2100 Tanglewilde St #529 · Houston, TX 77063

$80,000

1 bd · 1.0 ba · 848 sqft · Condo public records · 37 Days on market

Built 1969 $94/sqft · 34% below area Est $120k · 34% under $434/mo HOA · 38% of rent

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• 1% rule +9.3/10.0
• Cash flow +5.9/30.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +0.9/5.0
• DSCR +0.2/10.0
• Appreciation +0.0/10.0

Listing remarks

This one bedroom condo is located on a large courtyard with beautiful mature trees and landscaping. Laminate Flooring in Living Room and Bedroom, AC was replaced 2025. Tile Flooring in Kitchen, Dining Area and Bath. Assigned Covered Parking. The Oaks of Woodlake is a fully fenced. 4 Pool areas, Gym Room, Clubhouse and Assigned Covered Parking. Just a short walk to the renovated park with tennis and pickleball courts along with dog park. Enjoy the picnic area and walking paths! THIS CONDO IS IN NEED OF SOME TENDER LOVING CARE! 24 Hour Manned Gate, HOA MONTHLY FEES INCLUDE: Electricity, Water, Sewer, Trash. Quick and Easy access to I-10, Beltway 8, City Center, Memorial City Mall, Westheimer

Key facts

• Laminate flooring
• Landscaping
• Tile flooring

Tags

• LARGE COURTYARD
• MATURE TREES
• LANDSCAPING
• LAMINATE FLOORING
• TILE FLOORING
• ASSIGNED COVERED PARKING

Property features AI

Finance

• HOA & community: Managed by Creative Management; Monthly association fee; Association amenities include clubhouse, dog park, fitness center, clubhouse access, community pool; Association fee covers clubhouse, common areas, electricity, structure maintenance, recreation facilities, sewer, trash, utilities, and water

Exterior

• Parking: Assigned parking; Detached 1-car carport
• Security: Gated with attendant
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story; Faces east; Full ownership
• Construction: Built in 1969; Brick and cement siding exterior; Composition roof; Slab foundation
• Exterior features: Gated community with attendant; Community pool; Clubhouse; Dog park; Fitness center

Interior

• Kitchen: Electric oven; Electric range
• Bedrooms: 1 bedroom
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast bar; Pantry; Tub with shower; Vanity; Wood-burning fireplace (1)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $-158 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $52k (34.9% below list).
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $52k (34.9% below list) — sets the bar for cash-flow.
• Cap rate 3.9% vs local median 3.2% in Houston — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Revere Middle (math 12% / reading 17%, grade F, #1,583 of 1,662 statewide, top 96%, 1,112 students, 93% FRL); Wisdom H S (math 17% / reading 16%, grade F, #1,497 of 1,632 statewide, top 92%, 2,260 students, 97% FRL) — zoned schools average 95% FRL vs 71% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 31% district-wide (-16 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 falling (-6.3%/yr); 288 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k 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.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 23y 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.
• Current owner paid $32k; list at $80k implies a 154% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; HOA is 38% of rent.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,076 (34.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
11. 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.
12. 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.
13. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.43% ✓
• Cap rate: 3.92%
• Cash-on-cash: -8.47%
• DSCR: 0.62
• GRM: 5.8

CMA / ARV

• ARV (median comp): $120,458
• List price: $80,000
• Delta: -33.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -38.6%
• Equity multiple: -0.16×
• Total profit: $-26,051
• Equity at exit: $11,928

10-year hold

• IRR: —
• Equity multiple: -1.11×
• Total profit: $-47,252
• Equity at exit: $6,917

Cash invested: $22,400 (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 77063

• Rents YoY: -6.3%
• Active inventory: 288
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,143 high
• Mortgage (P&I): −$420
• Tax from tax record: −$174 /mo · $2,087/yr
• Insurance: −$33
• HOA: −$434
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $-158

Break-even live

Break-even rent $1,343

Max offer price $52,076

Occupancy floor —

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2100 Tanglewilde St Houston, TX	1.0–2.0	1.0–2.5	848	$1,000	$1.18	44d	5	0.07mi
2033 S Gessner Rd Unit 147 Houston, TX	1.0	1.0	607	$1,202	$1.98	3d	1	0.15mi
2033 S Gessner Rd Unit 1047 Houston, TX	1.0	1.0	742	$1,301	$1.75	3d	1	0.15mi
14 S Gessner Rd Houston, TX	2.0	2.0	1050	$1,115	$1.06	44d	1	0.17mi
14 S Gessner Rd Houston, TX	1.0	1.0	615	$915	$1.49	21d	1	0.17mi
14 S Gessner Rd Houston, TX	2.0	2.0	1050	$1,115	$1.06	19d	1	0.17mi
2033 S Gessner Rd Unit 174 Houston, TX	1.0	1.0	607	$1,213	$2.00	12d	1	0.20mi
2033 S Gessner Rd Unit 2054 Houston, TX	1.0	1.0	742	$1,330	$1.79	44d	1	0.20mi
2033 S Gessner Rd Unit 2075 Houston, TX	1.0	1.0	607	$1,202	$1.98	11d	1	0.20mi
2033 S Gessner Rd Unit 165 Houston, TX	1.0	1.0	607	$1,170	$1.93	3d	1	0.20mi
2033 S Gessner Rd Unit 324 Houston, TX	1.0	1.0	742	$1,262	$1.70	8d	1	0.20mi
2033 S Gessner Rd Unit 1174 Houston, TX	1.0	1.0	742	$1,405	$1.89	14d	1	0.20mi
2033 S Gessner Rd Unit 2054 Houston, TX	1.0	1.0	742	$1,301	$1.75	11d	1	0.20mi
2033 S Gessner Rd Unit 1112 Houston, TX	1.0	1.0	742	$1,259	$1.70	3d	1	0.20mi
2033 S Gessner Rd Unit 2048 Houston, TX	1.0	1.0	742	$1,410	$1.90	14d	1	0.20mi
9449 Briar Forest Dr Houston, TX	1.0–4.0	1.0–2.5	1341	$740	$0.55	2d	44	0.29mi
2401 S Gessner Rd Houston, TX	1.0	1.0	990	$1,224	$1.24	13d	1	0.31mi
2401 S Gessner Rd Unit 1187 Houston, TX	1.0	1.0	990	$1,232	$1.24	3d	1	0.32mi
2200 S Gessner Rd Unit 321 Houston, TX	1.0	1.0	712	$753	$1.06	8d	1	0.33mi
2200 S Gessner Rd Unit 2274 Houston, TX	1.0	1.0	712	$802	$1.13	14d	1	0.33mi
2200 S Gessner Rd Unit 1162 Houston, TX	1.0	1.0	712	$753	$1.06	5d	1	0.33mi
2200 S Gessner Rd Unit 2274 Houston, TX	1.0	1.0	712	$750	$1.05	3d	1	0.33mi
2200 S Gessner Rd Unit 2251 Houston, TX	1.0	1.0	712	$742	$1.04	13d	1	0.33mi
2401 S Gessner Rd Unit 2422 Houston, TX	1.0	1.0	986	$1,270	$1.29	14d	1	0.33mi
2401 S Gessner Rd Apt 323 Houston, TX	1.0	1.0	990	$1,235	$1.25	8d	1	0.33mi
2401 S Gessner Rd Unit 2422 Houston, TX	1.0	1.0	990	$1,274	$1.29	11d	1	0.33mi
2200 S Gessner Rd Unit 1047 Houston, TX	1.0	1.0	712	$793	$1.11	11d	1	0.34mi
9550 Ella Lee Ln Houston, TX	1.0–2.0	1.0–2.0	944	$690	$0.73	2d	26	0.40mi
2630 Tanglewilde St Houston, TX	1.0	1.0	863	$1,338	$1.55	14d	1	0.45mi
2630 Tanglewood ST Houston, TX	2.0	1.0–2.0	877	$1,456	$1.66	2d	28	0.45mi
2630 Tanglewilde St Unit 174 Houston, TX	1.0	1.0	612	$1,278	$2.09	11d	1	0.45mi
2630 Tanglewilde St Unit 2651 Houston, TX	1.0	1.0	863	$1,343	$1.56	14d	1	0.45mi
2630 Tanglewilde St Unit 2645 Houston, TX	1.0	1.0	737	$1,401	$1.90	11d	1	0.45mi
2630 Tanglewilde St Apt 324 Houston, TX	1.0	1.0	737	$1,362	$1.85	8d	1	0.45mi
2630 Tanglewilde St Unit 2672 Houston, TX	1.0	1.0	612	$1,327	$2.17	16d	1	0.45mi
2630 Tanglewilde St Unit 187 Houston, TX	1.0	1.0	612	$1,246	$2.04	3d	1	0.46mi
2630 Tanglewilde St Unit 1187 Houston, TX	1.0	1.0	737	$1,359	$1.84	3d	1	0.46mi
2630 Tanglewilde St Unit 1162 Houston, TX	1.0	1.0	737	$1,362	$1.85	5d	1	0.46mi
2222 Westerland Dr Houston, TX	1.0–3.0	1.0–2.5	1355	$899	$0.66	3d	6	0.46mi
9545 Ella Lee Ln Houston, TX	1.0–2.0	1.0–2.0	807	$567	$0.70	2d	42	0.48mi

HOA detail condo

• Monthly dues: $434 · $5,208/yr
• Likely covers: watersewertrashelectriclandscapingpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $80,000 Active 37 DOM
2. 2026-06-17
   days on market $80,000 Active 36 DOM
3. 2026-06-16
   days on market $80,000 Active 35 DOM
4. 2026-06-15
   days on market $80,000 Active 34 DOM
5. 2026-06-13
   days on market $80,000 Active 32 DOM
6. 2026-06-10
   days on market $80,000 Active 28 DOM
7. 2026-06-08
   days on market $80,000 Active 27 DOM
8. 2026-06-07
   days on market $80,000 Active 26 DOM
9. 2026-06-04
   days on market $80,000 Active 23 DOM
10. 2026-06-01
    days on market $80,000 Active 20 DOM
11. 2026-05-31
    days on market $80,000 Active 19 DOM
12. 2026-05-12
    listed $80,000 Active 811-char remark
13. 2015-05-13
    historical
14. 2015-05-07
    price $82,700
15. 2015-05-06
    status Active
16. 2015-05-06
    status Pending
17. 2015-04-24
    status Option Pending
18. 2015-04-06
    listed $83,900 Active
19. 2010-11-23
    historical
20. 2010-03-16
    listed $70,000
21. 2005-08-04
    historical
22. 2005-01-12
    listed $68,900
23. 2005-01-11
    historical
24. 2003-09-28
    listed $75,700
25. 1999-06-03
    soldstatus
26. 1999-05-01
    soldstatus $31,500

ⓘ 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: $2,087 · $174/mo
• Projected year-2 tax: $2,087 · $174/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 5/10 Major FEMA zone X (unshaded) · 27% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 23 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: $13,713
• − Mortgage interest: −$4,481
• − Property taxes: −$2,087
• − Insurance: −$400
• − Repairs & maintenance: −$1,097
• − Management: −$1,097
• − HOA: −$5,208
• − Depreciation: −$2,327
• Taxable loss: −$2,985
• Est. tax savings @ 24.0%: +$716
• After-tax cash flow: $-1,180/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): 42,690
• Household income: $59,113
• Rent vs Own: 76.0% rent · 24.0% own
• Severe rent burden: 3541.0

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: Highly diverse neighborhood (Simpson 0.75)
• Race & ethnicity: Hispanic / Latino 33% White 29% Black 21% Two or more races 17% Asian 13%
• Hispanic origin (detail): Mexican 13% Cuban 4%
• Common ancestry: Lithuanian 1% Arab 1% Slovak 1%
• Foreign-born: 43% · Canada, Jamaica, Vietnam
• Languages at home: 48% English-only · Spanish 30% Other Indo-European 8% Other Asian/Pacific 3%

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: ▼ -241.42%
• Current HPI: 194.3803
• Rent YoY: ▼ -6.28%
• 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

+154.0% since first listed

15 events — show timeline

• 2026-05-12 Listed $80,000 HARMLS
• 2015-05-13 Listing Removed — HARMLS
• 2015-05-07 Price Changed $82,700 HARMLS
• 2015-05-06 Relisted — HARMLS
• 2015-05-06 Pending — HARMLS
• 2015-04-24 Pending — HARMLS
• 2015-04-06 Listed $83,900 HARMLS
• 2010-11-23 Listing Removed — HARMLS
• 2010-03-16 Listed $70,000 HARMLS
• 2005-08-04 Listing Removed — HARMLS
• 2005-01-12 Listed $68,900 HARMLS
• 2005-01-11 Listing Removed — HARMLS
• 2003-09-28 Listed $75,700 HARMLS
• 1999-06-03 Sold (Public Records) — Public Records
• 1999-05-01 Sold (Public Records) $31,500 Public Records

Property tax history

+1.2%/yr

Latest (2025): $2,087 · -6.9% YoY. Source: county tax records.