116034 Glen Mar Dr · Houston, TX 77082

$199,900

3 bd · 2.0 ba · 1,705 sqft · Townhouse · 30 Days on market

Built 1978 5,560 sqft lot $12/mo HOA · 1% 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 +11.5/30.0
• ARV discount +7.5/15.0
• Appreciation +3.9/10.0
• Livability +3.7/5.0
• 1% rule +3.4/10.0
• DSCR +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +2.1/10.0

Listing remarks

No showing without accept offer. Tenants occupied, lease end April 2026. This property in Houston's established Wingate community offers great advantages: a low $21/month HOA fee for manageable living costs; a single-story, stair-free layout ideal for seniors, children and diverse families; 3 bedrooms, 2 full baths, 1,705 sq ft of interior space and a 5,560 sq ft fully fenced lot—delivering high space utilization and ample activity room. It includes an attached garage with automatic opener for safe, convenient parking, plus central electric heating/cooling for efficient temperature control. The wood-burning fireplace and separate breakfast nook add warmth and functionality, while publ

Key facts

• Single-story layout
• Fully fenced lot
• $12 HOA

Tags

• SINGLE-STORY LAYOUT
• FULLY FENCED LOT
• WOOD-BURNING FIREPLACE
• CENTRAL ELECTRIC HEATING
• PUBLIC WATER SEWER CONNECTIONS

Property features AI

Finance

• HOA & community: Wingate Homeowners Association with a $12 monthly fee

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-story residential home; Built in 1978; Slab foundation
• Construction: Construction materials: Unknown
• Exterior features: Composition roof

Interior

• Kitchen: Electric oven; Electric range
• Bedrooms: Primary bedroom on the first floor (approx. 15 x 15); Bedroom on the first floor (approx. 13 x 10); Bedroom on the first floor (approx. 10 x 10); Breakfast room/nook on the first floor (approx. 12 x 12)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast bar; Combined living and dining area; Breakfast nook

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $200k.

Deal economics

• At list price, monthly cash flow is $-67 ($-801/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (16.0% below list).
• Recommended offer: $168k (16.0% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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.
• Alief ISD (urban): math 23% / reading 28% proficiency, ranked #717 of 826 in TX (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Rees El (math 22% / reading 37%, grade F, #2,525 of 4,322 statewide, top 62%, 563 students, 81% FRL); Albright Middle (math 32% / reading 35%, grade F, #911 of 1,662 statewide, top 56%, 1,058 students, 81% FRL); Alief Isd J J A E P (13 students, 77% FRL).
• Market conditions: Rents soft (-1.6%/yr); 302 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 32% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-2.2%/yr); year-one equity from $1k 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

• It's been on market 30 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,937 (16.0% 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. Built in 1978 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.84% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.43%
• DSCR: 0.94
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.21% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.38×
• Total profit: $-34,814
• Equity at exit: $36,954

10-year hold

• IRR: -14.1%
• Equity multiple: 0.13×
• Total profit: $-48,749
• Equity at exit: $29,816

Cash invested: $55,972 (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 77082

• Home prices YoY: -0.9%
• Rents YoY: -1.6%
• Active inventory: 302
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,679 high
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• HOA: −$12
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $-67

Break-even live

Break-even rent $1,764

Max offer price $190,239

Occupancy floor 99%

Sensitivity live

Price	-10% $71	-5% $2	+0% $-67	+5% $-136	+10% $-205
Rent	-10% $-199	-5% $-133	+0% $-67	+5% $0	+10% $66
Rate	-1.0pp $34	-0.5pp $-16	base $-67	+0.5pp $-119	+1.0pp $-171

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15706 Tammany Ln Houston, TX	3.0	2.0	1420	$1,816	$1.28	14d	1	0.40mi
3707 Addicks Clodine Rd Houston, TX	2.0	2.0	1088	$1,375	$1.26	26d	1	0.49mi
3206 Diamond Star Dr Houston, TX	3.0	2.5	2122	$2,279	$1.07	45d	1	0.67mi
15250 Gray Ridge Dr Houston, TX	2.0	2.0	1063	$1,501	$1.41	45d	1	0.69mi
15035 Westpark Dr Houston, TX	1.0–2.0	1.0–2.5	977	$1,150	$1.18	45d	1	0.70mi
15035 Westpark Dr Houston, TX	1.0–2.0	1.0–2.5	977	$1,569	$1.61	3d	13	0.70mi
3530 Green Crest Dr Unit 3563 Houston, TX	3.0	2.0	1215	$1,522	$1.25	45d	1	0.76mi
3530 Green Crest Dr Houston, TX	2.0–3.0	2.0	1116	$1,543	$1.38	24d	6	0.83mi
16717 Westpark Dr Houston, TX	1.0–3.0	1.0–2.0	1042	$2,335	$2.24	4d	38	0.99mi
15155 S Richmond Ave Houston, TX	2.0	2.0	1088	$1,375	$1.26	45d	1	1.01mi
15155 S Richmond Ave Houston, TX	2.0	2.0	1088	$1,375	$1.26	14d	1	1.01mi
16311 Paso Hondo Dr Houston, TX	3.0	2.5	1449	$1,683	$1.16	1d	1	1.12mi
15155 Richmond Ave Unit 3047 Houston, TX	3.0	2.0	1542	$1,874	$1.22	1d	1	1.14mi
14906 Westpark Dr Houston, TX	1.0–2.0	1.0–2.0	1174	$1,628	$1.39	1d	43	1.16mi
14723 W Oaks Plaza Dr Unit 14756 Houston, TX	3.0	2.0	1368	$1,896	$1.39	12d	1	1.17mi
6514 Winkleman Rd Houston, TX	3.0	2.0	2225	$2,095	$0.94	14d	1	1.17mi
6822 Santa Rita Dr Houston, TX	3.0	2.0	1301	$1,510	$1.16	26d	1	1.20mi
14913 Richmond Ave Houston, TX	1.0–2.0	1.0–2.0	935	$1,496	$1.60	22d	24	1.21mi
15155 Richmond Ave Unit 15188 Houston, TX	3.0	2.0	1542	$1,863	$1.21	12d	1	1.22mi
15155 Richmond Ave Unit 15212 Houston, TX	2.0	2.0	1231	$1,358	$1.10	17d	1	1.22mi
3616 S Richmond Ave Houston, TX	1.0–2.0	1.0–2.5	1149	$2,217	$1.93	1d	22	1.23mi
15161 Richmond Ave Houston, TX	2.0	2.0	1175	$1,505	$1.28	45d	1	1.25mi
15155 Richmond Ave Unit 424 Houston, TX	2.0	2.0	1175	$1,399	$1.19	7d	1	1.26mi
15155 Richmond Ave Unit 525 Houston, TX	3.0	2.0	1542	$1,823	$1.18	1d	1	1.26mi
15155 Richmond Ave Unit 15192 Houston, TX	2.0	2.0	1175	$1,423	$1.21	12d	1	1.26mi
15155 Richmond Ave Unit 422 Houston, TX	2.0	2.0	1175	$1,399	$1.19	9d	1	1.26mi
15155 Richmond Ave Unit 2112 Houston, TX	2.0	2.0	1175	$1,383	$1.18	1d	1	1.26mi
14723 W Oaks Plaza Dr Unit 3165 Houston, TX	3.0	2.0	1368	$1,856	$1.36	1d	1	1.29mi
16707 Great Oaks Glen Dr Houston, TX	4.0	2.0	2149	$2,110	$0.98	24d	1	1.31mi
15770 Bellaire Blvd Houston, TX	1.0–3.0	1.0–2.0	938	$1,680	$1.79	13d	1	1.37mi

HOA detail

• Monthly dues: $12 · $144/yr
• Likely covers: electric

Listing history 2 events

1. 2026-06-17
   remarks 693-char remark
2. 2026-06-17
   listed $199,900 Active 30 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,152
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,612
• − Management: −$1,612
• − HOA: −$144
• − Depreciation: −$5,815
• Taxable loss: −$4,227
• Est. tax savings @ 24.0%: +$1,014
• After-tax cash flow: $213/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: Alief ISD
• NCES district ID: 4807830
• Math proficiency: 23% ▼ -19.00%
• Reading proficiency: 28% ▼ -8.00%
• Median HH income: $37,775
• Composite: 21.29/100
• National rank: #8391
• State rank: #717 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

• County: Harris County · 4,702,590 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 59,412
• Household income: $62,455
• Rent vs Own: 63.6% rent · 36.4% own
• Severe rent burden: 3722.0

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 0.72)
• Race & ethnicity: Black 40% Hispanic / Latino 27% White 20% Two or more races 14% Asian 10%
• Hispanic origin (detail): Mexican 14% Puerto Rican 1% Cuban 2%
• Common ancestry: Armenian 2% Arab 1% Lithuanian 0%
• Foreign-born: 39% · Canada, Vietnam, Jamaica
• Languages at home: 56% English-only · Spanish 22% Vietnamese 4% Arabic 4%

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: ▼ -2.21%
• Current HPI: 237.2183
• Rent YoY: ▼ -1.62%
• 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

+0.0% since first listed

10 events — show timeline

• 2026-06-12 Listing Removed — HARMLS
• 2026-05-18 Listed $199,900 HARMLS
• 2026-05-13 Listing Removed — HARMLS
• 2026-04-25 Listed $199,900 HARMLS
• 2026-04-20 Listing Removed — HARMLS
• 2026-02-25 Listed $199,900 HARMLS
• 2026-02-20 Listing Removed — HARMLS
• 2026-02-06 Listed $199,900 HARMLS
• 2026-02-01 Listing Removed — HARMLS
• 2025-12-03 Listed $199,900 HARMLS