.0	996	$1,295	$1.30	44d	1	0.38mi
5818 Glenhurst Dr Houston, TX	3.0	2.0	1441	$1,750	$1.21	0d	1	0.52mi
7818 Calhoun Rd Unit 8 Houston, TX	2.0	1.0	800	$1,200	$1.50	44d	1	0.76mi
8107 Calhoun Rd Houston, TX	3.0	2.5	1304	$2,250	$1.73	25d	1	0.77mi
5954 Doolittle Blvd Houston, TX	3.0	2.0	1371	$1,575	$1.15	44d	1	0.79mi
4615 Redbud St Unit b Houston, TX	3.0	2.0	872	$1,149	$1.32	25d	1	0.86mi
4609 Bricker St Unit ABC Houston, TX	3.0	2.5	1375	$3,500	$2.55	12d	1	0.88mi
4609 Bricker St Unit C Houston, TX	2.0	1.5	1100	$3,200	$2.91	13d	1	0.88mi
4609 Bricker St Unit B Houston, TX	3.0	2.5	1300	$3,500	$2.69	13d	1	0.88mi
5537 Bataan Rd Houston, TX	2.0	1.0	880	$1,300	$1.48	44d	1	0.92mi
4530 Mayflower St Houston, TX	3.0	2.0	1302	$1,800	$1.38	44d	1	0.95mi
5036 Mallow St Houston, TX	3.0	3.0	1472	$2,050	$1.39	44d	1	0.96mi
8521 Dosia St Houston, TX	3.0	2.0	1028	$1,665	$1.62	13d	1	1.02mi
5835 Southmont St Houston, TX	3.0	2.0	1200	$1,700	$1.42	44d	1	1.12mi
6928 Paris St Houston, TX	3.0	2.0	1276	$1,900	$1.49	0d	1	1.13mi
6926 Paris St Houston, TX	3.0	2.0	1276	$1,900	$1.49	0d	1	1.13mi
4723 Mallow St Houston, TX	3.0	2.5	1472	$1,850	$1.26	6d	1	1.15mi
4526 Knoxville St Unit A Houston, TX	3.0	2.5	1474	$1,775	$1.20	16d	1	1.16mi
4410 Bellfort Ave Unit 4404 8 Houston, TX	2.0	1.0	812	$999	$1.23	8d	1	1.20mi
4918 Wilmington St Unit A Houston, TX	3.0	3.0	1300	$2,100	$1.62	44d	1	1.28mi
6532 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	19d	1	1.28mi
6528 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	0d	1	1.29mi
6528 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	44d	1	1.29mi
4810 Wilmington St Unit A Houston, TX	3.0	2.0	1165	$1,650	$1.42	44d	1	1.34mi
7032 Conley St Houston, TX	3.0	2.0	1220	$2,850	$2.34	44d	1	1.47mi
4007 Corder St Houston, TX	2.0	1.0	814	$885	$1.09	25d	1	1.49mi

Listing history 15 events

1. 2026-06-04
   days on market $129,900 Active 7 DOM
2. 2026-06-03
   days on market $129,900 Active 6 DOM
3. 2026-06-02
   days on market $129,900 Active 5 DOM
4. 2026-06-01
   days on market $129,900 Active 4 DOM
5. 2026-05-31
   days on market $129,900 Active 3 DOM
6. 2026-05-28
   listed $129,900 Active
7. 2026-05-21
   price $1,299
8. 2026-05-19
   listed $1,350
9. 2020-04-30
   soldstatus
10. 2019-11-14
    soldstatus
11. 2019-05-13
    soldstatus
12. 2019-05-08
    soldstatus
13. 2005-08-17
    soldstatus
14. 2003-08-28
    soldstatus
15. 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: $2,117 · $176/mo
• Projected year-2 tax: $2,377 · $198/mo
• Expected delta: +$260/yr (+$22/mo · 12.3%)

ⓘ 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: $21,596
• − Mortgage interest: −$7,276
• − Property taxes: −$2,117
• − Insurance: −$650
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$3,779
• Taxable income: $4,319
• Est. tax owed @ 24.0%: −$1,037
• After-tax cash flow: $5,084/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

+9522.2% since first listed

10 events — show timeline

• 2026-05-28 Listed $129,900 HARMLS
• 2026-05-21 Price Changed $1,299 HARMLS
• 2026-05-19 Listed for Rent $1,350 HARMLS
• 2020-04-30 Sold (Public Records) — Public Records
• 2019-11-14 Sold (Public Records) — Public Records
• 2019-05-13 Sold (Public Records) — Public Records
• 2019-05-08 Sold (Public Records) — Public Records
• 2005-08-17 Sold (Public Records) — Public Records
• 2003-08-28 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+6.4%/yr

Latest (2025): $2,117 · +1.6% YoY. Source: county tax records.