2100 Tanglewilde St #312 · Houston, TX 77063

$95,000

1 bd · 1.0 ba · 1,033 sqft · Condo public records · 199 Days on market

Built 1969 $92/sqft · 30% below area Est $137k · 30% under $450/mo HOA · 34% of rent

---

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 +8.9/10.0
• Cash flow +6.3/30.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +0.9/5.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully updated condo in a prime location, featuring fresh paint, laminate and tile flooring throughout (no carpet), high cathedral ceilings, a wood-burning fireplace, and a private covered balcony. The spacious kitchen offers modern lighting and ample storage, while the oversized bedroom includes a walk-in closet. Enjoy an assigned covered carport in a prime community location, plus access to multiple pools, a fitness center, and a 24-hour manned gate. HOA covers all utilities, including electricity, water, sewer, trash, landscaping, and security. First-time homebuyers welcome. A great opportunity for low-maintenance living with exceptional amenities.

Key facts

• Fresh paint
• Strong lease terms
• Updated unit

Tags

• CASH FLOWING PROPERTY
• STRONG LEASE TERMS
• UPDATED UNIT
• PRIME LOCATION
• FRESH PAINT
• DURABLE LAMINATE FLOORING

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $95k.

Deal economics

• At list price, monthly cash flow is $-169 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $65k (31.5% below list).
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $65k (31.5% below list) — sets the bar for cash-flow.
• Cap rate 4.2% 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 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 $657 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 199 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y ago; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $95k implies a 443% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; HOA is 34% of rent.
• Climate carrying-cost: 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 $65,106 (31.5% 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 199 days. Have you received any prior offers? Is the seller open to a 31% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. 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?
12. 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.
13. 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.
14. 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: 1.39% ✓
• Cap rate: 4.16%
• Cash-on-cash: -7.63%
• DSCR: 0.66
• GRM: 6.0

CMA / ARV

• ARV (median comp): $136,524
• List price: $95,000
• Delta: -30.41%
• 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: -36.5%
• Equity multiple: -0.12×
• Total profit: $-29,683
• Equity at exit: $14,165

10-year hold

• IRR: —
• Equity multiple: -1.00×
• Total profit: $-53,220
• Equity at exit: $8,214

Cash invested: $26,600 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,321 high
• Mortgage (P&I): −$498
• Tax from tax record: −$225 /mo · $2,704/yr
• Insurance: −$40
• HOA: −$450
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $-169

Break-even live

Break-even rent $1,536

Max offer price $65,106

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: $23,750
• Closing costs: $2,850
• 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	43d	5	0.04mi
2033 S Gessner Rd Unit 2174 Houston, TX	2.0	2.0	1493	$2,149	$1.44	11d	1	0.14mi
2033 S Gessner Rd Unit 2070 Houston, TX	2.0	2.0	1493	$2,160	$1.45	12d	1	0.14mi
2033 S Gessner Rd Unit 1174 Houston, TX	1.0	1.0	742	$1,405	$1.89	14d	1	0.14mi
2033 S Gessner Rd Unit 2054 Houston, TX	1.0	1.0	742	$1,330	$1.79	43d	1	0.14mi
2033 S Gessner Rd Unit 2048 Houston, TX	1.0	1.0	742	$1,410	$1.90	14d	1	0.14mi
2033 S Gessner Rd Unit 2187 Houston, TX	2.0	2.0	1493	$2,149	$1.44	3d	1	0.14mi
2033 S Gessner Rd Unit 2165 Houston, TX	2.0	2.0	1493	$2,117	$1.42	3d	1	0.14mi
2033 S Gessner Rd Unit 2054 Houston, TX	1.0	1.0	742	$1,301	$1.75	11d	1	0.14mi
2033 S Gessner Rd Unit 324 Houston, TX	1.0	1.0	742	$1,262	$1.70	7d	1	0.14mi
2033 S Gessner Rd Unit 1112 Houston, TX	1.0	1.0	742	$1,259	$1.70	3d	1	0.14mi
2033 S Gessner Rd Unit 422 Houston, TX	2.0	2.0	1493	$2,125	$1.42	7d	1	0.14mi
2033 S Gessner Rd Unit 1047 Houston, TX	1.0	1.0	742	$1,301	$1.75	3d	1	0.14mi
2061 S Gessner Rd Unit 260 Houston, TX	2.0	2.0	1244	$1,874	$1.51	43d	1	0.16mi
9449 Briar Forest Dr Houston, TX	1.0–4.0	1.0–2.5	1341	$740	$0.55	1d	44	0.23mi
2401 S Gessner Rd Houston, TX	2.0	2.0	1196	$1,660	$1.39	43d	1	0.24mi
2401 S Gessner Rd Houston, TX	1.0	1.0	990	$1,224	$1.24	12d	1	0.24mi
14 S Gessner Rd Houston, TX	2.0	2.0	1050	$1,115	$1.06	18d	1	0.26mi
14 S Gessner Rd Houston, TX	2.0	2.0	1050	$1,115	$1.06	43d	1	0.26mi
2401 S Gessner Rd Unit 1187 Houston, TX	1.0	1.0	990	$1,232	$1.24	3d	1	0.27mi
2401 S Gessner Rd Unit 2187 Houston, TX	2.0	2.0	1214	$1,432	$1.18	3d	1	0.27mi
2401 S Gessner Rd Apt 323 Houston, TX	1.0	1.0	990	$1,235	$1.25	7d	1	0.27mi
2401 S Gessner Rd Unit 2422 Houston, TX	1.0	1.0	990	$1,274	$1.29	11d	1	0.27mi
2401 S Gessner Rd Unit 424 Houston, TX	2.0	2.0	1214	$1,440	$1.19	7d	1	0.27mi
2401 S Gessner Rd Unit 2422 Houston, TX	1.0	1.0	986	$1,270	$1.29	14d	1	0.27mi
2401 S Gessner Rd Unit 2458 Houston, TX	2.0	2.0	1196	$1,545	$1.29	43d	1	0.27mi
2401 S Gessner Rd Unit 2438 Houston, TX	2.0	2.0	1214	$1,464	$1.21	11d	1	0.27mi
2200 S Gessner Rd Unit 2251 Houston, TX	1.0	1.0	712	$742	$1.04	12d	1	0.30mi
2200 S Gessner Rd Unit 2274 Houston, TX	1.0	1.0	712	$802	$1.13	14d	1	0.30mi
2200 S Gessner Rd Unit 2274 Houston, TX	1.0	1.0	712	$750	$1.05	3d	1	0.30mi
2200 S Gessner Rd Unit 321 Houston, TX	1.0	1.0	712	$753	$1.06	7d	1	0.30mi
2200 S Gessner Rd Unit 1162 Houston, TX	1.0	1.0	712	$753	$1.06	5d	1	0.30mi
2200 S Gessner Rd Unit 2257 Houston, TX	2.0	2.0	1311	$1,106	$0.84	3d	1	0.30mi
2200 S Gessner Rd Unit 424 Houston, TX	2.0	2.0	1311	$1,114	$0.85	7d	1	0.30mi
9550 Ella Lee Ln Houston, TX	1.0–2.0	1.0–2.0	944	$690	$0.73	2d	26	0.31mi
2200 S Gessner Rd Unit 1047 Houston, TX	1.0	1.0	712	$793	$1.11	11d	1	0.31mi
2407 S Gessner Rd Houston, TX	2.0	2.0	1269	$1,855	$1.46	24d	1	0.33mi
2222 Westerland Dr Houston, TX	1.0–3.0	1.0–2.5	1355	$899	$0.66	3d	6	0.37mi
2630 Tanglewilde St Houston, TX	1.0	1.0	863	$1,338	$1.55	14d	1	0.38mi
2630 Tanglewood ST Houston, TX	2.0	1.0–2.0	877	$1,456	$1.66	2d	28	0.38mi

HOA detail condo

• Monthly dues: $450 · $5,400/yr
• Likely covers: watersewertrashelectriclandscapingpoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 35 events

1. 2026-06-18
   price $95,000 Active 199 DOM
2. 2026-06-18
   days on market $100,000 Active 199 DOM
3. 2026-06-17
   days on market $100,000 Active 198 DOM
4. 2026-06-16
   days on market $100,000 Active 197 DOM
5. 2026-06-15
   days on market $100,000 Active 196 DOM
6. 2026-06-13
   days on market $100,000 Active 194 DOM
7. 2026-06-10
   days on market $100,000 Active 190 DOM
8. 2026-06-08
   days on market $100,000 Active 189 DOM
9. 2026-06-07
   days on market $100,000 Active 188 DOM
10. 2026-06-04
    days on market $100,000 Active 185 DOM
11. 2026-06-01
    days on market $100,000 Active 182 DOM
12. 2026-05-31
    days on market $100,000 Active 181 DOM
13. 2026-05-07
    price $100,000 671-char remark

    Show marketing remark (671 chars)

    Beautifully updated condo in a prime location, featuring fresh paint, laminate and tile flooring throughout (no carpet), high cathedral ceilings, a wood-burning fireplace, and a private covered balcony. The spacious kitchen offers modern lighting and ample storage, while the oversized bedroom includes a walk-in closet. Enjoy an assigned covered carport in a prime community location, plus access to multiple pools, a fitness center, and a 24-hour manned gate. HOA covers all utilities, including electricity, water, sewer, trash, landscaping, and security. First-time homebuyers welcome. A great opportunity for low-maintenance living with exceptional amenities.

14. 2026-04-21
    price $101,000 671-char remark

    Show marketing remark (671 chars)

    Beautifully updated condo in a prime location, featuring fresh paint, laminate and tile flooring throughout (no carpet), high cathedral ceilings, a wood-burning fireplace, and a private covered balcony. The spacious kitchen offers modern lighting and ample storage, while the oversized bedroom includes a walk-in closet. Enjoy an assigned covered carport in a prime community location, plus access to multiple pools, a fitness center, and a 24-hour manned gate. HOA covers all utilities, including electricity, water, sewer, trash, landscaping, and security. First-time homebuyers welcome. A great opportunity for low-maintenance living with exceptional amenities.

15. 2026-03-02
    price $105,000 671-char remark

    Show marketing remark (671 chars)

    Beautifully updated condo in a prime location, featuring fresh paint, laminate and tile flooring throughout (no carpet), high cathedral ceilings, a wood-burning fireplace, and a private covered balcony. The spacious kitchen offers modern lighting and ample storage, while the oversized bedroom includes a walk-in closet. Enjoy an assigned covered carport in a prime community location, plus access to multiple pools, a fitness center, and a 24-hour manned gate. HOA covers all utilities, including electricity, water, sewer, trash, landscaping, and security. First-time homebuyers welcome. A great opportunity for low-maintenance living with exceptional amenities.

16. 2025-12-01
    listed $115,000 Active 671-char remark

    Show marketing remark (671 chars)

    Beautifully updated condo in a prime location, featuring fresh paint, laminate and tile flooring throughout (no carpet), high cathedral ceilings, a wood-burning fireplace, and a private covered balcony. The spacious kitchen offers modern lighting and ample storage, while the oversized bedroom includes a walk-in closet. Enjoy an assigned covered carport in a prime community location, plus access to multiple pools, a fitness center, and a 24-hour manned gate. HOA covers all utilities, including electricity, water, sewer, trash, landscaping, and security. First-time homebuyers welcome. A great opportunity for low-maintenance living with exceptional amenities.

17. 2025-08-23
    status Pending
18. 2025-08-21
    historical
19. 2025-06-17
    listed $115,000 Active
20. 2024-11-11
    historical
21. 2024-09-20
    listed $129,995 Active
22. 2022-12-17
    historical
23. 2022-12-09
    status Active
24. 2022-12-07
    status Option Pending
25. 2022-10-21
    price $134,000
26. 2022-10-05
    price $139,000
27. 2022-09-22
    listed $145,000 Active
28. 2020-10-21
    soldstatus
29. 2020-10-19
    soldstatus Sold
30. 2020-09-30
    status Pending
31. 2020-09-21
    status Option Pending
32. 2020-09-13
    listed $91,900 Active
33. 2003-12-11
    soldstatus
34. 1996-03-20
    soldstatus
35. 1988-11-01
    soldstatus $17,500

ⓘ 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: $2,704 · $225/mo
• Projected year-2 tax: $2,704 · $225/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 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: $15,856
• − Mortgage interest: −$5,321
• − Property taxes: −$2,704
• − Insurance: −$475
• − Repairs & maintenance: −$1,269
• − Management: −$1,269
• − HOA: −$5,400
• − Depreciation: −$2,764
• Taxable loss: −$3,345
• Est. tax savings @ 24.0%: +$803
• After-tax cash flow: $-1,228/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

+471.4% since first listed

23 events — show timeline

• 2026-05-07 Price Changed $100,000 HARMLS
• 2026-04-21 Price Changed $101,000 HARMLS
• 2026-03-02 Price Changed $105,000 HARMLS
• 2025-12-01 Listed $115,000 HARMLS
• 2025-08-23 Pending — HARMLS
• 2025-08-21 Listing Removed — HARMLS
• 2025-06-17 Listed $115,000 HARMLS
• 2024-11-11 Listing Removed — HARMLS
• 2024-09-20 Listed $129,995 HARMLS
• 2022-12-17 Listing Removed — HARMLS
• 2022-12-09 Relisted — HARMLS
• 2022-12-07 Pending — HARMLS
• 2022-10-21 Price Changed $134,000 HARMLS
• 2022-10-05 Price Changed $139,000 HARMLS
• 2022-09-22 Listed $145,000 HARMLS
• 2020-10-21 Sold (Public Records) — Public Records
• 2020-10-19 Sold (MLS) — HARMLS
• 2020-09-30 Pending — HARMLS
• 2020-09-21 Pending — HARMLS
• 2020-09-13 Listed $91,900 HARMLS
• 2003-12-11 Sold (Public Records) — Public Records
• 1996-03-20 Sold (Public Records) — Public Records
• 1988-11-01 Sold (Public Records) $17,500 Public Records

Property tax history

+2.0%/yr

Latest (2025): $2,704 · -1.7% YoY. Source: county tax records.