7200 Clarewood Dr #1011 · Houston, TX 77036

$94,500

2 bd · 1.0 ba · 885 sqft · Condo · 342 Days on market

Built 1977 $428/mo HOA · 41% of rent

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Why this score? — see what drove the F 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 +7.5/15.0
• 1% rule +6.1/10.0
• Appreciation +4.6/10.0
• Cash flow +4.3/30.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +0.8/5.0
• DSCR +0.0/10.0

Listing remarks MLS

Over 885 SF of living space in the beautiful Community of Cedar Mills!! This charming one story Condo offers 2 bed/ 1 full baths. The home features, living room, dining, breakfast, kitchen with plenty cabinets, laundry room, laminated floor and carpet, one assigned parking space, clubhouse and two swimming pools. Great location! This property is right across from Plaza Americas and just few minutes from the Galleria Mall, Harwin Shopping area, near many restaurants, schools, China Town, Memorial Herman Hospital and many other places. Hurry up and make your appointment!

Key facts

• Near schools
• Two swimming pools
• Clubhouse

Tags

• ASSIGNED PARKING SPACE
• CLUBHOUSE
• TWO SWIMMING POOLS
• NEAR MANY RESTAURANTS
• NEAR SCHOOLS
• NEAR MEMORIAL HERMAN HOSPITAL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $94k.

Deal economics

• At list price, monthly cash flow is $-254 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $58k (38.8% below list).
• Meets the 1% rule at list price ($1k rent vs $94k).
• Recommended offer: $58k (38.8% below list) — sets the bar for cash-flow.

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 (-6.6%/yr); 202 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 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 (-0.7%/yr); year-one equity from $653 of loan paydown is wiped out by about $691 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 342 days — a 12% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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.

Risks & watch-outs

• Watch-outs: HOA is 41% of rent.
• Climate carrying-cost: major 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 $57,805 (38.8% 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 342 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.11% ✓
• Cap rate: 3.07%
• Cash-on-cash: -11.50%
• DSCR: 0.49
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.73% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -22.5%
• Equity multiple: 0.06×
• Total profit: $-24,906
• Equity at exit: $24,037

10-year hold

• IRR: -20.7%
• Equity multiple: -0.67×
• Total profit: $-44,315
• Equity at exit: $26,300

Cash invested: $26,460 (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 77036

• Home prices YoY: -0.3%
• Rents YoY: -6.6%
• Active inventory: 202
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,047 high
• Mortgage (P&I): −$496
• Tax est. 1.5%: −$118 /mo · $1,418/yr
• Insurance: −$39
• HOA: −$428
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $-254

Break-even live

Break-even rent $1,368

Max offer price $57,805

Occupancy floor —

Sensitivity live

Price	-10% $-188	-5% $-221	+0% $-254	+5% $-286	+10% $-319
Rent	-10% $-336	-5% $-295	+0% $-254	+5% $-212	+10% $-171
Rate	-1.0pp $-206	-0.5pp $-230	base $-254	+0.5pp $-278	+1.0pp $-303

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: $23,625
• Closing costs: $2,835
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5815 Gulfton St Houston, TX	1.0	1.0	855	$940	$1.10	45d	1	0.16mi
7211 Bellerive Dr Houston, TX	1.0	1.0	807	$1,153	$1.43	45d	1	0.18mi
7222 Bellerive Dr Houston, TX	1.0–2.0	1.0–2.5	1006	$1,495	$1.49	0d	9	0.27mi
5959 Bonhomme Rd Unit 423 Houston, TX	2.0	2.0	853	$986	$1.16	45d	1	0.34mi
5959 Bonhomme Rd Unit 6010 Houston, TX	1.0	1.0	539	$771	$1.43	45d	1	0.34mi
7500 Clarewood Dr Houston, TX	2.0	2.0	1025	$1,015	$0.99	16d	1	0.35mi
7391 Regency Square Ct Houston, TX	1.0	1.0	661	$849	$1.28	45d	1	0.35mi
5959 Bonhomme Rd Houston, TX	2.0	2.0	692	$1,278	$1.85	0d	28	0.35mi
7506 Clarewood Dr Houston, TX	1.0	1.0	715	$830	$1.16	45d	1	0.39mi
6203 Marinette Dr Houston, TX	1.0–2.0	1.0–2.0	935	$1,144	$1.22	0d	9	0.41mi
6960 Bellaire Blvd Houston, TX	1.0	1.0	713	$945	$1.33	22d	1	0.43mi
6960 Bellaire Blvd Houston, TX	1.0	1.0	727	$935	$1.29	45d	1	0.43mi
6106 Marinette Dr Houston, TX	1.0	1.0	685	$800	$1.17	45d	1	0.45mi
6106 Marinette Dr Houston, TX	1.0	1.0	685	$800	$1.17	16d	1	0.45mi
6106 Marinette Dr Houston, TX	2.0	2.0	985	$990	$1.01	25d	1	0.45mi
6200 Marinette Dr Houston, TX	1.0–3.0	1.0–2.5	912	$1,002	$1.10	0d	21	0.50mi
7581 Bellaire Blvd Houston, TX	1.0	1.0	691	$1,010	$1.46	21d	1	0.50mi
7581 Bellaire Blvd Houston, TX	1.0	1.0	691	$1,010	$1.46	45d	1	0.50mi
7581 Bellaire Blvd Houston, TX	2.0	2.0	834	$1,350	$1.62	25d	1	0.50mi
7500 Bellerive Dr Houston, TX	2.0	1.0–2.0	692	$1,055	$1.52	14d	1	0.52mi
7506 Bellerive Dr Houston, TX	2.0	2.0	970	$1,100	$1.13	45d	1	0.52mi
6718 De Moss Dr Houston, TX	1.0–3.0	1.0–2.5	978	$1,054	$1.08	3d	34	0.56mi
7637 Harwin Dr Houston, TX	1.0–2.0	1.0	908	$1,119	$1.23	3d	12	0.69mi
5810 Fondren Rd Houston, TX	1.0–3.0	1.0–2.0	1000	$1,158	$1.16	16d	1	0.78mi
7900 Bellaire Blvd Houston, TX	1.0–3.0	1.0–2.0	942	$1,180	$1.25	19d	1	0.91mi
6602 Harbor Town Dr Houston, TX	1.0–2.0	1.0–2.0	770	$1,200	$1.56	0d	2	1.01mi
6525 Hillcroft Ave Houston, TX	1.0–3.0	1.0–2.0	1072	$1,149	$1.07	2d	26	1.02mi
6601 Dunlap St Houston, TX	1.0–2.0	1.0–2.0	938	$1,009	$1.08	45d	1	1.04mi
6601 Dunlap St Houston, TX	1.0–2.0	1.0–2.0	759	$1,100	$1.45	0d	51	1.04mi
8100 Bellaire Blvd Houston, TX	1.0–3.0	1.0–2.0	881	$1,115	$1.26	0d	26	1.05mi
6556 Hillcroft St Houston, TX	2.0	2.0	990	$1,056	$1.07	45d	1	1.06mi
6531 Hillcroft St Houston, TX	2.0	1.0	1008	$1,147	$1.14	45d	1	1.10mi
22 Sands Point Dr Houston, TX	1.0	1.0	610	$955	$1.57	45d	1	1.11mi
8100 Sands Point Dr Houston, TX	1.0–3.0	1.0–2.0	953	$1,256	$1.32	0d	28	1.19mi
7001 Hillcroft St Houston, TX	1.0–2.0	1.0–2.0	804	$1,255	$1.56	15d	1	1.21mi
3737 Hillcroft St Houston, TX	1.0–2.0	1.0–2.0	810	$1,431	$1.77	3d	24	1.21mi
8155 Richmond Ave Houston, TX	1.0–2.0	1.0–2.0	746	$1,024	$1.37	0d	15	1.21mi
7111 Hillcroft Ave Unit 1162 Houston, TX	1.0	1.0	695	$794	$1.14	9d	1	1.22mi
6233 Gulfton St Houston, TX	1.0–2.0	1.0–2.0	781	$1,035	$1.32	0d	12	1.24mi
6120 Bellaire Blvd Apt 706 Houston, TX	1.0	1.0	682	$899	$1.32	25d	1	1.26mi

HOA detail condo

• Monthly dues: $428 · $5,136/yr
• Likely covers: poolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2025-06-22
   listed $94,500 Active 575-char remark

   Show marketing remark (575 chars)

   Over 885 SF of living space in the beautiful Community of Cedar Mills!! This charming one story Condo offers 2 bed/ 1 full baths. The home features, living room, dining, breakfast, kitchen with plenty cabinets, laundry room, laminated floor and carpet, one assigned parking space, clubhouse and two swimming pools. Great location! This property is right across from Plaza Americas and just few minutes from the Galleria Mall, Harwin Shopping area, near many restaurants, schools, China Town, Memorial Herman Hospital and many other places. Hurry up and make your appointment!

2. 2010-12-06
   historical
3. 2010-06-12
   listed $31,900
4. 2009-12-12
   historical
5. 2009-11-28
   listed $31,999

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 67% 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,569
• − Mortgage interest: −$5,293
• − Property taxes: −$1,418
• − Insurance: −$472
• − Repairs & maintenance: −$1,006
• − Management: −$1,006
• − HOA: −$5,136
• − Depreciation: −$2,749
• Taxable loss: −$4,510
• Est. tax savings @ 24.0%: +$1,082
• After-tax cash flow: $-1,961/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): 71,770
• Household income: $45,716
• Rent vs Own: 82.3% rent · 17.7% own
• Severe rent burden: 4374.0

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: Predominantly Hispanic (71%)
• Race & ethnicity: Hispanic / Latino 71% Two or more races 28% Black 11% Asian 9% White 7%
• Hispanic origin (detail): Mexican 33% Cuban 3%
• Foreign-born: 55% · Canada, China, Vietnam
• Languages at home: 20% English-only · Spanish 66% Chinese 5% Vietnamese 2%

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: ▼ -0.73%
• Current HPI: 221.1045
• Rent YoY: ▼ -6.62%
• 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

+195.3% since first listed

5 events — show timeline

• 2025-06-22 Listed $94,500 HARMLS
• 2010-12-06 Listing Removed — HARMLS
• 2010-06-12 Listed $31,900 HARMLS
• 2009-12-12 Listing Removed — HARMLS
• 2009-11-28 Listed $31,999 HARMLS