3500 Tangle Brush Dr #193 · The Woodlands, TX 77381

$129,800

2 bd · 1.0 ba · 953 sqft · Condo public records · 19 Days on market

Built 1983 $349/mo HOA · 23% 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 +9.1/30.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +5.1/10.0
• Livability +4.5/5.0
• Rent growth +3.0/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Memorial Weekend SPECIAL 2 bedroom highest value in the complex. Save monthly with no water bill, included in HOA. Updated new floors, new paint, large refrigerator stays along with full size washer and dryer! Covered brick enclosed Patio has an extra storage unit on it. Bedroom has a long double sided walk in closet. This 2/1 unit is 953 sq feet not the smaller size unit. Ground Floor easy access, no stairs. Wheelchair accessible on the ground floor. List Price is Below County Tax Appraised Value which should help build equity faster for the buyer. Vacant ready to move in today. Your new home, recently updated easy living larger than an apartment and build your equity by buying now. Update

Key facts

• Covered parking
• Updated new floors
• No water bill

Tags

• NO WATER BILL
• UPDATED NEW FLOORS
• COVERED BRICK ENCLOSED PATIO
• GROUND FLOOR EASY ACCESS
• COVERED PARKING

Property features AI

Finance

• HOA & community: Community managed by Prestige Management; Monthly association fee of $349 covering common areas, insurance, grounds maintenance, structure maintenance, sewer, trash, and water; Community pool

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story; Entry level: First floor
• Construction: Brick construction; Built in 1983; Composition roof; Slab foundation
• Exterior features: Deck; Patio; Sprinkler/irrigation; Concrete road surface

Interior

• Kitchen: Dryer; Dishwasher; Electric cooktop; Electric oven; Electric range; Disposal; Microwave; Refrigerator
• Bedrooms: Primary bedroom on the first floor (11 x 14); Additional bedroom possible (9 x 11)
• Flooring: Plank flooring; Vinyl flooring
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast bar; Granite counters; Kitchen/family room combo; Pantry; Kitchen/dining combo; Living/dining room; One fireplace
• Laundry & utility: Laundry in utility room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $-99 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $112k (13.4% below list).
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $112k (13.4% below list) — sets the bar for cash-flow.
• Cap rate 5.4% vs local median 2.3% 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); The Woodlands H S (math 71% / reading 86%, grade A-, #53 of 1,632 statewide, top 3%, 4,361 students, 12% FRL).
• Zoned-school proficiency averages 70% at this address vs 57% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Conroe ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.1%/yr); 252 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 13% 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 $897 of loan paydown is wiped out by about $4k 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 19 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 18y 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 23% 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 $112,360 (13.4% 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. 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?
7. 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.
8. 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.
9. 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: 1.17% ✓
• Cap rate: 5.38%
• Cash-on-cash: -3.26%
• DSCR: 0.85
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.09% rent growth · sell at horizon

5-year hold

• IRR: -23.0%
• Equity multiple: 0.22×
• Total profit: $-28,430
• Equity at exit: $19,354

10-year hold

• IRR: -20.6%
• Equity multiple: -0.03×
• Total profit: $-37,310
• Equity at exit: $11,223

Cash invested: $36,344 (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 77381

• Home prices YoY: -31.0%
• Rents YoY: 2.1%
• Active inventory: 252
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,519 high
• Mortgage (P&I): −$681
• Tax from tax record: −$215 /mo · $2,581/yr
• Insurance: −$54
• HOA: −$349
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $-99

Break-even live

Break-even rent $1,644

Max offer price $112,360

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: $32,450
• Closing costs: $3,894
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3500 Tangle Brush Dr Unit 1409 The Woodlands, TX	1.0	1.0	914	$1,258	$1.38	43d	1	0.04mi
3500 Tangle Brush Dr Unit 1539 The Woodlands, TX	1.0	1.0	904	$1,208	$1.34	43d	1	0.04mi
3451 Tangle Brush Dr Spring, TX	1.0–3.0	1.0–1.5	825	$1,281	$1.55	43d	1	0.16mi
333 Holly Creek Ct The Woodlands, TX	1.0–3.0	1.0–2.0	850	$1,188	$1.40	43d	1	0.98mi
4407 S Panther Creek Dr Spring, TX	1.0–2.0	1.0	645	$1,214	$1.88	43d	1	1.05mi

HOA detail condo

• Monthly dues: $349 · $4,188/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-13
   days on market $129,800 Pending 19 DOM
2. 2026-06-09
   days on market $129,800 Pending 18 DOM
3. 2026-06-08
   days on market $129,800 Pending 17 DOM
4. 2026-06-07
   days on market $129,800 Pending 16 DOM
5. 2026-06-04
   days on market $129,800 Pending 13 DOM
6. 2026-06-03
   days on market $129,800 Pending 12 DOM
7. 2026-06-02
   statusdays on market $129,800 Pending 11 DOM
8. 2026-06-01
   days on market $129,800 Active 10 DOM
9. 2026-05-31
   pricedays on market $129,800 Active 9 DOM
10. 2026-04-26
    price $135,000 841-char remark
11. 2026-04-25
    price $138,800 841-char remark
12. 2026-04-03
    price $138,900 841-char remark
13. 2026-04-03
    price $142,000 841-char remark
14. 2026-04-02
    listed $146,000 Active 841-char remark
15. 2026-03-15
    historical
16. 2026-01-13
    price $143,000
17. 2025-10-17
    historical
18. 2025-10-17
    listed $153,000 Active
19. 2025-08-14
    price $155,000
20. 2025-05-14
    listed $165,000 Active
21. 2011-04-28
    soldstatus
22. 2011-04-20
    historical
23. 2011-04-01
    listed $68,900
24. 2009-06-29
    historical
25. 2009-05-07
    historical
26. 2009-05-07
    listed $72,500
27. 2008-12-20
    listed $74,500
28. 2007-02-21
    soldstatus
29. 1999-08-25
    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: $2,581 · $215/mo
• Projected year-2 tax: $2,581 · $215/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 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: $18,230
• − Mortgage interest: −$7,271
• − Property taxes: −$2,581
• − Insurance: −$649
• − Repairs & maintenance: −$1,458
• − Management: −$1,458
• − HOA: −$4,188
• − Depreciation: −$3,776
• Taxable loss: −$3,152
• Est. tax savings @ 24.0%: +$756
• After-tax cash flow: $-428/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: 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

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 · 663,713 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: 530.0

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%

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%

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

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

+74.2% since first listed

28 events — show timeline

• 2026-06-11 Pending — HARMLS
• 2026-06-02 Pending — HARMLS
• 2026-05-30 Price Changed $129,800 HARMLS
• 2026-05-24 Price Changed $129,850 HARMLS
• 2026-05-22 Price Changed $129,900 HARMLS
• 2026-05-22 Price Changed $133,800 HARMLS
• 2026-05-22 Listing Removed — HARMLS
• 2026-05-22 Listed $129,900 HARMLS
• 2026-04-26 Price Changed $135,000 HARMLS
• 2026-04-25 Price Changed $138,800 HARMLS
• 2026-04-03 Price Changed $138,900 HARMLS
• 2026-04-03 Price Changed $142,000 HARMLS
• 2026-04-02 Listed $146,000 HARMLS
• 2026-03-15 Listing Removed — HARMLS
• 2026-01-13 Price Changed $143,000 HARMLS
• 2025-10-17 Listing Removed — HARMLS
• 2025-10-17 Listed $153,000 HARMLS
• 2025-08-14 Price Changed $155,000 HARMLS
• 2025-05-14 Listed $165,000 HARMLS
• 2011-04-28 Sold (MLS) — HARMLS
• 2011-04-20 Listing Removed — HARMLS
• 2011-04-01 Listed $68,900 HARMLS
• 2009-06-29 Listing Removed — HARMLS
• 2009-05-07 Listing Removed — HARMLS
• 2009-05-07 Listed $72,500 HARMLS
• 2008-12-20 Listed $74,500 HARMLS
• 2007-02-21 Sold (Public Records) — Public Records
• 1999-08-25 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $2,581 · -5.6% YoY. Source: county tax records.