2200 Triway Ln #87 · Houston, TX 77043

$114,999

2 bd · 2.5 ba · 1,452 sqft · Townhouse public records · 33 Days on market

Built 1970 676 sqft lot $79/sqft · 37% below area Est $183k · 37% under $130/mo HOA · 8% of rent

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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 +21.4/30.0
• ARV discount +15.0/15.0
• 1% rule +9.2/10.0
• DSCR +6.8/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-bedroom, 2.5-bath townhome located in the established Victorian Village community. This two-story unit offers approximately 1,452 sq ft of living space with a functional layout and spacious bedrooms, each with its own bathroom. Conveniently located near major highways, shopping, and dining, this property provides easy access to the Energy Corridor and surrounding areas. Great opportunity for homeowners or investors seeking value-add potential in a well-located Houston neighborhood. Property being sold as-is.

Key facts

• $130 HOA
• Community pool
• Built 1970

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $115k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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.
• Spring Branch ISD (urban): math 47% / reading 46% proficiency, ranked #215 of 826 in TX (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Westwood El (math 20% / reading 20%, grade F, #3,536 of 4,322 statewide, top 83%, 409 students, 93% FRL); Spring Oaks Middle (math 22% / reading 30%, grade F, #1,222 of 1,662 statewide, top 74%, 644 students, 91% FRL); Spring Woods H S (math 53% / reading 36%, grade F, #652 of 1,632 statewide, top 43%, 2,113 students, 82% FRL) — zoned schools average 89% FRL vs 54% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 46% district-wide (-16 pts) — the specific schools serving this property underperform the Spring Branch ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.9%/yr); 202 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $795 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.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $11k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $115k implies a 283% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,549 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.42% ✓
• Cap rate: 8.08%
• Cash-on-cash: 6.37%
• DSCR: 1.28
• GRM: 5.9

CMA / ARV

• ARV (median comp): $182,569
• List price: $114,999
• Delta: -37.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10358 Hammerly Blvd #18	0.20mi	3/2.5 (+1)	1,518 (+4%)	1mo	$195,000	$128	78
2244 Triway Ln #109	0.09mi	3/2.5 (+1)	1,584 (+9%)	3mo	$185,000	$117	73
10434 Hammerly Blvd #54	0.10mi	3/2.5 (+1)	1,518 (+4%)	14mo	$169,900	$112	71
10116 Emnora Ln #116	0.54mi	3/2.5 (+1)	1,440 (-1%)	17mo	$219,500	$152	54
10320 Hammerly Blvd #171	0.22mi	3/2.5 (+1)	1,656 (+14%)	10mo	$188,000	$114	53
10018 Knoboak Dr #20	0.65mi	3/2.5 (+1)	1,408 (-3%)	13mo	$199,000	$141	49
10312 Hammerly Blvd #175	0.20mi	3/2.5 (+1)	1,656 (+14%)	22mo	$215,000	$130	44
10002 Knoboak Dr #43	0.70mi	3/1.5 (+1)	1,408 (-3%)	14mo	$178,999	$127	42
10018 Knoboak Dr #3	0.65mi	3/1.5 (+1)	1,408 (-3%)	18mo	$189,500	$135	40

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -10.9%
• Equity multiple: 0.62×
• Total profit: $-12,299
• Equity at exit: $17,147

10-year hold

• IRR: -8.7%
• Equity multiple: 0.56×
• Total profit: $-14,249
• Equity at exit: $9,943

Cash invested: $32,200 (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 77043

• Rents YoY: -0.9%
• Active inventory: 202
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,631 high
• Mortgage (P&I): −$603
• Tax from tax record: −$336 /mo · $4,036/yr
• Insurance: −$48
• HOA: −$130
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $171

Break-even live

Break-even rent $1,414

Max offer price $114,999

Occupancy floor 85%

Sensitivity live

Price	-10% $236	-5% $204	+0% $171	+5% $138	+10% $106
Rent	-10% $42	-5% $107	+0% $171	+5% $235	+10% $300
Rate	-1.0pp $229	-0.5pp $200	base $171	+0.5pp $141	+1.0pp $111

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2226 Triway Ln #100 Houston, TX	3.0	2.5	1584	$1,900	$1.20	45d	1	0.04mi
10386 Hammerly Blvd Houston, TX	3.0	3.0	1716	$1,950	$1.14	45d	1	0.13mi
10580 Hammerly Blvd Houston, TX	1.0–4.0	1.0–2.5	987	$1,113	$1.13	0d	30	0.34mi
2681 Gessner Rd Houston, TX	2.0	2.0	1036	$1,400	$1.35	45d	1	0.55mi
10000 Hammerly Blvd Unit 133 Houston, TX	1.0	1.0	910	$1,230	$1.35	26d	1	0.58mi
10000 Hammerly Blvd Unit 140 Houston, TX	2.0	2.0	910	$1,160	$1.27	26d	1	0.58mi
10102 Neuens Rd Unit A302 Houston, TX	1.0	1.0	886	$1,075	$1.21	23d	1	0.61mi
10122 Shadow Wood Dr #12 Houston, TX	2.0	1.0	1020	$1,400	$1.37	23d	1	0.61mi
1776 Gessner Rd Houston, TX	1.0–4.0	1.0–2.0	934	$1,076	$1.15	45d	11	0.72mi
9999 Kempwood Dr Houston, TX	1.0–2.0	1.0–2.0	932	$1,552	$1.66	45d	31	0.80mi
10100 Kempwood Dr Houston, TX	1.0	1.0	886	$1,574	$1.78	0d	26	0.82mi
10214 Londonderry Dr Houston, TX	3.0	2.0	1606	$2,600	$1.62	45d	1	0.83mi
10105 Kempwood Dr Houston, TX	1.0–3.0	1.0–2.0	925	$1,224	$1.32	4d	24	0.84mi
10005 Kempwood Dr Houston, TX	2.0	2.0	1100	$1,213	$1.10	45d	1	0.89mi
10010 Kempwood Dr Houston, TX	1.0–2.0	1.0–2.0	755	$2,053	$2.72	45d	41	0.93mi
10010 Kempwood Dr Houston, TX	1.0–2.0	1.0–2.0	755	$1,377	$1.82	0d	28	0.93mi
1562 Gessner Rd Houston, TX	3.0	2.0	1130	$1,425	$1.26	16d	1	1.01mi
3125 Crestdale Dr Unit 2047 Houston, TX	2.0	2.0	900	$1,284	$1.43	12d	1	1.09mi
3125 Crestdale Dr Unit 1436 Houston, TX	3.0	2.0	1450	$1,599	$1.10	45d	1	1.09mi
3125 Crestdale Dr Unit 1091 Houston, TX	3.0	2.0	1450	$1,500	$1.03	45d	1	1.09mi
3125 Crestdale Dr Unit 2346 Houston, TX	3.0	2.0	1354	$1,499	$1.11	45d	1	1.09mi
3125 Crestdale Dr Unit 1057 Houston, TX	3.0	2.0	1241	$1,419	$1.14	45d	1	1.09mi
3125 Crestdale Dr Unit 1064 Houston, TX	3.0	2.0	1400	$1,399	$1.00	45d	1	1.09mi
3125 Crestdale Dr Unit 1185 Houston, TX	2.0	2.0	1150	$1,249	$1.09	45d	1	1.09mi
3125 Crestdale Dr Unit 1006 Houston, TX	3.0	2.0	1495	$1,629	$1.09	26d	1	1.09mi
3125 Crestdale Dr Unit 2523 Houston, TX	2.0	2.0	1080	$1,299	$1.20	45d	1	1.09mi
3125 Crestdale Dr Unit 1362 Houston, TX	2.0	2.0	1011	$1,289	$1.27	45d	1	1.09mi
3125 Crestdale Dr Unit 1006 Houston, TX	3.0	2.0	1500	$1,629	$1.09	45d	1	1.09mi
10850 Hammerly Blvd Houston, TX	1.0–2.0	1.0–2.0	882	$2,355	$2.67	0d	21	1.14mi
1888 Brittmoore Rd Houston, TX	1.0–2.0	1.0–2.0	904	$2,025	$2.24	0d	11	1.15mi
10221 Centrepark Dr Unit 10278 Houston, TX	2.0	2.0	1001	$1,198	$1.20	45d	1	1.15mi
10221 Centrepark Dr Unit 10254 Houston, TX	3.0	2.0	1386	$2,014	$1.45	45d	1	1.15mi
10221 Centrepark Dr Unit 2174 Houston, TX	2.0	2.0	1001	$1,391	$1.39	12d	1	1.15mi
10221 Centrepark Dr Unit 424 Houston, TX	2.0	2.0	1001	$1,367	$1.37	6d	1	1.15mi
10221 Centrepark Dr Unit 2148 Houston, TX	2.0	2.0	1001	$1,351	$1.35	0d	1	1.15mi
10221 Centrepark Dr Unit 3174 Houston, TX	3.0	2.0	1386	$2,090	$1.51	13d	1	1.15mi
10221 Centrepark Dr Unit 525 Houston, TX	3.0	2.0	1386	$2,039	$1.47	0d	1	1.15mi
3125 Crestdale Dr Houston, TX	3.0	3.0	1400	$1,749	$1.25	45d	1	1.17mi
1506 Witte Rd Unit 16 Houston, TX	3.0	2.0	1350	$1,549	$1.15	45d	1	1.17mi
10227 Centrepark Dr Houston, TX	2.0	2.0	1148	$1,558	$1.36	45d	1	1.20mi

HOA detail

• Monthly dues: $130 · $1,560/yr

Listing history 11 events

1. 2026-05-16
   status Pending 527-char remark

   Show marketing remark (527 chars)

   Charming 2-bedroom, 2.5-bath townhome located in the established Victorian Village community. This two-story unit offers approximately 1,452 sq ft of living space with a functional layout and spacious bedrooms, each with its own bathroom. Conveniently located near major highways, shopping, and dining, this property provides easy access to the Energy Corridor and surrounding areas. Great opportunity for homeowners or investors seeking value-add potential in a well-located Houston neighborhood. Property being sold as-is.

2. 2026-05-05
   price $114,999 527-char remark

   Show marketing remark (527 chars)

   Charming 2-bedroom, 2.5-bath townhome located in the established Victorian Village community. This two-story unit offers approximately 1,452 sq ft of living space with a functional layout and spacious bedrooms, each with its own bathroom. Conveniently located near major highways, shopping, and dining, this property provides easy access to the Energy Corridor and surrounding areas. Great opportunity for homeowners or investors seeking value-add potential in a well-located Houston neighborhood. Property being sold as-is.

3. 2026-05-05
   status Active 527-char remark

   Show marketing remark (527 chars)

   Charming 2-bedroom, 2.5-bath townhome located in the established Victorian Village community. This two-story unit offers approximately 1,452 sq ft of living space with a functional layout and spacious bedrooms, each with its own bathroom. Conveniently located near major highways, shopping, and dining, this property provides easy access to the Energy Corridor and surrounding areas. Great opportunity for homeowners or investors seeking value-add potential in a well-located Houston neighborhood. Property being sold as-is.

4. 2026-05-05
   status Pending 527-char remark

   Show marketing remark (527 chars)

   Charming 2-bedroom, 2.5-bath townhome located in the established Victorian Village community. This two-story unit offers approximately 1,452 sq ft of living space with a functional layout and spacious bedrooms, each with its own bathroom. Conveniently located near major highways, shopping, and dining, this property provides easy access to the Energy Corridor and surrounding areas. Great opportunity for homeowners or investors seeking value-add potential in a well-located Houston neighborhood. Property being sold as-is.

5. 2026-04-28
   status Pending 527-char remark

   Show marketing remark (527 chars)

   Charming 2-bedroom, 2.5-bath townhome located in the established Victorian Village community. This two-story unit offers approximately 1,452 sq ft of living space with a functional layout and spacious bedrooms, each with its own bathroom. Conveniently located near major highways, shopping, and dining, this property provides easy access to the Energy Corridor and surrounding areas. Great opportunity for homeowners or investors seeking value-add potential in a well-located Houston neighborhood. Property being sold as-is.

6. 2026-04-25
   status Active 527-char remark

   Show marketing remark (527 chars)

   Charming 2-bedroom, 2.5-bath townhome located in the established Victorian Village community. This two-story unit offers approximately 1,452 sq ft of living space with a functional layout and spacious bedrooms, each with its own bathroom. Conveniently located near major highways, shopping, and dining, this property provides easy access to the Energy Corridor and surrounding areas. Great opportunity for homeowners or investors seeking value-add potential in a well-located Houston neighborhood. Property being sold as-is.

7. 2026-04-04
   status Pending 527-char remark

   Show marketing remark (527 chars)

   Charming 2-bedroom, 2.5-bath townhome located in the established Victorian Village community. This two-story unit offers approximately 1,452 sq ft of living space with a functional layout and spacious bedrooms, each with its own bathroom. Conveniently located near major highways, shopping, and dining, this property provides easy access to the Energy Corridor and surrounding areas. Great opportunity for homeowners or investors seeking value-add potential in a well-located Houston neighborhood. Property being sold as-is.

8. 2026-04-04
   historical 527-char remark

   Show marketing remark (527 chars)

   Charming 2-bedroom, 2.5-bath townhome located in the established Victorian Village community. This two-story unit offers approximately 1,452 sq ft of living space with a functional layout and spacious bedrooms, each with its own bathroom. Conveniently located near major highways, shopping, and dining, this property provides easy access to the Energy Corridor and surrounding areas. Great opportunity for homeowners or investors seeking value-add potential in a well-located Houston neighborhood. Property being sold as-is.

9. 2026-03-20
   listed $125,900 Active 527-char remark

   Show marketing remark (527 chars)

   Charming 2-bedroom, 2.5-bath townhome located in the established Victorian Village community. This two-story unit offers approximately 1,452 sq ft of living space with a functional layout and spacious bedrooms, each with its own bathroom. Conveniently located near major highways, shopping, and dining, this property provides easy access to the Energy Corridor and surrounding areas. Great opportunity for homeowners or investors seeking value-add potential in a well-located Houston neighborhood. Property being sold as-is.

10. 1995-06-06
    soldstatus
11. 1994-09-01
    soldstatus $30,000

ⓘ 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: $4,036 · $336/mo
• Projected year-2 tax: $4,036 · $336/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,570
• − Mortgage interest: −$6,442
• − Property taxes: −$4,036
• − Insurance: −$575
• − Repairs & maintenance: −$1,566
• − Management: −$1,566
• − HOA: −$1,560
• − Depreciation: −$3,345
• Taxable income: $480
• Est. tax owed @ 24.0%: −$115
• After-tax cash flow: $1,937/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: Spring Branch ISD
• NCES district ID: 4841100
• Math proficiency: 47% ▼ -4.00%
• Reading proficiency: 46% ▼ -1.00%
• Median HH income: $60,311
• Composite: 40.88/100
• National rank: #3624
• State rank: #215 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): 29,048
• Household income: $79,359
• Rent vs Own: 47.2% rent · 52.8% own
• Severe rent burden: 1667.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Hispanic / Latino 44% White 37% Two or more races 25% Black 8% Asian 6%
• Hispanic origin (detail): Mexican 24% Puerto Rican 3%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 2%
• Foreign-born: 31% · Canada, China, Vietnam
• Languages at home: 52% English-only · Spanish 36% French/Haitian/Cajun 2% Vietnamese 1%

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: ▼ -283.51%
• Current HPI: 286.4053
• Rent YoY: ▼ -0.86%
• 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

+283.3% since first listed

11 events — show timeline

• 2026-05-16 Pending — HARMLS
• 2026-05-05 Price Changed $114,999 HARMLS
• 2026-05-05 Relisted — HARMLS
• 2026-05-05 Pending — HARMLS
• 2026-04-28 Pending — HARMLS
• 2026-04-25 Relisted — HARMLS
• 2026-04-04 Pending — HARMLS
• 2026-04-04 Listing Removed — HARMLS
• 2026-03-20 Listed $125,900 HARMLS
• 1995-06-06 Sold (Public Records) — Public Records
• 1994-09-01 Sold (Public Records) $30,000 Public Records

Property tax history

+7.4%/yr

Latest (2025): $4,036 · -0.2% YoY. Source: county tax records.