Public listing (ask only is live public data): 5535 Flamingo Dr, Houston, TX 77033 MLS #72757679 · Listed around $120,000 (Zillow public ask re-checked publish day, unchanged) · 3 bed / 2 bath · ~1,185 sqft · built 1952 · marketed as-is / investor special · ~41 days on Zillow at publish re-check.
The table (ask public; ARV/MAO illustrative)
| Field | Value | Source / label |
|---|---|---|
| Public ask | $120,000 | Zillow / HAR public listing |
| ZIP | 77033 | Public |
| Illustrative ARV | $185,000 | Illustrative - Splinter signed |
| Illustrative repairs | $55,000 | Illustrative - Splinter signed (as-is scope; walk still needed on a live file) |
| Illustrative buyer MAO | $74,500 | (ARV × 0.70) − repairs = ($185,000 × 0.70) − $55,000 |
| Gap (ask − MAO) | +$45,500 | Ask over illustrative buyer MAO |
| Illustrative max contract @ $10k fee | $64,500 | Buyer MAO − assignment fee |
| HUD FMR (2BR / 3BR) | See live page | Do not invent - FMR ZIP 77033 (FY2026 SAFMR; atlas held until visits) |
Why ask under a "retail hope" still fails buyer MAO
$120k on a 3/2 in 77033 looks like a wholesale headline. Finished ARV hopes float higher. The buyer does not pay hope. They pay:
With the illustrative inputs above, buyer MAO is $74,500. Ask is about $45.5k over. A $10k under-ask offer still leaves you roughly $35k over MAO. That is a cut or pass, not a fee day.
Treat ARV, repairs, and MAO as labelled illustrative inputs. Public ask re-checked publish day: still $120,000.
Call / cut / pass on this file
- Call only if live comps clear a buyer MAO at or above ask (after fee).
- Cut if DOM and as-is condition support a real drop sized to the hole.
- Pass if repairs stay heavy and ask will not move.
Houston context
Hub: Wholesale Pulse. Leaf page for this drop: Houston Wholesale Pulse. Framework page (no invented board totals): Houston Wholesale Pulse. Tactic page: ask vs MAO. Formula: MAO formula. Defs: MAO, ARV, 70% rule.
Calcs: MAO calculator · ARV calculator · wholesale calculator · rental property calculator
Methodology footnote
- Public ask / beds / baths / sqft / DOM: from the public Zillow listing URL above. Re-verified publish day: ask still $120,000; DOM ~41 days.
- ARV, repairs, MAO: illustrative, Splinter-signed for this drop. Not a live DealBeast product export. Not an appraisal.
- FMR: cite HUD SAFMR for ZIP 77033 (atlas held until visits). Do not invent bedroom rents in CMS.
- Not investment advice. Not off-market. No private seller data.
FAQ
Is this Houston listing a wholesale deal?
Not on the illustrative MAO above. Ask $120k vs illustrative buyer MAO $74.5k is a large hole. Live comps may change that. Run the address before you call.
Why link FMR on a flip-style as-is listing?
Hold or voucher buyers still ask for a rent floor. FMR is that floor. Price still clears or fails on ask vs MAO first.
Where do I run the live product math?
Paste the address on DealBeast for ARV, MAO, and ask vs MAO in one screen.
Paste your address
https://dealbeast.co/?utm_source=metro-drop&utm_medium=seo&utm_campaign=ask-vs-mao&utm_content=houston-tx