8100 Creekbend Dr #131 · Houston, TX 77071

$84,000

3 bd · 2.0 ba · 1,182 sqft · Condo public records · 30 Days on market

Built 1976 $71/sqft · 13% below area Est $97k · 13% under $375/mo HOA · 28% of rent ↓ 12% since listing

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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 +17.6/30.0
• ARV discount +13.4/15.0
• 1% rule +10.0/10.0
• DSCR +5.5/10.0
• Appreciation +4.6/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0

Listing remarks

Braeswood Forest is just 4 miles away from Houston's top shopping spot, Galleria. It's the perfect place to live and work if you're looking for a comfortable and convenient lifestyle. The three-bedroom units are really rare - there are only 12 of them in the whole community, so they're a real gem. Plus, it's a great investment opportunity - the units are spacious and the location is strategic. The homeowners association is in the final stages of a revitalization project that includes roof replacements and a cosmetic overhaul, that will give us a big boost in property values, so now's the perfect time to invest! Plus, it's close to top elementary, middle and high schools - 5-minute walk or a

Key facts

• Close to schools
• Roof replacements
• Cosmetic overhaul

Tags

• 4 MILES FROM GALLERIA
• ROOF REPLACEMENTS
• COSMETIC OVERHAUL
• CLOSE TO SCHOOLS

Property features AI

Finance

• Other: Property area listed as 1,182 (living area); Lot reported (units in square feet)
• Financial info: Lease not considered
• HOA & community: Managed by Castle Rock Mgmt; Gated community; Monthly association fee of $375; HOA covers common areas, structure maintenance, sewer, trash and water

Exterior

• Parking: No parking details provided
• Security: Gated community
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story; Entry on main level
• Construction: Built in 1976; Brick and cement siding construction; Composition roof; Slab foundation
• Exterior features: Community pool

Interior

• Kitchen: Electric oven; Electric range; Dishwasher; Refrigerator
• Bedrooms: 7 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Double vanity; Tub with shower; Ceiling fans
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $84k.

Deal economics

• At list price, monthly cash flow is $-1 ($-9/yr) — negative.
• To cash-flow at today's rent, offer at most $84k (0.2% below list).
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $83k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 3.1% 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: Welch Middle (math 11% / reading 21%, grade F, #1,543 of 1,662 statewide, top 94%, 645 students, 97% FRL); Sharpstown H S (math 7% / reading 23%, grade F, #1,507 of 1,632 statewide, top 93%, 1,855 students, 89% FRL) — zoned schools average 93% FRL vs 71% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 31% district-wide (-16 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 soft (-1.5%/yr); 136 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 30% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-0.7%/yr); year-one equity from $581 of loan paydown is wiped out by about $611 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 ($83k) is reasonable based on typical stale-listing flexibility.
• 3 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

• Watch-outs: flood insurance adds $66/mo; HOA is 28% of rent.
• Climate carrying-cost: severe flood risk; 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 $82,740 (1.5% 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 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.61% ✓
• Cap rate: 7.23%
• Cash-on-cash: 3.35%
• DSCR: 1.15
• GRM: 5.2

CMA / ARV

• ARV (median comp): $96,770
• List price: $84,000
• Delta: -1.93%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-0.73% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -9.0%
• Equity multiple: 0.62×
• Total profit: $-8,980
• Equity at exit: $21,381

10-year hold

• IRR: -7.2%
• Equity multiple: 0.41×
• Total profit: $-13,983
• Equity at exit: $23,407

Cash invested: $23,520 (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 77071

• Home prices YoY: -0.3%
• Rents YoY: -1.5%
• Active inventory: 136
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,354 high
• Mortgage (P&I): −$441
• Tax from tax record: −$154 /mo · $1,843/yr
• Insurance: −$35
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$375
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $-1

Break-even live

Break-even rent $1,355

Max offer price $83,873

Occupancy floor 95%

Sensitivity live

Price	-10% $47	-5% $23	+0% $-1	+5% $-24	+10% $-48
Rent	-10% $-108	-5% $-54	+0% $-1	+5% $53	+10% $106
Rate	-1.0pp $42	-0.5pp $21	base $-1	+0.5pp $-22	+1.0pp $-45

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: $21,000
• Closing costs: $2,520
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8110 Creekbend Dr Apt 115 Houston, TX	2.0	1.0	850	$1,181	$1.39	25d	1	0.16mi
8110 Creekbend Dr Apt 305 Houston, TX	3.0	1.5	747	$1,007	$1.35	25d	1	0.16mi
8110 Creekbend Dr Unit 113 Houston, TX	2.0	2.0	915	$1,260	$1.38	25d	1	0.16mi
8243 Creekbend Dr Houston, TX	2.0	2.0	1150	$1,350	$1.17	25d	1	0.22mi
7900 Creekbend Dr Houston, TX	2.0	2.0	1000	$1,065	$1.06	44d	1	0.27mi
10965 S Gessner Rd Houston, TX	2.0	2.0	1322	$1,229	$0.93	17d	1	0.45mi
10222 S Gessner Rd Unit 422 Houston, TX	2.0	2.0	910	$1,080	$1.19	8d	1	0.47mi
10222 S Gessner Rd Unit 2162 Houston, TX	2.0	2.0	910	$1,080	$1.19	6d	1	0.47mi
10222 S Gessner Rd Unit 2112 Houston, TX	2.0	2.0	910	$1,064	$1.17	0d	1	0.47mi
10222 S Gessner Rd Houston, TX	2.0	2.0	1030	$1,239	$1.20	44d	1	0.49mi
10965 S Gessner Rd Unit 1110 Houston, TX	2.0	2.0	1322	$1,229	$0.93	25d	1	0.51mi
9600 Braes Bayou Dr Houston, TX	1.0–2.0	1.0–2.0	950	$1,029	$1.08	0d	10	0.61mi
8700 Gustine Ln Houston, TX	1.0–2.0	1.0–2.0	752	$1,004	$1.33	0d	27	0.68mi
8700 Gustine Ln Houston, TX	1.0–2.0	1.0–2.0	752	$1,035	$1.38	44d	20	0.68mi
9707 S Gessner Rd Houston, TX	2.0	1.0–2.0	726	$1,189	$1.64	0d	75	0.70mi
8201 W Bellfort Ave Unit 510 Houston, TX	3.0	2.0	1203	$1,149	$0.96	0d	1	0.74mi
8201 W Bellfort Ave Unit 422 Houston, TX	2.0	2.0	848	$955	$1.13	8d	1	0.74mi
8201 W Bellfort Ave Unit 2162 Houston, TX	2.0	2.0	848	$955	$1.13	6d	1	0.74mi
10750 Westbrae Pkwy Unit 2165 Houston, TX	2.0	2.0	838	$1,119	$1.34	0d	1	0.75mi
10750 Westbrae Pkwy Unit 10807 Houston, TX	2.0	2.0	838	$1,159	$1.38	11d	1	0.75mi
10750 Westbrae Pkwy Unit 422 Houston, TX	2.0	2.0	838	$1,135	$1.35	8d	1	0.75mi
8207 W Bellfort Ave Houston, TX	2.0	2.0	982	$990	$1.01	19d	1	0.75mi
8207 W Bellfort Ave Houston, TX	2.0	2.0	982	$990	$1.01	44d	1	0.75mi
10750 Westbrae Pkwy Unit 2047 Houston, TX	2.0	2.0	838	$1,159	$1.38	4d	1	0.75mi
10756 Westbrae Pkwy Houston, TX	2.0	2.0	838	$1,145	$1.37	44d	1	0.76mi
8888 Benning Dr Houston, TX	3.0	3.0	1472	$1,750	$1.19	44d	1	0.77mi
7809 Wolfield Ln Houston, TX	2.0	2.0	1208	$1,390	$1.15	44d	1	0.83mi
9707 Braeburn Glen Blvd Houston, TX	1.0–3.0	1.0–2.0	905	$1,330	$1.47	8d	15	0.89mi
10919 Fondren Rd Houston, TX	2.0	2.0	1250	$1,400	$1.12	44d	1	0.90mi
10919 Fondren Rd Apt 422 Houston, TX	2.0	2.0	920	$1,035	$1.12	8d	1	0.90mi
10919 Fondren Rd Unit 10952 Houston, TX	3.0	2.0	1287	$1,299	$1.01	0d	1	0.90mi
10007 Larkwood Dr Houston, TX	3.0	2.0	1263	$1,349	$1.07	44d	1	0.95mi
10402 Sandpiper Dr Unit 10435 Houston, TX	3.0	2.0	1175	$1,496	$1.27	11d	1	0.97mi
10402 Sandpiper Dr Unit 11-156 Houston, TX	2.0	1.0	865	$999	$1.15	25d	1	0.97mi
10402 Sandpiper Dr Apt 220 Houston, TX	3.0	2.0	1175	$1,482	$1.26	25d	1	0.97mi
10402 Sandpiper Dr Houston, TX	1.0–3.0	1.0–2.0	769	$1,403	$1.82	0d	24	0.98mi
8901 Bissonnet St Apt 253 Houston, TX	2.0	2.0	1100	$900	$0.82	44d	1	0.98mi
8901 Bissonnet St Unit 235 Houston, TX	3.0	2.0	1250	$1,150	$0.92	44d	1	0.98mi
8901 Bissonnet St Unit 038 Houston, TX	2.0	1.0	950	$800	$0.84	44d	1	0.98mi
8901 Bissonnet St Unit 068 Houston, TX	2.0	2.0	1175	$950	$0.81	44d	1	0.98mi

HOA detail condo

• Monthly dues: $375 · $4,500/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-21
   days on market $84,000 Active 30 DOM
2. 2026-06-18
   days on market $84,000 Active 27 DOM
3. 2026-06-17
   days on market $84,000 Active 26 DOM
4. 2026-06-16
   days on market $84,000 Active 25 DOM
5. 2026-06-15
   days on market $84,000 Active 24 DOM
6. 2026-06-13
   days on market $84,000 Active 22 DOM
7. 2026-06-10
   days on market $84,000 Active 18 DOM
8. 2026-06-08
   days on market $84,000 Active 17 DOM
9. 2026-06-07
   days on market $84,000 Active 16 DOM
10. 2026-06-04
    days on market $84,000 Active 13 DOM
11. 2026-06-01
    days on market $84,000 Active 10 DOM
12. 2026-05-31
    days on market $84,000 Active 9 DOM
13. 2026-01-13
    historical
14. 2026-01-13
    listed $94,900 Active 721-char remark
15. 2025-08-27
    listed $95,000 Active

ⓘ 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: $1,843 · $154/mo
• Projected year-2 tax: $1,843 · $154/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,251
• − Mortgage interest: −$4,705
• − Property taxes: −$1,843
• − Insurance: −$1,218
• − Repairs & maintenance: −$1,300
• − Management: −$1,300
• − HOA: −$4,500
• − Depreciation: −$2,444
• Taxable loss: −$1,059
• Est. tax savings @ 24.0%: +$254
• After-tax cash flow: $246/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): 27,056
• Household income: $54,139
• Rent vs Own: 48.9% rent · 51.1% own
• Severe rent burden: 1242.0

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 0.69)
• Race & ethnicity: Black 46% Hispanic / Latino 26% White 17% Two or more races 8% Asian 7%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Romanian 2% Scotch-Irish 1% Lithuanian 1%
• Foreign-born: 33% · Canada, Vietnam, China
• Languages at home: 58% English-only · Spanish 25% Vietnamese 3% Chinese 2%

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: ▼ -0.73%
• Current HPI: 250.0788
• Rent YoY: ▼ -1.51%
• 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

-11.6% since first listed

5 events — show timeline

• 2026-05-22 Listed $84,000 HARMLS
• 2026-05-22 Listing Removed — HARMLS
• 2026-01-13 Listing Removed — HARMLS
• 2026-01-13 Listed $94,900 HARMLS
• 2025-08-27 Listed $95,000 HARMLS

Property tax history

+0.7%/yr

Latest (2025): $1,843 · +17.2% YoY. Source: county tax records.