3500 Tangle Brush Dr #14 · The Woodlands, TX 77381

$105,000

1 bd · 1.0 ba · 691 sqft · Condo · 15 Days on market

Built 1981 Good condition $152/sqft · 25% below area Est $139k · 25% under $360/mo HOA · 28% of rent

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Why this score? — see what drove the C- 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
• Cash flow +9.6/30.0
• 1% rule +7.2/10.0
• Schools +7.0/10.0
• Livability +4.5/5.0
• Condition / age +3.8/5.0
• Rent growth +3.0/5.0
• DSCR +2.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover your dream retreat in this charming, updated second-story condo nestled in the heart of The Woodlands! Enjoy the luxury of scenic walking & biking trails just behind your home, leading to the serene Creekwood Park, where you can unwind by the community pool, fish, or play tennis. This stunning condo is just 3 miles from the bustling Woodlands Town Center, Market Street, and The Woodlands Mall, offering a variety of shopping and dining experiences. Inside, you'll be captivated by the soaring vaulted ceilings in both the family room and bedroom, creating an expansive & airy atmosphere. The inviting slate fireplace, elegant new light fixtures, and beautiful granite countertops in the kitchen & bath elevate the space. With updated appliances included. This condo is both stylish & functional. Step out onto your private balcony for peaceful moments, and enjoy additional storage for your convenience. With only an electric bill to manage, this condo is move-in ready & waiting for you!

Key facts

• Community pool
• Biking trails
• Creekwood park

Tags

• SCENIC WALKING TRAILS
• BIKING TRAILS
• CREEKWOOD PARK
• COMMUNITY POOL
• PLAY TENNIS
• WOODLANDS TOWN CENTER

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $105k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-70 ($-844/yr) — negative.
• To cash-flow at today's rent, offer at most $95k (9.7% below list).
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $95k (9.7% below list) — sets the bar for cash-flow.
• Cap rate 5.5% vs local median 2.2% in The Woodlands — 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 91/100 on livability (#1 in TX, #47 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living D-.
• Conroe ISD (other): math 57% / reading 57% proficiency, ranked #69 of 826 in TX (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Glen Loch El (math 52% / reading 47%, grade D, #865 of 4,322 statewide, top 21%, 535 students, 48% FRL); Mccullough J H (math 82% / reading 81%, grade A+, #9 of 1,662 statewide, top 1%, 2,178 students, 14% FRL); Conroe H S (math 32% / reading 51%, grade F, #767 of 1,632 statewide, top 47%, 4,915 students, 61% FRL).
• Market conditions: Rents rising (+2.1%/yr); 386 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 57d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 13,259 units permitted in Montgomery County in 2024 (1,402 in 5+ unit buildings).
• This rent is only 11% of the median local income ($144k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Montgomery County population projected at +65% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask is 9900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,817 (9.7% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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.
7. 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.
8. 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: 1.22% ✓
• Cap rate: 5.49%
• Cash-on-cash: -2.87%
• DSCR: 0.87
• GRM: 6.8

CMA / ARV

• ARV (median comp): $139,140
• List price: $105,000
• Delta: -24.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3500 Tangle Brush Dr #6	0.07mi	1/1.0	691 (0%)	2mo	$110,000	$159	95
3500 Tangle Brush Dr #99	0.03mi	1/1.0	675 (-2%)	3mo	$108,000	$160	92
3500 Tangle Brush Dr #72	0.00mi	1/1.0	675 (-2%)	4mo	$104,990	$156	92
3500 Tangle Brush Dr #188	0.13mi	1/1.0	701 (+1%)	2mo	$117,000	$167	90
3500 Tangle Brush Dr #138	0.15mi	1/1.0	725 (+5%)	4mo	$119,000	$164	82
3500 Tangle Brush Dr #150	0.13mi	1/1.0	644 (-7%)	3mo	$125,000	$194	80
3500 Tangle Brush Dr #152	0.15mi	1/1.0	725 (+5%)	6mo	$150,000	$207	80
3500 Tangle Brush Dr #40	0.13mi	1/1.0	650 (-6%)	6mo	$129,000	$198	79
3500 Tangle Brush Dr #217	0.15mi	1/1.0	747 (+8%)	8mo	$115,000	$154	73
3500 Tangle Brush Dr #50	0.07mi	1/1.0	606 (-12%)	8mo	$109,990	$182	70
3500 Tangle Brush Dr #56	0.13mi	1/1.0	612 (-11%)	7mo	$85,000	$139	69
3500 Tangle Brush Dr Unit 170451	0.09mi	2/1.5 (+1)	823 (+19%)	3mo	$170,000	$207	61

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 · 2.09% rent growth · sell at horizon

5-year hold

• IRR: -22.4%
• Equity multiple: 0.24×
• Total profit: $-22,422
• Equity at exit: $15,656

10-year hold

• IRR: -19.5%
• Equity multiple: 0.01×
• Total profit: $-29,017
• Equity at exit: $9,078

Cash invested: $29,400 (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 →

Active competition Active MLS

• For sale now: 0 active · 1 under contract

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77381

• Home prices YoY: -31.0%
• Rents YoY: 2.1%
• Active inventory: 386
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,285 high
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$360
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $-70

Break-even live

Break-even rent $1,374

Max offer price $94,817

Occupancy floor —

Sensitivity live

Price	-10% $2	-5% $-34	+0% $-70	+5% $-107	+10% $-143
Rent	-10% $-172	-5% $-121	+0% $-70	+5% $-20	+10% $31
Rate	-1.0pp $-17	-0.5pp $-44	base $-70	+0.5pp $-98	+1.0pp $-125

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: $26,250
• Closing costs: $3,150
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3451 Tangle Brush Dr The Woodlands, TX	1.0–3.0	1.0–1.5	825	$1,110	$1.35	57d	1	0.11mi
333 Holly Creek Ct The Woodlands, TX	1.0–3.0	1.0–2.0	850	$1,025	$1.21	140d	1	1.01mi
351 Holly Creek Ct The Woodlands, TX	1.0	1.0	722	$1,090	$1.51	32d	1	1.10mi
429 Holly Creek Ct #129 The Woodlands, TX	1.0	1.0	632	$1,050	$1.66	1d	1	1.10mi
365 Holly Creek Ct Unit 118 The Woodlands, TX	1.0	1.0	683	$910	$1.33	70d	1	1.10mi
365 Holly Creek Ct The Woodlands, TX	1.0	1.0	632	$1,036	$1.64	20d	1	1.10mi
4407 S Panther Creek Dr Spring, TX	1.0–2.0	1.0	645	$1,019	$1.58	140d	1	1.13mi

HOA detail $360/mo · $4,320/yr condo

• Likely covers: electricpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-09-25
   days on market $105,000 Active 15 DOM
2. 2026-09-24
   days on market $105,000 Active 14 DOM
3. 2026-09-23
   days on market $105,000 Active 13 DOM
4. 2026-09-22
   days on market $105,000 Active 12 DOM
5. 2026-09-21
   days on market $105,000 Active 11 DOM
6. 2026-09-20
   days on market $105,000 Active 10 DOM
7. 2026-09-19
   days on market $105,000 Active 9 DOM
8. 2026-09-18
   days on market $105,000 Active 8 DOM
9. 2026-09-17
   days on market $105,000 Active 7 DOM
10. 2026-09-16
    days on market $105,000 Active 6 DOM
11. 2026-09-15
    days on market $105,000 Active 5 DOM
12. 2026-09-14
    days on market $105,000 Active 4 DOM
13. 2026-09-13
    days on market $105,000 Active 3 DOM
14. 2026-09-12
    days on market $105,000 Active 2 DOM
15. 2026-09-11
    pricedays on marketlisting id $105,000 Active 1 DOM
16. 2026-09-05
    days on market $115,900 Active 213 DOM
17. 2026-09-04
    days on market $115,900 Active 212 DOM
18. 2026-08-31
    days on market $115,900 Active 208 DOM
19. 2026-08-29
    days on market $115,900 Active 206 DOM
20. 2026-08-28
    days on market $115,900 Active 205 DOM
21. 2026-08-27
    days on market $115,900 Active 204 DOM
22. 2026-08-26
    days on market $115,900 Active 203 DOM
23. 2026-08-25
    days on market $115,900 Active 202 DOM
24. 2026-08-24
    days on market $115,900 Active 201 DOM
25. 2026-08-23
    days on market $115,900 Active 200 DOM
26. 2026-08-22
    days on market $115,900 Active 199 DOM
27. 2026-08-21
    days on market $115,900 Active 198 DOM
28. 2026-08-20
    days on market $115,900 Active 197 DOM
29. 2026-08-19
    days on market $115,900 Active 196 DOM
30. 2026-08-18
    days on market $115,900 Active 195 DOM
31. 2026-08-17
    days on market $115,900 Active 194 DOM
32. 2026-08-16
    days on market $115,900 Active 193 DOM
33. 2026-08-15
    days on market $115,900 Active 192 DOM
34. 2026-08-14
    days on market $115,900 Active 191 DOM
35. 2026-08-13
    days on market $115,900 Active 190 DOM
36. 2026-08-12
    days on market $115,900 Active 189 DOM
37. 2026-08-11
    days on market $115,900 Active 188 DOM
38. 2026-08-10
    days on market $115,900 Active 187 DOM
39. 2026-08-09
    days on market $115,900 Active 186 DOM
40. 2026-08-08
    days on market $115,900 Active 185 DOM
41. 2026-08-06
    days on market $115,900 Active 183 DOM
42. 2026-08-05
    days on market $115,900 Active 182 DOM
43. 2026-08-04
    days on market $115,900 Active 181 DOM
44. 2026-08-03
    days on market $115,900 Active 180 DOM
45. 2026-07-31
    days on market $115,900 Active 177 DOM
46. 2026-07-30
    days on market $115,900 Active 175 DOM
47. 2026-07-28
    days on market $115,900 Active 174 DOM
48. 2026-07-26
    days on market $115,900 Active 172 DOM
49. 2026-07-24
    days on market $115,900 Active 170 DOM
50. 2026-07-23
    days on market $115,900 Active 169 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 25 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $15,422
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,234
• − Management: −$1,234
• − HOA: −$4,320
• − Depreciation: −$3,055
• Taxable loss: −$2,402
• Est. tax savings @ 24.0%: +$576
• After-tax cash flow: $-268/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab Est. rehab $3,455–$10,365 screening

This well-maintained second-story condo in The Woodlands offers a good condition with a good ROI potential for both resale and rental.

Value-add opportunities

• Resale Paint the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Resale Replace the front door — A new front door can improve the home's curb appeal and security. ↑
• Rental Clean the gutters — Clean gutters can prevent water damage and improve the home's overall appearance. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 70/100

Zoned Schools

Elementary Glen Loch El D TX #865/4,322 Nat'l #12,785/41,679 Middle Mccullough J H A+ TX #9/1,662 Nat'l #227/14,009 High The Woodlands H S A- TX #53/1,632 Nat'l #1,271/17,239

Schools (NCES district)

• District: Conroe ISD
• NCES district ID: 4815000
• Math proficiency: 57% ▼ -6.00%
• Reading proficiency: 57% ▼ -1.00%
• Median HH income: $71,541
• Composite: 50.65/100
• National rank: #1833
• State rank: #69 of 826 in TX

A Composite livability gradescore 91/100

Livability — The Woodlands

• Score: 91/100
• State rank: #1
• US rank: #47

Category grades

Amenities A+ Commute A+ Cost of living D- Crime A- Employment A+ Housing A+ Health & safety A- User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: The Woodlands, TX
• County: Montgomery County · 713,896 people
• City population: 106,505
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 36,139
• Household income: $143,565
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 12% of renters

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Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 713,896 people
• By 2030: 805,263 · +12.8%
• By 2040: 992,708 · +39.1%
• By 2050: 1,179,590 · +65.2%
• By 2075: 1,628,084 · +128.1%
• By 2100: 1,937,880 · +171.5%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 16% Two or more races 11% Asian 5% Black 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 4% Lithuanian 3% Serbian 3%
• Foreign-born: 18% · Canada, China, Dominican Republic
• Languages at home: 81% English-only · Spanish 11% Other Indo-European 2% Chinese 2%

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Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+45.5) · D 26.8% · R 72.3%
• 2008→2024 swing: +7.2pp toward D · 2008: -52.7pp · 2024: -45.5pp
• All cycles: 2024: R+45.5 2020: R+43.8 2016: R+51.4 2012: R+60.7 2008: R+52.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -122.06%
• Current HPI: 271.7165
• Rent YoY: ▲ 2.09%
• Metro: Houston-The Woodlands-Sugar Land, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

-98.9% since first listed

6 events — show timeline

• 2026-02-06 Listed for Rent $1,050 HARMLS
• 2026-02-04 Listed $115,900 HARMLS
• 2026-02-04 Listing Removed — HARMLS
• 2025-07-25 Listed $124,900 HARMLS
• 2017-01-15 Listing Removed — HARMLS
• 2016-11-30 Listed $99,000 HARMLS