6200 W Tidwell Rd #2104 · Houston, TX 77092

$46,500

2 bd · 1.5 ba · 1,133 sqft · Condo public records · 146 Days on market

Built 1974 $41/sqft · 27% below area Est $64k · 27% under $488/mo HOA · 40% of rent ↓ 21% since listing

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Why this score? — see what drove the B- 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 +24.2/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +7.8/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on the market - no longer tenant occupied. Ready to go! Cute, Comfortable and Convenient. Great location just off 290. Quick access to major roads and all your daily essentials, making commutes and errands a breeze. Currently month-to-month = HOA dues cover exterior maintenance, condo insurance, and the water bill. Room sizes are approximate.

Key facts

• $488 HOA
• Built 1974
• Listed 146 days

🏷️ Possibly a rental listed for sale. The $46,500 price doesn't fit this home's estimated sale value (~$63,832) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $46k.

Deal economics

• At list price, monthly cash flow is $92 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $46k).
• Recommended offer: $41k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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.
• Aldine ISD (suburban): math 16% / reading 21% proficiency, ranked #790 of 826 in TX (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-2.4%/yr); 191 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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 $321 of loan paydown is wiped out by about $1k 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 146 days — a 12% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $10k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; HOA is 40% of rent.
• Climate carrying-cost: moderate flood risk; 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 $40,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 2.62% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.51%
• DSCR: 1.38
• GRM: 3.2

CMA / ARV

• ARV (median comp): $63,832
• List price: $46,500
• Delta: -27.15%
• 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: -11.0%
• Equity multiple: 0.63×
• Total profit: $-4,867
• Equity at exit: $6,933

10-year hold

• IRR: -21.0%
• Equity multiple: 0.31×
• Total profit: $-9,014
• Equity at exit: $4,020

Cash invested: $13,020 (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: 191
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,218 high
• Mortgage (P&I): −$244
• Tax from tax record: −$119 /mo · $1,423/yr
• Insurance: −$19
• HOA: −$488
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $92

Break-even live

Break-even rent $1,101

Max offer price $46,500

Occupancy floor 87%

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: $11,625
• Closing costs: $1,395
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6200 W Tidwell Rd Houston, TX	2.0–3.0	1.0–2.0	1101	$799	$0.73	3d	11	0.05mi
6150 W Tidwell Rd Unit 424 Houston, TX	2.0	2.0	995	$1,389	$1.40	7d	1	0.17mi
6150 W Tidwell Rd Unit 6207 Houston, TX	2.0	2.0	995	$1,239	$1.25	15d	1	0.17mi
6150 W Tidwell Rd Unit 6187 Houston, TX	2.0	2.0	995	$1,381	$1.39	3d	1	0.17mi
5853 Village Forest Ct Houston, TX	3.0	2.0	1142	$1,600	$1.40	44d	1	0.42mi
5801 N Houston Rosslyn Rd Houston, TX	1.0–2.0	1.0–2.0	739	$1,060	$1.43	44d	18	0.43mi
5625 Antoine Dr Houston, TX	1.0–2.0	1.0–2.5	888	$900	$1.01	24d	12	0.48mi
5625 Antoine Dr Houston, TX	1.0–2.0	1.0–2.0	1052	$900	$0.86	2d	7	0.48mi
6101 Antoine Dr Houston, TX	2.0	1.0–2.0	700	$1,295	$1.85	44d	1	0.54mi
5550 Bingle Rd Unit 5607 Houston, TX	2.0	2.0	1190	$1,379	$1.16	11d	1	0.58mi
5550 Bingle Rd Unit 2162 Houston, TX	2.0	2.0	1190	$1,355	$1.14	5d	1	0.58mi
5550 Bingle Rd Apt 422 Houston, TX	2.0	2.0	1190	$1,355	$1.14	8d	1	0.58mi
5550 Bingle Rd Unit 2112 Houston, TX	2.0	2.0	1190	$1,347	$1.13	3d	1	0.58mi
5550 Bingle Rd Unit 2228 Houston, TX	2.0	2.0	1190	$1,379	$1.16	3d	1	0.58mi
6107 Antoine Dr Houston, TX	2.0	2.0	1000	$1,200	$1.20	44d	1	0.59mi
6240 Antoine Dr Unit 1047 Houston, TX	1.0	1.0	742	$825	$1.11	11d	1	0.62mi
6240 Antoine Dr Unit 2047 Houston, TX	2.0	2.0	890	$981	$1.10	3d	1	0.62mi
5550 Bingle Rd Houston, TX	2.0	2.0	1190	$1,580	$1.33	19d	1	0.63mi
6240 Antoine Dr Houston, TX	1.0	1.0	742	$774	$1.04	13d	1	0.64mi
5550 Bingle Rd Unit 2047 Houston, TX	2.0	2.0	1190	$1,390	$1.17	11d	1	0.64mi
5555 Antoine Dr Unit 0804 Houston, TX	3.0	2.0	1179	$1,008	$0.85	2d	1	0.64mi
5555 Antoine Dr Apt 309 Houston, TX	2.0	1.0	917	$822	$0.90	8d	1	0.64mi
5555 Antoine Dr Apt 401 Houston, TX	2.0	2.0	1027	$912	$0.89	8d	1	0.64mi
5555 Antoine Dr Unit 0102 Houston, TX	2.0	1.0	917	$755	$0.82	24d	1	0.64mi
5555 Antoine Dr Apt 502 Houston, TX	2.0	1.0	917	$781	$0.85	8d	1	0.64mi
5950 Antoine Dr Houston, TX	1.0–2.0	1.0–2.0	795	$1,347	$1.69	22d	1	0.68mi
6240 Antoine Dr Unit 6261 Houston, TX	1.0	1.0	742	$820	$1.11	13d	1	0.68mi
6240 Antoine Dr Unit 6261 Houston, TX	1.0	1.0	742	$782	$1.05	3d	1	0.68mi
6240 Antoine Dr Unit 6273 Houston, TX	3.0	2.0	1484	$1,432	$0.96	3d	1	0.68mi
6240 Antoine Dr Unit 422 Houston, TX	2.0	2.0	890	$989	$1.11	7d	1	0.68mi
5500 De Soto St Unit 2112 Houston, TX	2.0	2.0	830	$1,293	$1.56	3d	1	0.70mi
5500 De Soto St Unit 5557 Houston, TX	2.0	2.0	830	$1,325	$1.60	10d	1	0.70mi
5500 De Soto St Unit 424 Houston, TX	2.0	2.0	830	$1,301	$1.57	7d	1	0.70mi
5555 Antoine Dr Unit 0816 Houston, TX	3.0	2.0	1179	$1,260	$1.07	2d	1	0.70mi
5555 Antoine Dr Unit 0405 Houston, TX	2.0	2.0	1027	$880	$0.86	8d	1	0.70mi
5555 Antoine Dr Unit 1012 Houston, TX	2.0	2.0	1027	$859	$0.84	8d	1	0.70mi
5555 Antoine Dr Unit 0903 Houston, TX	2.0	1.0	917	$795	$0.87	44d	1	0.70mi
5555 Antoine Dr Unit 0614 Houston, TX	3.0	2.0	1179	$985	$0.84	44d	1	0.70mi
5555 Antoine Dr Unit 0712 Houston, TX	1.0	1.0	715	$680	$0.95	44d	1	0.70mi
5555 Antoine Dr Unit 0709 Houston, TX	1.0	1.0	715	$856	$1.20	2d	1	0.70mi

HOA detail condo

• Monthly dues: $488 · $5,856/yr
• Likely covers: waterexterior maint.
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $46,500 Active 146 DOM
2. 2026-06-17
   days on market $46,500 Active 145 DOM
3. 2026-06-16
   days on market $46,500 Active 144 DOM
4. 2026-06-15
   days on market $46,500 Active 143 DOM
5. 2026-06-13
   days on market $46,500 Active 141 DOM
6. 2026-06-13
   pricedays on market $46,500 Active 140 DOM
7. 2026-06-09
   days on market $59,000 Active 137 DOM
8. 2026-06-08
   days on market $59,000 Active 136 DOM
9. 2026-06-07
   days on market $59,000 Active 135 DOM
10. 2026-06-04
    days on market $59,000 Active 132 DOM
11. 2026-06-03
    days on market $59,000 Active 131 DOM
12. 2026-06-02
    days on market $59,000 Active 130 DOM
13. 2026-06-01
    days on market $59,000 Active 129 DOM
14. 2026-05-31
    days on market $59,000 Active 128 DOM
15. 2026-04-25
    status Active 351-char remark

    Show marketing remark (351 chars)

    Back on the market - no longer tenant occupied. Ready to go! Cute, Comfortable and Convenient. Great location just off 290. Quick access to major roads and all your daily essentials, making commutes and errands a breeze. Currently month-to-month = HOA dues cover exterior maintenance, condo insurance, and the water bill. Room sizes are approximate.

16. 2026-04-25
    historical 351-char remark

    Show marketing remark (351 chars)

    Back on the market - no longer tenant occupied. Ready to go! Cute, Comfortable and Convenient. Great location just off 290. Quick access to major roads and all your daily essentials, making commutes and errands a breeze. Currently month-to-month = HOA dues cover exterior maintenance, condo insurance, and the water bill. Room sizes are approximate.

17. 2026-04-24
    status Active 351-char remark

    Show marketing remark (351 chars)

    Back on the market - no longer tenant occupied. Ready to go! Cute, Comfortable and Convenient. Great location just off 290. Quick access to major roads and all your daily essentials, making commutes and errands a breeze. Currently month-to-month = HOA dues cover exterior maintenance, condo insurance, and the water bill. Room sizes are approximate.

18. 2026-04-24
    price $59,000 351-char remark

    Show marketing remark (351 chars)

    Back on the market - no longer tenant occupied. Ready to go! Cute, Comfortable and Convenient. Great location just off 290. Quick access to major roads and all your daily essentials, making commutes and errands a breeze. Currently month-to-month = HOA dues cover exterior maintenance, condo insurance, and the water bill. Room sizes are approximate.

19. 2026-01-13
    historical 351-char remark

    Show marketing remark (351 chars)

    Back on the market - no longer tenant occupied. Ready to go! Cute, Comfortable and Convenient. Great location just off 290. Quick access to major roads and all your daily essentials, making commutes and errands a breeze. Currently month-to-month = HOA dues cover exterior maintenance, condo insurance, and the water bill. Room sizes are approximate.

20. 2025-10-15
    listed $57,000 Active 351-char remark

    Show marketing remark (351 chars)

    Back on the market - no longer tenant occupied. Ready to go! Cute, Comfortable and Convenient. Great location just off 290. Quick access to major roads and all your daily essentials, making commutes and errands a breeze. Currently month-to-month = HOA dues cover exterior maintenance, condo insurance, and the water bill. Room sizes are approximate.

21. 2024-08-31
    historical
22. 2024-05-22
    listed $75,000 Active
23. 2014-04-30
    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: $1,423 · $119/mo
• Projected year-2 tax: $1,423 · $119/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 5/10 Major FEMA zone X (unshaded) · 51% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 25 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,615
• − Mortgage interest: −$2,605
• − Property taxes: −$1,423
• − Insurance: −$232
• − Repairs & maintenance: −$1,169
• − Management: −$1,169
• − HOA: −$5,856
• − Depreciation: −$1,353
• Taxable income: $808
• Est. tax owed @ 24.0%: −$194
• After-tax cash flow: $914/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: Aldine ISD
• NCES district ID: 4807710
• Math proficiency: 16% ▼ -23.00%
• Reading proficiency: 21% ▼ -11.00%
• Median HH income: $37,081
• Composite: 15.42/100
• National rank: #9317
• State rank: #790 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

-21.3% since first listed

9 events — show timeline

• 2026-04-25 Relisted — HARMLS
• 2026-04-25 Listing Removed — HARMLS
• 2026-04-24 Relisted — HARMLS
• 2026-04-24 Price Changed $59,000 HARMLS
• 2026-01-13 Listing Removed — HARMLS
• 2025-10-15 Listed $57,000 HARMLS
• 2024-08-31 Listing Removed — HARMLS
• 2024-05-22 Listed $75,000 HARMLS
• 2014-04-30 Sold (Public Records) — Public Records

Property tax history

+6.3%/yr

Latest (2025): $1,423 · -17.1% YoY. Source: county tax records.