The Shared-House Play
The Ten-Bedroom House That Already Pays
3719 Odin Ct, Houston · Harris County
A 10-bedroom house near the Medical Center that already earns money today. It could become a shared home for older adults, but first make sure that beats what it earns now.
What it costs
$1,100,000
Worth as a care home
See below
The verdict
Verify first
The full story
Almost no house in Houston is built for co-living. This one already is. Ten bedrooms and seven baths, three separate living rooms, a private office, the primary suite and four more bedrooms on the first floor, and no HOA to fight, sit fifteen minutes from the Texas Medical Center in historic Riverside. It is fully furnished and currently income-producing, which means the shared-house model is not a renovation project here, it is a change of tenant. For a Golden Girls house serving independent older adults, the whole plan, ten private rooms and the common space to make them a household, is the building.
| Asking price | $1,100,0001 |
|---|---|
| Price per square foot | $2171 |
| Building size | 5,062 sqft1 |
| Lot size | 7,560 sqft1 |
| Bedrooms / baths | 10 bed · 7 full1 |
| Stories | 2 (primary plus 4 bedrooms on the first floor)1 |
| Year built | 1948 (fully renovated)1 |
| HOA | None1 |
| Property tax rate | 2.24021 |
| Current use | Income-producing, fully furnished, sleeps 201 |
| Status when retrieved | Active, 15 days on market1 |
The market
The Golden Girls model sits deliberately outside the licensed system. Harris County's 280 licensed assisted living homes are the market this play is not in: no personal care, so often no state license at all. What it competes for is the independent older renter who wants company and a real neighborhood over a facility, and Riverside gives it a genuine one.
- Licensed assisted living facilities, Harris County2802
- Licensed beds, Harris County11,5582
- Minutes to the Texas Medical CenterAbout 151
Does this deal pencil?
VerdictVerify firstThis spread prints no conversion chart on purpose. The building's value today rests on income it already produces, and the honest question is whether a senior co-living census beats that, not whether it clears a bare land basis. The seller's stated 9 percent cap rate and $7,000 monthly furnished rent are the listing's own figures and should be verified against real rent records before they anchor anything. Renting ten rooms individually to independent older adults can lift gross above a single whole-house tenant, but only at per-room rates you confirm against local senior co-living comps first. The floor under this deal is its current use; the upside is a thesis you test, not a number we will print unsourced.
- Asking price$1,100,0001
- Seller's stated cap rate, current use9%1
- Seller's stated furnished rental income$7,000 / month1
- Private bedrooms available for co-living101
The bear case
The strongest case against this deal is that its current income is its best income. The house is marketed as a furnished short-term rental at a stated 9 percent cap, and short-term-rental income is both harder to verify and more exposed to regulation than a boarding-home rent roll. A senior co-living census at modest per-room rates could easily earn less than the property makes today, which would mean paying a premium to switch to a lower-yielding use. Five of the ten bedrooms are upstairs, which suits independent seniors but narrows who you can serve. Verify the seller's income claims against actual records, and price the co-living thesis on real Houston senior room comps before assuming any lift.
The 20 percent smoke test. If senior co-living room rates come in soft, the gross can fall below what the house earns in its current use, so the real floor is the verified current income, not a conversion projection. That is precisely why the 9 percent cap claim is the first diligence item: the whole deal rests on whether that number survives a look at the actual rent records.
- 1 HAR.com listing, MLS #36425458, retrieved July 5, 2026, source last updated July 5, 2026. The 9 percent cap rate and $7,000 monthly rent are the listing's stated figures and are the seller's representation, not independently verified. Listing photos viewable at the source listing; not reproduced here pending photo-rights confirmation.
- 2 Texas HHSC Long-Term Care Provider directory, January 2026 export, the same dataset behind this site's facility directory. Shown for market context; the co-living play sits outside the licensed system.
Estimates only, sourced as noted. Verify locally before any purchase or business decision. Not investment advice.
Issue
No. 1 · Texas · July 2026
Property
3719 Odin Ct, Houston
The Shared-House Play · Folio
17
For this property
The AI Blueprint
A Golden Girls house needs no state license, which is exactly why the legal line matters: the moment you serve three or more unrelated older adults and add any support service, meals, rides, laundry, light housekeeping, or medication reminders, Texas law makes it a boarding home, and Houston is a city that requires the permit. That line is the whole compliance story here, and AI runs the paperwork on both sides of it. Stated honestly in three tiers.
Tier 1AI does this alone, today
- Drafts the LLC or business-entity formation paperwork and the room-lease and shared-house agreement
- Drafts the house rules, chores, and quiet-hours addendum, and standard renter's-insurance guidance
- If you cross into boarding-home services, drafts the Houston annual permit application and the owner and employee unsworn declarations
- Writes the listing and answer-engine content so the house appears when older adults and their families search for shared senior living near the Medical Center
Tier 2AI runs this after one real hookup
- Posts room availability to the accounts you connect, and screens inquiries on a schedule
- Collects monthly room rent automatically, once the house's bank or Stripe account is connected
Tier 3Always you. No AI can do these.
- Sign your lease and entity paperwork
- Get a Certificate of Occupancy if your city requires one for the property type
- If you provide any support service, pass the Houston boarding-home occupancy inspection, clear the background check, and sign the owner and employee statements yourself
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Estimates only, sourced as noted. Verify locally before any purchase or business decision. Not investment advice.
Issue
No. 1 · Texas · July 2026
Consult
AI Blueprint · $450
Blueprint · Folio
18