4102 Sherwood Ln #12 · Houston, TX 77092

$99,500

2 bd · 1.0 ba · 900 sqft · Condo public records · 90 Days on market

Built 1967 $111/sqft · 71% below area $174/mo HOA · 15% 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).

• Cash flow +19.0/30.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• DSCR +6.0/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a great investment flip or to add your personal touches on a single-family home? Take a look at this conveniently located patio home which offers 2 large bedrooms, a shared large bathroom, kitchen open to living area, fully fenced backyard & two dedicated parking spaces! Fridge, washer & dryer are included. Enhancements to the home include the storm window treatments on every window in this home to protect from severe Houston weather! Great investment opportunity or first-time buyer home! Easy access to I-610 & Hwy 290. Home is being sold as is. Don't delay! Book your private viewing today!

Key facts

• Easy access to i-610
• 1.72 acre lot
• Built 1967

Tags

• FULLY FENCED BACKYARD
• EASY ACCESS TO I-610
• EASY ACCESS TO HWY 290

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: schools D, 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.
• Market conditions: Rents soft (-2.4%/yr); 195 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 14d 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 $688 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 90 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $93,530 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.16% ✓
• Cap rate: 7.54%
• Cash-on-cash: 4.46%
• DSCR: 1.20
• GRM: 7.2

CMA / ARV

• ARV (median comp): $346,802
• List price: $99,500
• Delta: -71.31%
• 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: -13.2%
• Equity multiple: 0.54×
• Total profit: $-12,829
• Equity at exit: $14,836

10-year hold

• IRR: -10.9%
• Equity multiple: 0.45×
• Total profit: $-15,412
• Equity at exit: $8,603

Cash invested: $27,860 (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 77092

• Home prices YoY: -21.9%
• Rents YoY: -2.4%
• Active inventory: 195
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,157 high
• Mortgage (P&I): −$522
• Tax from tax record: −$74 /mo · $883/yr
• Insurance: −$41
• HOA: −$174
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $104

Break-even live

Break-even rent $1,026

Max offer price $99,500

Occupancy floor 86%

Sensitivity live

Price	-10% $160	-5% $132	+0% $104	+5% $75	+10% $47
Rent	-10% $12	-5% $58	+0% $104	+5% $149	+10% $195
Rate	-1.0pp $154	-0.5pp $129	base $104	+0.5pp $78	+1.0pp $51

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4300 Sherwood Ln Unit 1047 Houston, TX	1.0	1.0	750	$915	$1.22	0d	1	0.14mi
4300 Sherwood Ln Unit 2047 Houston, TX	2.0	2.0	1010	$1,019	$1.01	0d	1	0.14mi
4300 Sherwood Ln Houston, TX	1.0	1.0	750	$874	$1.17	13d	1	0.14mi
4300 Sherwood Ln Houston, TX	1.0–2.0	1.0–2.0	815	$1,255	$1.54	8d	1	0.14mi
4300 Sherwood Ln Unit 4321 Houston, TX	1.0	1.0	750	$920	$1.23	16d	1	0.15mi
4300 Sherwood Ln Unit 422 Houston, TX	2.0	2.0	1010	$1,035	$1.02	8d	1	0.15mi
4300 Sherwood Ln Unit 424 Houston, TX	2.0	2.0	1010	$1,035	$1.02	6d	1	0.15mi
4300 Sherwood Ln Unit 321 Houston, TX	1.0	1.0	750	$885	$1.18	8d	1	0.15mi
4300 Sherwood Ln Unit 4321 Houston, TX	1.0	1.0	750	$874	$1.17	0d	1	0.15mi
4300 Sherwood Ln Unit 4351 Houston, TX	1.0	1.0	750	$915	$1.22	44d	1	0.15mi
4300 Sherwood Ln Unit 421 Houston, TX	2.0	2.0	1010	$1,035	$1.02	5d	1	0.19mi
4300 Sherwood Ln Unit 1162 Houston, TX	1.0	1.0	750	$885	$1.18	6d	1	0.19mi
4000 W 34th St Unit 4057 Houston, TX	2.0	2.0	905	$1,124	$1.24	0d	1	0.20mi
4000 W 34th St Unit 2187 Houston, TX	2.0	2.0	905	$1,165	$1.29	0d	1	0.20mi
4217 Sherwood Ln Houston, TX	2.0	2.0	1010	$1,199	$1.19	44d	1	0.21mi
3800 Sherwood Ln Unit 174 Houston, TX	1.0	1.0	984	$895	$0.91	44d	1	0.22mi
3800 Sherwood Ln Unit 166 Houston, TX	2.0	1.0	800	$1,150	$1.44	44d	1	0.22mi
2931 N Becca Ln Houston, TX	1.0	1.0	684	$899	$1.31	21d	1	0.26mi
2931 N Becca Ln Houston, TX	1.0	1.0	684	$899	$1.31	44d	1	0.26mi
2931 N Becca Ln Houston, TX	2.0	1.0	864	$1,099	$1.27	25d	1	0.26mi
3900 Dacoma St Houston, TX	1.0	1.0	769	$1,351	$1.76	44d	1	0.34mi
2806 T C Jester Blvd Houston, TX	1.0	1.0	676	$825	$1.22	23d	1	0.36mi
2806 T C Jester Blvd Houston, TX	2.0	2.0	1050	$1,067	$1.02	19d	1	0.36mi
2806 T C Jester Blvd Houston, TX	1.0	1.0	676	$825	$1.22	14d	1	0.36mi
2806 T C Jester Blvd Houston, TX	2.0	2.0	1050	$1,067	$1.02	44d	1	0.36mi
4250 W 34th St Houston, TX	1.0–2.0	1.0–1.5	757	$1,699	$2.24	0d	21	0.37mi
4256 W 34th St Houston, TX	1.0	1.0	642	$979	$1.52	44d	1	0.37mi
6 W 34th St Houston, TX	2.0	2.0	1033	$1,649	$1.60	44d	1	0.39mi
3600 W T C Jester Blvd Houston, TX	1.0	1.0	650	$1,072	$1.65	8d	7	0.40mi
3606 W T C Jester Blvd Houston, TX	1.0	1.0	709	$1,200	$1.69	25d	1	0.40mi
3130 Mangum Rd #120 Houston, TX	2.0	2.0	1027	$909	$0.89	6d	1	0.47mi
3130 Mangum Rd Unit 7 Houston, TX	1.0	1.0	715	$899	$1.26	13d	1	0.48mi
2418 Wilde Rock Way Houston, TX	2.0	1.0	1110	$2,650	$2.39	44d	1	0.53mi
3239 Mangum Rd Houston, TX	2.0	2.0	975	$1,189	$1.22	44d	1	0.57mi
2713 W T C Jester Blvd Houston, TX	1.0	1.0	769	$1,351	$1.76	13d	1	0.68mi
3700 Watonga Blvd Unit 3751 Houston, TX	1.0	1.0	810	$739	$0.91	13d	1	0.68mi
3700 Watonga Blvd Unit 3774 Houston, TX	1.0	1.0	678	$785	$1.16	15d	1	0.68mi
3700 Watonga Blvd Unit 2162 Houston, TX	2.0	2.0	1022	$950	$0.93	8d	1	0.68mi
3700 Watonga Blvd Unit 1162 Houston, TX	1.0	1.0	810	$750	$0.93	8d	1	0.68mi
3700 Watonga Blvd Unit 3774 Houston, TX	1.0	1.0	810	$739	$0.91	0d	1	0.68mi

HOA detail condo

• Monthly dues: $174 · $2,088/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-16
   days on market $99,500 Pending 90 DOM
2. 2026-06-15
   days on market $99,500 Pending 89 DOM
3. 2026-06-13
   days on market $99,500 Pending 87 DOM
4. 2026-06-10
   statusdays on market $99,500 Pending 83 DOM
5. 2026-06-08
   days on market $99,500 Active 82 DOM
6. 2026-06-07
   pricedays on market $99,500 Active 81 DOM
7. 2026-06-04
   days on market $110,000 Active 78 DOM
8. 2026-06-01
   days on market $110,000 Active 75 DOM
9. 2026-05-31
   days on market $110,000 Active 74 DOM
10. 2026-05-13
    status Active 621-char remark

    Show marketing remark (621 chars)

    Looking for a great investment flip or to add your personal touches on a single-family home? Take a look at this conveniently located patio home which offers 2 large bedrooms, a shared large bathroom, kitchen open to living area, fully fenced backyard & two dedicated parking spaces! Fridge, washer & dryer are included. Enhancements to the home include the storm window treatments on every window in this home to protect from severe Houston weather! Great investment opportunity or first-time buyer home! Easy access to I-610 & Hwy 290. Home is being sold as is. Don't delay! Book your private viewing today!

11. 2026-05-06
    status Pending 621-char remark

    Show marketing remark (621 chars)

    Looking for a great investment flip or to add your personal touches on a single-family home? Take a look at this conveniently located patio home which offers 2 large bedrooms, a shared large bathroom, kitchen open to living area, fully fenced backyard & two dedicated parking spaces! Fridge, washer & dryer are included. Enhancements to the home include the storm window treatments on every window in this home to protect from severe Houston weather! Great investment opportunity or first-time buyer home! Easy access to I-610 & Hwy 290. Home is being sold as is. Don't delay! Book your private viewing today!

12. 2026-04-30
    status Active 621-char remark

    Show marketing remark (621 chars)

    Looking for a great investment flip or to add your personal touches on a single-family home? Take a look at this conveniently located patio home which offers 2 large bedrooms, a shared large bathroom, kitchen open to living area, fully fenced backyard & two dedicated parking spaces! Fridge, washer & dryer are included. Enhancements to the home include the storm window treatments on every window in this home to protect from severe Houston weather! Great investment opportunity or first-time buyer home! Easy access to I-610 & Hwy 290. Home is being sold as is. Don't delay! Book your private viewing today!

13. 2026-04-25
    status Pending 621-char remark

    Show marketing remark (621 chars)

    Looking for a great investment flip or to add your personal touches on a single-family home? Take a look at this conveniently located patio home which offers 2 large bedrooms, a shared large bathroom, kitchen open to living area, fully fenced backyard & two dedicated parking spaces! Fridge, washer & dryer are included. Enhancements to the home include the storm window treatments on every window in this home to protect from severe Houston weather! Great investment opportunity or first-time buyer home! Easy access to I-610 & Hwy 290. Home is being sold as is. Don't delay! Book your private viewing today!

14. 2026-03-18
    listed $110,000 Active 621-char remark

    Show marketing remark (621 chars)

    Looking for a great investment flip or to add your personal touches on a single-family home? Take a look at this conveniently located patio home which offers 2 large bedrooms, a shared large bathroom, kitchen open to living area, fully fenced backyard & two dedicated parking spaces! Fridge, washer & dryer are included. Enhancements to the home include the storm window treatments on every window in this home to protect from severe Houston weather! Great investment opportunity or first-time buyer home! Easy access to I-610 & Hwy 290. Home is being sold as is. Don't delay! Book your private viewing today!

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: $883 · $74/mo
• Projected year-2 tax: $1,821 · $152/mo
• Expected delta: +$938/yr (+$78/mo · 106.3%)

ⓘ 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 (shaded) · 24% 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,888
• − Mortgage interest: −$5,574
• − Property taxes: −$883
• − Insurance: −$498
• − Repairs & maintenance: −$1,111
• − Management: −$1,111
• − HOA: −$2,088
• − Depreciation: −$2,895
• Taxable loss: −$270
• Est. tax savings @ 24.0%: +$65
• After-tax cash flow: $1,307/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): 36,938
• Household income: $58,728
• Rent vs Own: 59.4% rent · 40.6% own
• Severe rent burden: 1979.0

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 0.56)
• Race & ethnicity: Hispanic / Latino 60% White 25% Two or more races 22% Black 11% Native American 3% Asian 2%
• Hispanic origin (detail): Mexican 45%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 30% · Canada
• Languages at home: 47% English-only · Spanish 50% Other Indo-European 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: ▼ -84.24%
• Current HPI: 300.5572
• Rent YoY: ▼ -2.36%
• 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

6 events — show timeline

• 2026-05-13 Relisted — HARMLS
• 2026-05-06 Pending — HARMLS
• 2026-04-30 Relisted — HARMLS
• 2026-04-25 Pending — HARMLS
• 2026-03-18 Listed $110,000 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+0.2%/yr

Latest (2025): $883 · +11.7% YoY. Source: county tax records.