3800 Tanglewilde St · Houston, TX 77063

$140,000

2 bd · 3.0 ba · 1,428 sqft · Condo · 13 Days on market

Built 1982

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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 +15.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +0.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Bright and practical 2B/3B with a unique open floorplan, several walk in closets, 2 car garage and wood fireplace. All appliances included. Conveniently close to major highways, schools and shopping centers. Priced to sell. Investor offers welcomed.

Key facts

• Shopping centers
• Open floorplan
• Wood fireplace

Tags

• OPEN FLOORPLAN
• WALK IN CLOSETS
• WOOD FIREPLACE
• MAJOR HIGHWAYS
• SCHOOLS
• SHOPPING CENTERS

Property features AI

Exterior

• Home design: Built in 1982
• Construction: Residential property with 1428 living area
• Exterior features: Located in the Mid West subdivision

Interior

• Bedrooms: Total living area 1428 (bedroom count not specified)
• Interior features: No additional interior feature details provided

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $54 ($648/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (7.6% below list).
• Recommended offer: $129k (7.6% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: 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.
• Zoned schools: Emerson El (math 21% / reading 25%, grade F, #3,277 of 4,322 statewide, top 77%, 975 students, 95% FRL); Revere Middle (math 12% / reading 17%, grade F, #1,583 of 1,662 statewide, top 96%, 1,112 students, 93% FRL); Wisdom H S (math 17% / reading 16%, grade F, #1,497 of 1,632 statewide, top 92%, 2,260 students, 97% FRL) — zoned schools average 95% FRL vs 71% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 18% at this address vs 31% district-wide (-13 pts) — the specific schools serving this property underperform the Houston ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents falling (-6.3%/yr); 290 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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 $968 of loan paydown is wiped out by about $4k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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

• Climate carrying-cost: 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 $129,301 (7.6% below list)

Questions for the listing agent

1. 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?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.92% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.65%
• DSCR: 1.07
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.1%
• Equity multiple: 0.41×
• Total profit: $-23,018
• Equity at exit: $20,874

10-year hold

• IRR: -15.9%
• Equity multiple: 0.23×
• Total profit: $-30,183
• Equity at exit: $12,105

Cash invested: $39,200 (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: 290
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,293 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $54

Break-even live

Break-even rent $1,225

Max offer price $140,000

Occupancy floor 91%

Sensitivity live

Price	-10% $151	-5% $102	+0% $54	+5% $6	+10% $-43
Rent	-10% $-48	-5% $3	+0% $54	+5% $105	+10% $156
Rate	-1.0pp $124	-0.5pp $90	base $54	+0.5pp $18	+1.0pp $-19

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3777 S Gessner Rd Unit 1811 WD Houston, TX	2.0	1.0	876	$1,140	$1.30	9d	1	0.16mi
3777 S Gessner Rd Unit 1801 WD Houston, TX	2.0	1.0	876	$1,140	$1.30	45d	1	0.16mi
3777 S Gessner Rd Unit 0315** WD Houston, TX	2.0	1.0	876	$1,240	$1.42	45d	1	0.16mi
9707 Richmond Ave Houston, TX	1.0–2.0	1.0–2.0	1000	$2,250	$2.25	45d	4	0.51mi
10070 Westpark Dr Houston, TX	1.0–2.0	1.0–2.0	720	$1,199	$1.67	1d	19	0.57mi
9850 Richmond Ave Houston, TX	1.0–2.0	1.0–2.0	898	$1,619	$1.80	0d	9	0.58mi
8707 Town Park Dr Unit 3282 Houston, TX	2.0	2.0	975	$1,070	$1.10	45d	1	0.61mi
8707 Town Park Dr Unit 3282 Houston, TX	2.0	2.0	975	$1,070	$1.10	18d	1	0.61mi
8100 Sands Point Dr Houston, TX	1.0–3.0	1.0–2.0	953	$1,256	$1.32	1d	28	0.61mi
3230 S Gessner Rd Houston, TX	1.0–2.0	1.0	710	$1,099	$1.55	26d	9	0.62mi
3750 Thistlemont Dr Houston, TX	2.0	2.0	1080	$1,400	$1.30	45d	1	0.64mi
10100 Westpark Dr Houston, TX	1.0–2.0	1.0–2.0	891	$1,299	$1.46	18d	21	0.64mi
8701 Town Park Dr Houston, TX	1.0–2.0	1.0–2.0	890	$1,275	$1.43	0d	75	0.65mi
3400 Woodchase Dr Houston, TX	1.0–2.0	1.0–2.0	797	$1,134	$1.42	3d	28	0.72mi
9940 Richmond Ave Houston, TX	2.0	2.0	1262	$1,710	$1.35	14d	1	0.78mi
9940 Richmond Ave Houston, TX	2.0	2.0	1262	$1,710	$1.35	45d	1	0.78mi
9940 Richmond Ave Unit 2047 Houston, TX	2.0	2.0	1012	$1,360	$1.34	13d	1	0.79mi
5909 Ranchester Dr Unit 5966 Houston, TX	2.0	2.0	1510	$1,594	$1.06	45d	1	0.81mi
9940 Richmond Ave Unit 2148 Houston, TX	2.0	2.0	1012	$1,309	$1.29	1d	1	0.82mi
9940 Richmond Ave Unit 9997 Houston, TX	2.0	2.0	1012	$1,349	$1.33	12d	1	0.82mi
9940 Richmond Ave Unit 2162 Houston, TX	2.0	2.0	1012	$1,325	$1.31	7d	1	0.82mi
9940 Richmond Ave Unit 424 Houston, TX	2.0	2.0	1012	$1,325	$1.31	9d	1	0.82mi
9940 Richmond Ave Unit Fwt Houston, TX	2.0	2.5	1262	$1,710	$1.35	6d	1	0.82mi
2900 S Gessner Rd Unit 2047 Houston, TX	2.0	2.0	1076	$947	$0.88	4d	1	0.85mi
2900 S Gessner Rd Unit 2047 Houston, TX	2.0	2.0	1076	$980	$0.91	1d	1	0.85mi
3030 Elmside Dr Houston, TX	1.0–2.0	1.0–2.0	870	$1,370	$1.57	1d	20	0.91mi
2900 S Gessner Rd Unit 2162 Houston, TX	2.0	2.0	1076	$955	$0.89	9d	1	0.92mi
5810 Fondren Rd Houston, TX	1.0–3.0	1.0–2.0	1000	$1,158	$1.16	17d	1	0.94mi
2727 Elmside Dr Unit 2764 Houston, TX	2.0	2.0	1054	$1,400	$1.33	17d	1	1.01mi
9850 Meadowglen Ln Unit 2047 Houston, TX	2.0	2.0	894	$833	$0.93	1d	1	1.03mi
2727 Elmside Dr Houston, TX	2.0	2.0	1089	$1,400	$1.29	26d	1	1.04mi
2727 Elmside Dr Houston, TX	1.0–2.0	1.0–2.0	876	$1,465	$1.67	1d	13	1.04mi
9850 Meadowglen Ln Unit 422 Houston, TX	2.0	2.0	894	$849	$0.95	9d	1	1.04mi
9850 Meadowglen Ln Unit 510 Houston, TX	3.0	2.0	1272	$1,273	$1.00	1d	1	1.04mi
7637 Harwin Dr Houston, TX	1.0–2.0	1.0	908	$1,119	$1.23	3d	12	1.08mi
3799 Westcenter Dr Houston, TX	2.0	2.0	1105	$1,555	$1.41	26d	1	1.08mi
9411 Westheimer Rd Unit 9468 Houston, TX	2.0	2.0	1050	$1,303	$1.24	1d	1	1.09mi
9411 Westheimer Rd Unit 423 Houston, TX	2.0	2.0	1050	$1,014	$0.97	16d	1	1.09mi
9411 Westheimer Rd Unit 2165 Houston, TX	2.0	2.0	1050	$1,344	$1.28	1d	1	1.09mi
2691 Westerland Dr Houston, TX	2.0	2.0	1196	$1,660	$1.39	14d	1	1.09mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-06-21
   days on market $140,000 Active 13 DOM
2. 2026-06-18
   days on market $140,000 Active 10 DOM
3. 2026-06-17
   days on market $140,000 Active 9 DOM
4. 2026-06-16
   days on market $140,000 Active 8 DOM
5. 2026-06-15
   days on market $140,000 Active 7 DOM
6. 2026-06-13
   days on market $140,000 Active 5 DOM
7. 2026-06-10
   remarks 249-char remark
8. 2026-06-10
   listed $140,000 Active 1 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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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: $15,516
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − Depreciation: −$4,073
• Taxable loss: −$1,681
• Est. tax savings @ 24.0%: +$404
• After-tax cash flow: $1,051/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

+8650.0% since first listed

5 events — show timeline

• 2026-06-09 Listed $140,000 FSBO.com
• 2025-06-17 Rental Removed $1,500 SHOWMOJO
• 2025-05-08 Listed for Rent $1,500 SHOWMOJO
• 2025-01-18 Rental Removed $1,600 HARMLS
• 2024-12-08 Listed for Rent $1,600 HARMLS