8100 Creekbend Dr #157 · Houston, TX 77071

$73,000

2 bd · 2.0 ba · 937 sqft · Condo public records · 98 Days on market

Built 1976 $78/sqft · at area comps Est $70k · at est. $273/mo HOA · 24% of rent

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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 +19.6/30.0
• 1% rule +10.0/10.0
• DSCR +6.2/10.0
• ARV discount +5.3/15.0
• 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 MLS

Gorgeous 1st-floor condominium located in the Braeswood Forest subdivision. This well-designed unit features 2 private bedrooms with closets and 2 full bathrooms, along with an open-concept living and dining area. The kitchen includes built-in cabinetry, ample counter space, and fully functional appliances. No Carpet! Additional highlights include in-unit laundry, central heating and air conditioning, large windows that provide abundant natural light, and a private balcony. Conveniently located just minutes from The Galleria, Hwy 59 and Sam Houston Tollway/Beltway 8, offering easy access to shopping, dining, and major commuting routes.

Key facts

• Built-in cabinetry
• Private balcony
• In-unit laundry

Tags

• SECOND-FLOOR CONDOMINIUM
• BRAESWOOD FOREST SUBDIVISION
• OPEN-CONCEPT LIVING AND DINING
• BUILT-IN CABINETRY
• IN-UNIT LAUNDRY
• PRIVATE BALCONY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $73k.

Deal economics

• At list price, monthly cash flow is $18 ($212/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $73k).
• Recommended offer: $66k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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.
• 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.
• Market conditions: Rents soft (-1.5%/yr); 136 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 (-0.7%/yr); year-one equity from $505 of loan paydown is wiped out by about $531 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 98 days — a 9% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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

• Watch-outs: flood insurance adds $66/mo; HOA is 24% 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 $66,430 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 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 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.56% ✓
• Cap rate: 7.68%
• Cash-on-cash: 4.94%
• DSCR: 1.22
• GRM: 5.4

CMA / ARV

• ARV (median comp): $69,614
• List price: $73,000
• Delta: 4.86%
• 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: -7.5%
• Equity multiple: 0.68×
• Total profit: $-6,552
• Equity at exit: $18,581

10-year hold

• IRR: -5.4%
• Equity multiple: 0.55×
• Total profit: $-9,236
• Equity at exit: $20,342

Cash invested: $20,440 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,137 high
• Mortgage (P&I): −$383
• Tax from tax record: −$128 /mo · $1,534/yr
• Insurance: −$30
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$273
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $18

Break-even live

Break-even rent $1,115

Max offer price $73,000

Occupancy floor 93%

Sensitivity live

Price	-10% $59	-5% $38	+0% $18	+5% $-3	+10% $-24
Rent	-10% $-72	-5% $-27	+0% $18	+5% $63	+10% $107
Rate	-1.0pp $54	-0.5pp $36	base $18	+0.5pp $-1	+1.0pp $-20

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: $18,250
• Closing costs: $2,190
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8110 Creekbend Dr Apt 616 Houston, TX	1.0	1.0	710	$921	$1.30	44d	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 Apt 115 Houston, TX	2.0	1.0	850	$1,181	$1.39	25d	1	0.16mi
8110 Creekbend Dr Unit 113 Houston, TX	2.0	2.0	915	$1,260	$1.38	25d	1	0.16mi
8110 Creekbend Dr Apt 628 Houston, TX	1.0	1.0	710	$920	$1.30	25d	1	0.16mi
7900 Creekbend Dr Houston, TX	2.0	2.0	1000	$1,065	$1.06	44d	1	0.27mi
121 Creekbend Dr Houston, TX	1.0	1.0	710	$973	$1.37	44d	1	0.36mi
10228 S Gessner Rd Houston, TX	1.0	1.0	740	$905	$1.22	44d	1	0.43mi
10222 S Gessner Rd Unit 10243 Houston, TX	1.0	1.0	740	$949	$1.28	12d	1	0.47mi
10222 S Gessner Rd Unit 10243 Houston, TX	1.0	1.0	740	$945	$1.28	15d	1	0.47mi
10222 S Gessner Rd Unit 10273 Houston, TX	1.0	1.0	740	$940	$1.27	44d	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 Unit 324 Houston, TX	1.0	1.0	740	$910	$1.23	8d	1	0.47mi
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 1165 Houston, TX	1.0	1.0	740	$899	$1.21	0d	1	0.47mi
10222 S Gessner Rd Unit 1162 Houston, TX	1.0	1.0	740	$910	$1.23	6d	1	0.47mi
10222 S Gessner Rd Houston, TX	2.0	2.0	1030	$1,239	$1.20	44d	1	0.49mi
10222 S Gessner Rd Houston, TX	1.0	1.0	740	$940	$1.27	0d	1	0.49mi
10965 S Gessner Rd Unit 421 Houston, TX	1.0	1.0	1003	$989	$0.99	25d	1	0.51mi
30 Gustine Ln Houston, TX	1.0	1.0	757	$775	$1.02	44d	1	0.61mi
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	$1,035	$1.38	44d	20	0.68mi
8700 Gustine Ln Houston, TX	1.0–2.0	1.0–2.0	752	$1,004	$1.33	0d	27	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 8275 Houston, TX	1.0	1.0	532	$795	$1.49	15d	1	0.74mi
8201 W Bellfort Ave Unit 2162 Houston, TX	2.0	2.0	848	$955	$1.13	6d	1	0.74mi
8201 W Bellfort Ave Unit 1162 Houston, TX	1.0	1.0	532	$760	$1.43	8d	1	0.74mi
8201 W Bellfort Ave Unit 8252 Houston, TX	1.0	1.0	532	$749	$1.41	13d	1	0.74mi
8201 W Bellfort Ave Unit 8275 Houston, TX	1.0	1.0	532	$749	$1.41	0d	1	0.74mi
8201 W Bellfort Ave Unit 422 Houston, TX	2.0	2.0	848	$955	$1.13	8d	1	0.74mi
10750 Westbrae Pkwy Unit 422 Houston, TX	2.0	2.0	838	$1,135	$1.35	8d	1	0.75mi
10750 Westbrae Pkwy Unit 10807 Houston, TX	2.0	2.0	838	$1,159	$1.38	12d	1	0.75mi
10750 Westbrae Pkwy Unit 10824 Houston, TX	1.0	1.0	660	$904	$1.37	12d	1	0.75mi
10750 Westbrae Pkwy Unit 10771 Houston, TX	1.0	1.0	660	$927	$1.40	15d	1	0.75mi
10750 Westbrae Pkwy Unit 1165 Houston, TX	1.0	1.0	660	$854	$1.29	0d	1	0.75mi
10750 Westbrae Pkwy Unit 324 Houston, TX	1.0	1.0	660	$865	$1.31	8d	1	0.75mi
10750 Westbrae Pkwy Unit 2165 Houston, TX	2.0	2.0	838	$1,119	$1.34	0d	1	0.75mi
10750 Westbrae Pkwy Unit 10801 Houston, TX	1.0	1.0	660	$869	$1.32	44d	1	0.75mi
8207 W Bellfort Ave Houston, TX	2.0	2.0	982	$990	$1.01	19d	1	0.75mi

HOA detail condo

• Monthly dues: $273 · $3,276/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-21
   days on market $73,000 Active 98 DOM
2. 2026-06-18
   days on market $73,000 Active 95 DOM
3. 2026-06-17
   days on market $73,000 Active 94 DOM
4. 2026-06-16
   days on market $73,000 Active 93 DOM
5. 2026-06-15
   days on market $73,000 Active 92 DOM
6. 2026-06-13
   days on market $73,000 Active 90 DOM
7. 2026-06-10
   days on market $73,000 Active 86 DOM
8. 2026-06-08
   days on market $73,000 Active 85 DOM
9. 2026-06-07
   days on market $73,000 Active 84 DOM
10. 2026-06-04
    days on market $73,000 Active 81 DOM
11. 2026-06-01
    days on market $73,000 Active 78 DOM
12. 2026-05-31
    days on market $73,000 Active 77 DOM
13. 2026-03-15
    listed $73,000 Active 643-char remark

    Show marketing remark (643 chars)

    Gorgeous 1st-floor condominium located in the Braeswood Forest subdivision. This well-designed unit features 2 private bedrooms with closets and 2 full bathrooms, along with an open-concept living and dining area. The kitchen includes built-in cabinetry, ample counter space, and fully functional appliances. No Carpet! Additional highlights include in-unit laundry, central heating and air conditioning, large windows that provide abundant natural light, and a private balcony. Conveniently located just minutes from The Galleria, Hwy 59 and Sam Houston Tollway/Beltway 8, offering easy access to shopping, dining, and major commuting routes.

14. 2024-06-21
    historical $1,100
15. 2024-05-23
    listed $1,100
16. 2024-05-06
    historical $1,100
17. 2024-04-06
    listed $1,100
18. 2017-01-30
    soldstatus Sold 75-char remark

    Show marketing remark (75 chars)

    A very nice 2 bedroom condo with steel applinaces and all modern facilities

19. 2017-01-26
    status Pending 75-char remark

    Show marketing remark (75 chars)

    A very nice 2 bedroom condo with steel applinaces and all modern facilities

20. 2017-01-26
    price $60,000 75-char remark

    Show marketing remark (75 chars)

    A very nice 2 bedroom condo with steel applinaces and all modern facilities

21. 2017-01-26
    listed $56,000 Active 75-char remark

    Show marketing remark (75 chars)

    A very nice 2 bedroom condo with steel applinaces and all modern facilities

22. 2010-12-06
    soldstatus
23. 2010-11-04
    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: $1,534 · $128/mo
• Projected year-2 tax: $1,534 · $128/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: $13,644
• − Mortgage interest: −$4,089
• − Property taxes: −$1,534
• − Insurance: −$1,162
• − Repairs & maintenance: −$1,091
• − Management: −$1,091
• − HOA: −$3,276
• − Depreciation: −$2,124
• Taxable loss: −$725
• Est. tax savings @ 24.0%: +$174
• After-tax cash flow: $386/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

+30.4% since first listed

11 events — show timeline

• 2026-03-15 Listed $73,000 HARMLS
• 2024-06-21 Rental Removed $1,100 HARMLS
• 2024-05-23 Listed for Rent $1,100 HARMLS
• 2024-05-06 Rental Removed $1,100 HARMLS
• 2024-04-06 Listed for Rent $1,100 HARMLS
• 2017-01-30 Sold (MLS) — HARMLS
• 2017-01-26 Pending — HARMLS
• 2017-01-26 Price Changed $60,000 HARMLS
• 2017-01-26 Listed $56,000 HARMLS
• 2010-12-06 Sold (Public Records) — Public Records
• 2010-11-04 Sold (Public Records) — Public Records

Property tax history

+0.6%/yr

Latest (2025): $1,534 · +6.2% YoY. Source: county tax records.