9803 Club Creek Dr #169 · Houston, TX 77036

$84,000

2 bd · 1.5 ba · 980 sqft · Condo public records · 31 Days on market

Built 1983 $267/mo HOA · 27% 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).

• ARV discount +7.5/15.0
• Cash flow +7.4/30.0
• 1% rule +6.8/10.0
• Appreciation +4.6/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• DSCR +1.6/10.0
• Rent growth +0.8/5.0

Listing remarks

Condo is priced to sell and will go fast! Completely renovated 3-bedroom, 2.5-bath townhouse ready for immediate move in. This home features laminate flooring throughout—no carpet. Updated kitchen showcasing quartz countertops and tile backsplash. Fresh interior paint in warm modern tones complements the updated lighting and plumbing fixtures. A convenient powder room is located on the main level for guests. The spacious primary suite and secondary en-suite bedroom offer comfort and privacy. The home includes a full size washer and dryer. Two assigned parking spaces are located directly in front of the unit. Ideally situated just minutes from Beltway 8, Hwy 59, and the Westpark Tollwa

Key facts

• $267 HOA
• Parking
• Built 1983

Property features AI

Finance

• Other: Seller disclosure available
• HOA & community: Randall Community Management; Monthly association fee of $267 including common areas, water and sewer

Exterior

• Parking: Assigned parking
• Utilities: Public water; Public sewer
• Home design: Residential property; 2 stories; Built in 1983; Slab foundation
• Construction: Brick and cement siding exterior; Composition roof
• Exterior features: Concrete road surface

Interior

• Kitchen: Electric oven; Electric range; Disposal
• Bedrooms: Primary bedroom (Second floor); Bedroom (Second floor); Bedroom (Third floor)
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Primary bathroom with tub/shower; Quartz counters; Ceiling fans; Living/Dining room
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $84k.

Deal economics

• At list price, monthly cash flow is $-173 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $53k (36.4% below list).
• Meets the 1% rule at list price ($992 rent vs $84k).
• Recommended offer: $53k (36.4% below list) — sets the bar for cash-flow.
• Cap rate 4.8% 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: Best El (math 11% / reading 12%, grade F, #4,225 of 4,322 statewide, top 98%, 674 students, 92% FRL); Olle Middle (math 16% / reading 32%, grade F, #1,301 of 1,662 statewide, top 79%, 1,067 students, 90% FRL); Alief Isd J J A E P (13 students, 77% FRL).
• Market conditions: Rents falling (-6.6%/yr); 202 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 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 $581 of loan paydown is wiped out by about $614 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 31 days — a 3% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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 $26k; list at $84k implies a 222% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 27% of rent.
• Climate carrying-cost: severe flood risk; 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 $53,447 (36.4% 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 31 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
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. 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?
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: 1.18% ✓
• Cap rate: 4.77%
• Cash-on-cash: -5.43%
• DSCR: 0.76
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -19.2%
• Equity multiple: 0.19×
• Total profit: $-18,978
• Equity at exit: $21,366

10-year hold

• IRR: -17.2%
• Equity multiple: -0.40×
• Total profit: $-33,036
• Equity at exit: $23,378

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 77036

• Home prices YoY: -0.3%
• Rents YoY: -6.6%
• Active inventory: 202
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $992 high
• Mortgage (P&I): −$441
• Tax from tax record: −$148 /mo · $1,774/yr
• Insurance: −$35
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$267
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $-173

Break-even live

Break-even rent $1,211

Max offer price $53,447

Occupancy floor —

Sensitivity live

Price	-10% $-125	-5% $-149	+0% $-173	+5% $-197	+10% $-221
Rent	-10% $-251	-5% $-212	+0% $-173	+5% $-134	+10% $-95
Rate	-1.0pp $-131	-0.5pp $-152	base $-173	+0.5pp $-195	+1.0pp $-217

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
9303 Woodfair Dr Houston, TX	1.0–2.0	1.0–2.0	791	$1,045	$1.32	45d	42	0.13mi
9901 Club Creek Dr Houston, TX	1.0–3.0	1.0–2.0	855	$992	$1.16	3d	13	0.21mi
9502 Woodfair Dr Houston, TX	1.0–2.0	1.0	636	$950	$1.49	45d	31	0.36mi
9502 Woodfair Dr Houston, TX	1.0–2.0	1.0–2.0	711	$1,093	$1.54	5d	31	0.36mi
10000 Club Creek Dr Houston, TX	2.0	1.0–2.0	670	$1,015	$1.51	12d	1	0.36mi
9445 Concourse Dr Houston, TX	1.0–2.0	1.0–2.0	715	$1,104	$1.54	1d	21	0.41mi
9430 Concourse Dr Houston, TX	1.0	1.0	719	$842	$1.17	14d	1	0.48mi
9475 W Sam Houston Pkwy S Houston, TX	1.0–2.0	1.0–2.0	725	$1,284	$1.77	7d	18	0.56mi
14 W Sam Houston Pkwy S Houston, TX	1.0	1.0	619	$779	$1.26	24d	1	0.59mi
14 W Sam Houston Pkwy S Houston, TX	2.0	2.0	1000	$1,054	$1.05	26d	1	0.59mi
14 W Sam Houston Pkwy S Houston, TX	1.0	1.0	619	$779	$1.26	45d	1	0.59mi
9255 W Sam Houston Pkwy S Houston, TX	1.0	1.0	750	$1,049	$1.40	45d	1	0.60mi
10009 Forum Park Dr Houston, TX	1.0	1.0	543	$819	$1.51	45d	1	0.60mi
10009 Forum Park Dr Houston, TX	1.0	1.0	543	$819	$1.51	24d	1	0.60mi
10009 Forum Park Dr Houston, TX	2.0	2.0	969	$979	$1.01	26d	1	0.60mi
8181 Colony St Unit 422 Houston, TX	2.0	2.0	796	$940	$1.18	9d	1	0.62mi
8181 Colony St Unit 2162 Houston, TX	2.0	2.0	796	$940	$1.18	7d	1	0.63mi
10101 Forum Park Dr Houston, TX	1.0–2.0	1.0–2.0	825	$1,323	$1.60	0d	22	0.65mi
9898 Forum Park Dr Unit 6406 Houston, TX	1.0	1.0	750	$925	$1.23	45d	1	0.66mi
8181 Colony Dr Unit 1162 Houston, TX	1.0	1.0	602	$695	$1.15	9d	1	0.67mi
8181 Colony Dr Unit 8232 Houston, TX	1.0	1.0	602	$684	$1.14	14d	1	0.67mi
8181 Colony Dr Unit 8255 Houston, TX	1.0	1.0	602	$684	$1.14	1d	1	0.67mi
8181 Colony Dr Unit 8255 Houston, TX	1.0	1.0	602	$730	$1.21	14d	1	0.67mi
9501 Beechnut St Unit 811 Houston, TX	2.0	2.0	850	$1,010	$1.19	24d	1	0.68mi
9501 Beechnut St Unit 803 Houston, TX	2.0	2.0	850	$1,010	$1.19	26d	1	0.68mi
9501 Beechnut St Unit 216 Houston, TX	1.0	1.0	660	$775	$1.17	24d	1	0.68mi
9501 Beechnut St Unit 707 Houston, TX	1.0	1.0	660	$775	$1.17	26d	1	0.68mi
10107 Forum Park Dr Houston, TX	1.0	1.0	550	$770	$1.40	24d	1	0.70mi
10107 Forum Park Dr Houston, TX	2.0	2.0	1100	$970	$0.88	26d	1	0.70mi
10107 Forum Park Dr Houston, TX	1.0	1.0	550	$770	$1.40	45d	1	0.70mi
9307 Beechnut St Houston, TX	1.0	1.0	602	$820	$1.36	19d	1	0.71mi
9307 Beechnut St Houston, TX	2.0	2.0	831	$1,045	$1.26	18d	1	0.71mi
9307 Beechnut St Houston, TX	2.0	2.0	831	$1,045	$1.26	24d	1	0.71mi
9307 Beechnut St Houston, TX	1.0	1.0	602	$820	$1.36	45d	1	0.71mi
10225 Bissonnet St Houston, TX	1.0–2.0	1.0–2.5	992	$1,480	$1.49	1d	45	0.71mi
10027 Spice Ln Houston, TX	2.0	1.0–2.0	1097	$1,180	$1.08	1d	13	0.74mi
10110 Forum Park Dr Houston, TX	1.0–2.0	1.0–2.0	976	$999	$1.02	45d	2	0.82mi
8606 S Course Dr Houston, TX	2.0	2.0	913	$1,050	$1.15	45d	1	0.85mi
8600 S Course Dr Houston, TX	1.0–2.0	1.0–2.0	706	$1,176	$1.66	1d	31	0.87mi
10101 W Sam Houston Pkwy S Houston, TX	1.0–2.0	1.0–2.0	809	$1,145	$1.41	45d	1	0.90mi

HOA detail condo

• Monthly dues: $267 · $3,204/yr
• Likely covers: parking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-05-09
   status Pending
2. 2026-05-01
   status Pending
3. 2026-04-07
   listed $84,000 Active
4. 2026-03-17
   historical
5. 2026-03-03
   price $109,988
6. 2026-02-09
   listed $120,000 Active
7. 2022-03-30
   soldstatus
8. 2022-03-28
   soldstatus Sold
9. 2022-02-08
   status Pending
10. 2022-02-01
    status Option Pending
11. 2022-01-19
    listed $110,000 Active
12. 2011-08-25
    historical
13. 2011-03-28
    listed $29,900
14. 2009-12-18
    soldstatus
15. 2009-01-15
    soldstatus
16. 1993-01-28
    soldstatus
17. 1989-02-01
    soldstatus $26,100

ⓘ 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: $1,774 · $148/mo
• Projected year-2 tax: $1,774 · $148/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 (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 24 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: $11,906
• − Mortgage interest: −$4,705
• − Property taxes: −$1,774
• − Insurance: −$1,218
• − Repairs & maintenance: −$953
• − Management: −$953
• − HOA: −$3,204
• − Depreciation: −$2,444
• Taxable loss: −$3,343
• Est. tax savings @ 24.0%: +$802
• After-tax cash flow: $-1,273/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

• 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): 71,770
• Household income: $45,716
• Rent vs Own: 82.3% rent · 17.7% own
• Severe rent burden: 4374.0

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: Predominantly Hispanic (71%)
• Race & ethnicity: Hispanic / Latino 71% Two or more races 28% Black 11% Asian 9% White 7%
• Hispanic origin (detail): Mexican 33% Cuban 3%
• Foreign-born: 55% · Canada, China, Vietnam
• Languages at home: 20% English-only · Spanish 66% Chinese 5% Vietnamese 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: 221.1045
• Rent YoY: ▼ -6.62%
• 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

+221.8% since first listed

17 events — show timeline

• 2026-05-09 Pending — HARMLS
• 2026-05-01 Pending — HARMLS
• 2026-04-07 Listed $84,000 HARMLS
• 2026-03-17 Listing Removed — HARMLS
• 2026-03-03 Price Changed $109,988 HARMLS
• 2026-02-09 Listed $120,000 HARMLS
• 2022-03-30 Sold (Public Records) — Public Records
• 2022-03-28 Sold (MLS) — HARMLS
• 2022-02-08 Pending — HARMLS
• 2022-02-01 Pending — HARMLS
• 2022-01-19 Listed $110,000 HARMLS
• 2011-08-25 Listing Removed — HARMLS
• 2011-03-28 Listed $29,900 HARMLS
• 2009-12-18 Sold (Public Records) — Public Records
• 2009-01-15 Sold (Public Records) — Public Records
• 1993-01-28 Sold (Public Records) — Public Records
• 1989-02-01 Sold (Public Records) $26,100 Public Records

Property tax history

+13.3%/yr

Latest (2025): $1,774 · -0.7% YoY. Source: county tax records.