6126 Inway Dr · The Woodlands, TX 77389

$349,000

4 bd · 2.5 ba · 2,260 sqft · SingleFamily public records · 144 Days on market

Built 1971 0.29 ac lot $154/sqft · 17% below area Est $420k · 17% under $32/mo HOA · 1% 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
• Cash flow +7.5/30.0
• Livability +4.5/5.0
• Schools +4.1/10.0
• 1% rule +3.0/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained 4-bedroom, 2.5-bath home located on a cul-de-sac in the established Northampton community. This spacious home offers abundant living space and fresh interior paint. The living room features luxe plank wood-style flooring, a built-in bookcase, and a cozy fireplace. The kitchen is equipped with stainless steel appliances and granite countertops and opens to a breakfast room and bar area—perfect for casual dining and entertaining. A formal dining room provides an ideal space for hosting family and friends. The primary bedroom is generously sized and includes a vanity area and a large walk-in closet. All secondary bedrooms are spacious. Enjoy the expansive, shaded backyard, offering plenty of room to relax or entertain. Residents of Northampton enjoy access to community amenities including a pool, park, tennis courts, walking trails, and more. Conveniently located near Highway 99, The Woodlands, George Bush Intercontinental Airport, shopping, and dining.

Key facts

• Formal dining room
• Breakfast room
• Cozy fireplace

Tags

• BUILT-IN BOOKCASE
• COZY FIREPLACE
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• BREAKFAST ROOM
• FORMAL DINING ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $349k.

Deal economics

• At list price, monthly cash flow is $-428 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $273k (21.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $279k (20.2% below list).
• Recommended offer: $273k (21.7% below list) — sets the bar for cash-flow.
• Cap rate 4.8% 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: schools A+, amenities A+, commute A+; Watch: cost of living D-.
• Klein ISD (suburban): math 41% / reading 48% proficiency, ranked #213 of 826 in TX (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.9%/yr); 383 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $2k of loan paydown is wiped out by about $10k 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 144 days — a 12% lower offer ($307k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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.
• Current owner paid $127k; list at $349k implies a 175% gain — meaningful room to come down on a strong offer.

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 $273,360 (21.7% 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 144 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.80% ✗
• Cap rate: 4.82%
• Cash-on-cash: -5.26%
• DSCR: 0.77
• GRM: 10.4

CMA / ARV

• ARV (median comp): $420,146
• List price: $349,000
• Delta: -16.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23822 Northcrest Dr	0.06mi	4/2.5	2,160 (-4%)	7mo	$405,000	$188	84
6107 Jadecrest Ct	0.06mi	3/2.5 (-1)	2,131 (-6%)	4mo	$297,500	$140	79
6219 Fawnwood Dr	0.28mi	4/2.5	2,177 (-4%)	6mo	$330,000	$152	76
6214 Larkmount Dr	0.28mi	3/2.5 (-1)	2,374 (+5%)	7mo	$515,000	$217	68
6115 Elmgrove Rd	0.34mi	4/2.5	2,013 (-11%)	1mo	$400,000	$199	65
6306 Meadowtrace Dr	0.36mi	4/2.5	2,560 (+13%)	6mo	$409,900	$160	56
5627 Mesquite Oaks Trl	0.56mi	4/2.0	2,065 (-9%)	3mo	$335,000	$162	55
6523 Fawnwood Dr	0.47mi	4/2.5	2,529 (+12%)	5mo	$435,900	$172	54
24407 Norchester Way	0.34mi	3/2.5 (-1)	1,934 (-14%)	2mo	$327,500	$169	54
6211 Darby Way	0.42mi	5/2.5 (+1)	2,596 (+15%)	2mo	$469,000	$181	49
6315 Allentown Dr	0.68mi	4/2.5	2,024 (-10%)	4mo	$329,900	$163	48
5935 Dovershire Knoll Ct	0.69mi	4/3.5	2,038 (-10%)	1mo	$465,000	$228	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.94% rent growth · sell at horizon

5-year hold

• IRR: -26.5%
• Equity multiple: 0.11×
• Total profit: $-86,589
• Equity at exit: $52,037

10-year hold

• IRR: -27.9%
• Equity multiple: -0.24×
• Total profit: $-121,612
• Equity at exit: $30,175

Cash invested: $97,720 (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 77389

• Rents YoY: 1.9%
• Active inventory: 383
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,785 medium
• Mortgage (P&I): −$1,830
• Tax from tax record: −$621 /mo · $7,451/yr
• Insurance: −$145
• HOA: −$32
• Vacancy / Maint / Mgmt: −$585
• Net cashflow: $-428

Break-even live

Break-even rent $3,327

Max offer price $273,360

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5522 Mesquite Oaks Trl Spring, TX	4.0	2.0	2145	$2,500	$1.17	12d	1	0.62mi
5730 Blue Harvest DR The Woodlands, TX	3.0–4.0	2.5	1660	$3,391	$2.04	5d	98	0.66mi
4702 Preserve Park Dr Unit SF10K2 Spring, TX	4.0	3.0	2647	$2,600	$0.98	43d	1	1.08mi
4814 Preserve Creek Ct Unit 1 Spring, TX	4.0	4.0	3250	$3,395	$1.04	20d	1	1.19mi

HOA detail

• Monthly dues: $32 · $384/yr
• Likely covers: pool

Listing history 10 events

1. 2026-05-31
   days on market $349,000 Active 144 DOM
2. 2026-01-06
   listed $349,000 Active 986-char remark

   Show marketing remark (986 chars)

   Well-maintained 4-bedroom, 2.5-bath home located on a cul-de-sac in the established Northampton community. This spacious home offers abundant living space and fresh interior paint. The living room features luxe plank wood-style flooring, a built-in bookcase, and a cozy fireplace. The kitchen is equipped with stainless steel appliances and granite countertops and opens to a breakfast room and bar area—perfect for casual dining and entertaining. A formal dining room provides an ideal space for hosting family and friends. The primary bedroom is generously sized and includes a vanity area and a large walk-in closet. All secondary bedrooms are spacious. Enjoy the expansive, shaded backyard, offering plenty of room to relax or entertain. Residents of Northampton enjoy access to community amenities including a pool, park, tennis courts, walking trails, and more. Conveniently located near Highway 99, The Woodlands, George Bush Intercontinental Airport, shopping, and dining.

3. 2021-07-28
   soldstatus
4. 2021-04-23
   soldstatus
5. 2021-04-12
   soldstatus Sold 723-char remark

   Show marketing remark (723 chars)

   Beautiful two-story home in Northampton on a landscaped lot in a cul-de-sac. This home features four bedrooms, two full bathrooms, a half bathroom and an open floorplan. The kitchen has stainless steel appliances and is open to the family room. Off the entryway, there is a flex room that could be used as the formal dining, a home office, study/library, or playroom. The family room has built-ins around a cozy fireplace. The spacious primary bedroom has an ensuite bathroom with a vanity area. Within Northampton there is a community pool, park, tennis courts, and a pond with walking trails. The location is convenient to schools, the Grand Parkway, shopping centers, grocery stores, and restaurants. Zoned to Klein ISD.

6. 2021-04-02
   status Pending 723-char remark

   Show marketing remark (723 chars)

   Beautiful two-story home in Northampton on a landscaped lot in a cul-de-sac. This home features four bedrooms, two full bathrooms, a half bathroom and an open floorplan. The kitchen has stainless steel appliances and is open to the family room. Off the entryway, there is a flex room that could be used as the formal dining, a home office, study/library, or playroom. The family room has built-ins around a cozy fireplace. The spacious primary bedroom has an ensuite bathroom with a vanity area. Within Northampton there is a community pool, park, tennis courts, and a pond with walking trails. The location is convenient to schools, the Grand Parkway, shopping centers, grocery stores, and restaurants. Zoned to Klein ISD.

7. 2021-03-25
   status Option Pending 723-char remark

   Show marketing remark (723 chars)

   Beautiful two-story home in Northampton on a landscaped lot in a cul-de-sac. This home features four bedrooms, two full bathrooms, a half bathroom and an open floorplan. The kitchen has stainless steel appliances and is open to the family room. Off the entryway, there is a flex room that could be used as the formal dining, a home office, study/library, or playroom. The family room has built-ins around a cozy fireplace. The spacious primary bedroom has an ensuite bathroom with a vanity area. Within Northampton there is a community pool, park, tennis courts, and a pond with walking trails. The location is convenient to schools, the Grand Parkway, shopping centers, grocery stores, and restaurants. Zoned to Klein ISD.

8. 2021-03-20
   listed $265,000 Active 723-char remark

   Show marketing remark (723 chars)

   Beautiful two-story home in Northampton on a landscaped lot in a cul-de-sac. This home features four bedrooms, two full bathrooms, a half bathroom and an open floorplan. The kitchen has stainless steel appliances and is open to the family room. Off the entryway, there is a flex room that could be used as the formal dining, a home office, study/library, or playroom. The family room has built-ins around a cozy fireplace. The spacious primary bedroom has an ensuite bathroom with a vanity area. Within Northampton there is a community pool, park, tennis courts, and a pond with walking trails. The location is convenient to schools, the Grand Parkway, shopping centers, grocery stores, and restaurants. Zoned to Klein ISD.

9. 2000-10-30
   soldstatus
10. 2000-10-01
    soldstatus $127,000

ⓘ 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: $7,451 · $621/mo
• Projected year-2 tax: $7,451 · $621/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 8/10 Severe 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,423
• − Mortgage interest: −$19,549
• − Property taxes: −$7,451
• − Insurance: −$1,745
• − Repairs & maintenance: −$2,674
• − Management: −$2,674
• − HOA: −$384
• − Depreciation: −$10,153
• Taxable loss: −$11,207
• Est. tax savings @ 24.0%: +$2,690
• After-tax cash flow: $-2,449/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: Klein ISD
• NCES district ID: 4825740
• Math proficiency: 41% ▼ -12.00%
• Reading proficiency: 48% ▼ -3.00%
• Median HH income: $78,288
• Composite: 40.91/100
• National rank: #3615
• State rank: #213 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

• County: Harris County · 4,702,590 people
• City population: 106,505
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 45,701
• Household income: $140,683
• Rent vs Own: 24.8% rent · 75.2% own
• Severe rent burden: 1191.0

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 0.62)
• Race & ethnicity: White 53% Hispanic / Latino 30% Two or more races 15% Black 7% Asian 6%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 2%
• Foreign-born: 22% · Canada, Jamaica, China
• Languages at home: 69% English-only · Spanish 21% Other Indo-European 4% Russian/Polish/Slavic 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: ▼ -159.54%
• Current HPI: 236.5688
• Rent YoY: ▲ 1.94%
• 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

+174.8% since first listed

9 events — show timeline

• 2026-01-06 Listed $349,000 HARMLS
• 2021-07-28 Sold (Public Records) — Public Records
• 2021-04-23 Sold (Public Records) — Public Records
• 2021-04-12 Sold (MLS) — HARMLS
• 2021-04-02 Pending — HARMLS
• 2021-03-25 Pending — HARMLS
• 2021-03-20 Listed $265,000 HARMLS
• 2000-10-30 Sold (Public Records) — Public Records
• 2000-10-01 Sold (Public Records) $127,000 Public Records

Property tax history

+7.3%/yr

Latest (2025): $7,451 · -2.9% YoY. Source: county tax records.