6200 W Tidwell Rd #901 · Houston, TX 77092

$60,000

2 bd · 1.5 ba · 1,134 sqft · Condo public records · 97 Days on market

Built 1974 $53/sqft · 6% below area Est $64k · 6% under $458/mo HOA · 38% of rent ↓ 17% since listing

---

Why this score? — see what drove the C- 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 +17.5/30.0
• ARV discount +10.2/15.0
• 1% rule +10.0/10.0
• DSCR +5.5/10.0
• 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

Key facts

• $458 HOA
• Built 1974
• Listed 97 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $60k.

Deal economics

• At list price, monthly cash flow is $46 ($551/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $55k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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 $415 of loan paydown is wiped out by about $2k 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 97 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts; this cycle's ask is 6567% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: HOA is 38% 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 $54,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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 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?
8. 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?
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 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: 2.03% ✓
• Cap rate: 7.21%
• Cash-on-cash: 3.28%
• DSCR: 1.15
• GRM: 4.1

CMA / ARV

• ARV (median comp): $63,832
• List price: $60,000
• Delta: -6.00%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -18.0%
• Equity multiple: 0.40×
• Total profit: $-10,042
• Equity at exit: $8,946

10-year hold

• IRR: -38.0%
• Equity multiple: -0.04×
• Total profit: $-17,448
• Equity at exit: $5,188

Cash invested: $16,800 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,218 high
• Mortgage (P&I): −$315
• Tax from tax record: −$119 /mo · $1,424/yr
• Insurance: −$25
• HOA: −$458
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $46

Break-even live

Break-even rent $1,160

Max offer price $60,000

Occupancy floor 91%

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: $15,000
• Closing costs: $1,800
• 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	43d	1	0.42mi
5801 N Houston Rosslyn Rd Houston, TX	1.0–2.0	1.0–2.0	739	$1,060	$1.43	43d	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	43d	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	7d	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	43d	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	7d	1	0.64mi
5555 Antoine Dr Apt 401 Houston, TX	2.0	2.0	1027	$912	$0.89	7d	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	7d	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	7d	1	0.70mi
5555 Antoine Dr Unit 1012 Houston, TX	2.0	2.0	1027	$859	$0.84	7d	1	0.70mi
5555 Antoine Dr Unit 0903 Houston, TX	2.0	1.0	917	$795	$0.87	43d	1	0.70mi
5555 Antoine Dr Unit 0614 Houston, TX	3.0	2.0	1179	$985	$0.84	43d	1	0.70mi
5555 Antoine Dr Unit 0712 Houston, TX	1.0	1.0	715	$680	$0.95	43d	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: $458 · $5,496/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-13
   statusdays on market $60,000 Pending 97 DOM
2. 2026-06-09
   days on market $60,000 Active 95 DOM
3. 2026-06-08
   days on market $60,000 Active 94 DOM
4. 2026-06-07
   days on market $60,000 Active 93 DOM
5. 2026-06-04
   days on market $60,000 Active 90 DOM
6. 2026-06-03
   days on market $60,000 Active 89 DOM
7. 2026-06-02
   days on market $60,000 Active 88 DOM
8. 2026-06-01
   days on market $60,000 Active 87 DOM
9. 2026-05-31
   days on market $60,000 Active 86 DOM
10. 2026-05-07
    price $900
11. 2026-05-06
    historical $900
12. 2026-04-28
    listed $900
13. 2026-03-26
    listed $995
14. 2026-03-26
    historical $995
15. 2026-03-06
    listed $60,000 Active
16. 2026-03-05
    historical
17. 2026-02-13
    listed $995
18. 2025-12-03
    historical $1,050
19. 2025-10-30
    listed $1,050
20. 2025-10-29
    historical $1,050
21. 2025-10-25
    listed $1,050
22. 2025-08-29
    price $64,000
23. 2025-03-27
    price $69,000
24. 2025-03-21
    listed $72,000 Active
25. 2014-01-08
    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: $1,424 · $119/mo
• Projected year-2 tax: $1,424 · $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: $14,616
• − Mortgage interest: −$3,361
• − Property taxes: −$1,424
• − Insurance: −$300
• − Repairs & maintenance: −$1,169
• − Management: −$1,169
• − HOA: −$5,496
• − Depreciation: −$1,745
• Taxable loss: −$49
• Est. tax savings @ 24.0%: +$12
• After-tax cash flow: $563/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

-16.7% since first listed

16 events — show timeline

• 2026-05-07 Price Changed $900 HARMLS
• 2026-05-06 Rental Removed $900 APPFOLIO
• 2026-04-28 Listed for Rent $900 APPFOLIO
• 2026-03-26 Listed for Rent $995 HARMLS
• 2026-03-26 Rental Removed $995 APPFOLIO
• 2026-03-06 Listed $60,000 HARMLS
• 2026-03-05 Listing Removed — HARMLS
• 2026-02-13 Listed for Rent $995 APPFOLIO
• 2025-12-03 Rental Removed $1,050 HARMLS
• 2025-10-30 Listed for Rent $1,050 HARMLS
• 2025-10-29 Rental Removed $1,050 APPFOLIO
• 2025-10-25 Listed for Rent $1,050 APPFOLIO
• 2025-08-29 Price Changed $64,000 HARMLS
• 2025-03-27 Price Changed $69,000 HARMLS
• 2025-03-21 Listed $72,000 HARMLS
• 2014-01-08 Sold (Public Records) — Public Records

Property tax history

+6.3%/yr

Latest (2025): $1,424 · -17.1% YoY. Source: county tax records.