9350 Country Creek Dr #1 · Houston, TX 77036

$89,000

2 bd · 2.5 ba · 1,312 sqft · Condo public records · 149 Days on market

Built 1979 $439/mo HOA · 39% of rent ↓ 26% since listing

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Why this score? — see what drove the F 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).

• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Cash flow +4.6/30.0
• Appreciation +4.6/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Rent growth +0.8/5.0
• DSCR +0.0/10.0

Listing remarks MLS

This corner-lot townhome is located in the quiet and friendly Westwood Gardens community. The home features 2 bedrooms and 2.5 bathrooms, thoughtfully designed with an open and airy layout. Upon entry, you are welcomed by a spacious living room filled with natural light. Toward the back is a remodeled kitchen with a separate dining area, perfect for everyday family living. The bedrooms are located upstairs, offering privacy and a peaceful retreat. The home has no carpet throughout, making cleaning and maintenance easy. Conveniently located just minutes from Highway 59 and Beltway 8. Don’t miss the opportunity to own this lovely home!

Key facts

• No carpet
• Remodeled kitchen
• Corner-lot

Tags

• CORNER-LOT
• WESTWOOD GARDENS COMMUNITY
• REMODELED KITCHEN
• SPACIOUS LIVING ROOM
• NO CARPET
• MINUTES FROM HIGHWAY 59

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $89k.

Deal economics

• At list price, monthly cash flow is $-226 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $49k (44.8% below list).
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $49k (44.8% below list) — sets the bar for cash-flow.

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.
• 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.
• Market conditions: Rents falling (-6.6%/yr); 200 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); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $615 of loan paydown is wiped out by about $651 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 149 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $11k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 39% of rent.
• Climate carrying-cost: major 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 $49,129 (44.8% 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 149 days. Have you received any prior offers? Is the seller open to a 45% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
11. 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.
12. 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.
13. 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: 1.26% ✓
• Cap rate: 3.25%
• Cash-on-cash: -10.87%
• DSCR: 0.52
• GRM: 6.6

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: -22.1%
• Equity multiple: 0.08×
• Total profit: $-22,966
• Equity at exit: $22,638

10-year hold

• IRR: -20.9%
• Equity multiple: -0.67×
• Total profit: $-41,558
• Equity at exit: $24,769

Cash invested: $24,920 (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: 200
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,126 high
• Mortgage (P&I): −$467
• Tax from tax record: −$172 /mo · $2,066/yr
• Insurance: −$37
• HOA: −$439
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $-226

Break-even live

Break-even rent $1,411

Max offer price $49,129

Occupancy floor —

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9350 Country Creek St Houston, TX	3.0	2.0	1272	$1,500	$1.18	43d	1	0.03mi
9303 Woodfair Dr Houston, TX	1.0–2.0	1.0–2.0	791	$1,045	$1.32	43d	42	0.11mi
9907 Club Creek Dr Houston, TX	2.0	1.0	1170	$1,120	$0.96	24d	1	0.19mi
9901 Club Creek Dr Houston, TX	1.0–3.0	1.0–2.0	855	$992	$1.16	1d	13	0.23mi
9502 Woodfair Dr Houston, TX	1.0–2.0	1.0–2.0	711	$1,093	$1.54	3d	31	0.27mi
9445 Concourse Dr Houston, TX	1.0–2.0	1.0–2.0	715	$1,104	$1.54	1d	21	0.35mi
10000 Club Creek Dr Houston, TX	2.0	1.0–2.0	670	$1,015	$1.51	10d	1	0.42mi
9430 Concourse Dr Houston, TX	1.0	1.0	719	$842	$1.17	12d	1	0.42mi
9707 Forum Park Dr Houston, TX	2.0	2.0	1147	$992	$0.86	43d	1	0.46mi
9475 W Sam Houston Pkwy S Houston, TX	1.0–2.0	1.0–2.0	725	$1,284	$1.77	5d	18	0.50mi
10009 Forum Park Dr Houston, TX	2.0	2.0	969	$979	$1.01	24d	1	0.51mi
14 W Sam Houston Pkwy S Houston, TX	2.0	2.0	1000	$1,054	$1.05	24d	1	0.53mi
10101 Forum Park Dr Houston, TX	1.0–2.0	1.0–2.0	825	$1,323	$1.60	1d	21	0.56mi
10107 Forum Park Dr Houston, TX	2.0	2.0	1100	$970	$0.88	24d	1	0.61mi
10225 Bissonnet St Houston, TX	1.0–2.0	1.0–2.5	992	$1,480	$1.49	1d	49	0.62mi
10110 Forum Park Dr Houston, TX	1.0–2.0	1.0–2.0	976	$999	$1.02	43d	2	0.73mi
10027 Spice Ln Houston, TX	2.0	1.0–2.0	1097	$1,180	$1.08	7d	12	0.74mi
10101 W Sam Houston Pkwy S Houston, TX	1.0–2.0	1.0–2.0	809	$1,145	$1.41	43d	1	0.80mi
8606 S Course Dr Houston, TX	2.0	2.0	913	$1,050	$1.15	43d	1	0.81mi
10033 Spice Ln Houston, TX	2.0	2.0	1135	$1,175	$1.04	43d	1	0.81mi
8600 S Course Dr Houston, TX	1.0–2.0	1.0–2.0	706	$1,218	$1.72	1d	31	0.83mi
10286 Forum West Dr Houston, TX	2.0	2.0	1046	$1,200	$1.15	24d	1	0.95mi
10215 Beechnut St Unit 2162 Houston, TX	2.0	2.0	1172	$1,164	$0.99	7d	1	0.95mi
10215 Beechnut St Unit 10272 Houston, TX	2.0	2.0	1172	$1,156	$0.99	2d	1	0.95mi
8918 Bissonnet St Houston, TX	2.0	2.0	1034	$1,300	$1.26	43d	1	0.96mi
9001 S Braeswood Blvd Houston, TX	1.0–2.0	1.0–2.0	739	$852	$1.15	1d	26	0.97mi
9001 S Braeswood Blvd Houston, TX	1.0–2.0	1.0–2.0	739	$971	$1.31	43d	26	0.97mi
10221 Beechnut St Houston, TX	2.0	2.0	1254	$1,305	$1.04	43d	1	0.99mi
8310 S Course Dr Houston, TX	2.0	2.0	918	$965	$1.05	43d	1	1.01mi
8901 Bissonnet St Apt 253 Houston, TX	2.0	2.0	1100	$900	$0.82	43d	1	1.02mi
8901 Bissonnet St Unit 038 Houston, TX	2.0	1.0	950	$800	$0.84	43d	1	1.02mi
8901 Bissonnet St Unit 235 Houston, TX	3.0	2.0	1250	$1,150	$0.92	43d	1	1.02mi
8901 Bissonnet St Unit 068 Houston, TX	2.0	2.0	1175	$950	$0.81	43d	1	1.02mi
10528 Beechnut St Houston, TX	2.0	2.0	1270	$1,350	$1.06	43d	1	1.05mi
10555 Spice Ln Houston, TX	1.0–3.0	1.0–2.0	937	$985	$1.05	1d	16	1.06mi
8901 Bissonnet St Houston, TX	1.0–3.0	1.0–2.0	962	$952	$0.99	1d	14	1.06mi
9707 Braeburn Glen Blvd Houston, TX	1.0–3.0	1.0–2.0	905	$1,070	$1.18	7d	15	1.10mi
8323 Cinnamon Ln Houston, TX	1.0–3.0	1.0–2.0	937	$1,000	$1.07	12d	1	1.11mi
10615 Beechnut St Houston, TX	1.0–3.0	1.0–2.0	940	$972	$1.03	2d	16	1.16mi
10440 South Dr Houston, TX	1.0–2.0	1.0–2.0	773	$1,340	$1.73	1d	27	1.22mi

HOA detail condo

• Monthly dues: $439 · $5,268/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-09
   days on market $89,000 Active 149 DOM
2. 2026-06-08
   days on market $89,000 Active 148 DOM
3. 2026-06-07
   days on market $89,000 Active 147 DOM
4. 2026-06-04
   days on market $89,000 Active 144 DOM
5. 2026-06-03
   days on market $89,000 Active 143 DOM
6. 2026-06-02
   days on market $89,000 Active 142 DOM
7. 2026-06-01
   days on market $89,000 Active 141 DOM
8. 2026-05-31
   days on market $89,000 Active 140 DOM
9. 2026-02-11
   price $89,000 647-char remark

   Show marketing remark (647 chars)

   This corner-lot townhome is located in the quiet and friendly Westwood Gardens community. The home features 2 bedrooms and 2.5 bathrooms, thoughtfully designed with an open and airy layout. Upon entry, you are welcomed by a spacious living room filled with natural light. Toward the back is a remodeled kitchen with a separate dining area, perfect for everyday family living. The bedrooms are located upstairs, offering privacy and a peaceful retreat. The home has no carpet throughout, making cleaning and maintenance easy. Conveniently located just minutes from Highway 59 and Beltway 8. Don’t miss the opportunity to own this lovely home!

10. 2026-01-14
    status Active 647-char remark

    Show marketing remark (647 chars)

    This corner-lot townhome is located in the quiet and friendly Westwood Gardens community. The home features 2 bedrooms and 2.5 bathrooms, thoughtfully designed with an open and airy layout. Upon entry, you are welcomed by a spacious living room filled with natural light. Toward the back is a remodeled kitchen with a separate dining area, perfect for everyday family living. The bedrooms are located upstairs, offering privacy and a peaceful retreat. The home has no carpet throughout, making cleaning and maintenance easy. Conveniently located just minutes from Highway 59 and Beltway 8. Don’t miss the opportunity to own this lovely home!

11. 2026-01-13
    historical $1,350
12. 2026-01-11
    historical 647-char remark

    Show marketing remark (647 chars)

    This corner-lot townhome is located in the quiet and friendly Westwood Gardens community. The home features 2 bedrooms and 2.5 bathrooms, thoughtfully designed with an open and airy layout. Upon entry, you are welcomed by a spacious living room filled with natural light. Toward the back is a remodeled kitchen with a separate dining area, perfect for everyday family living. The bedrooms are located upstairs, offering privacy and a peaceful retreat. The home has no carpet throughout, making cleaning and maintenance easy. Conveniently located just minutes from Highway 59 and Beltway 8. Don’t miss the opportunity to own this lovely home!

13. 2026-01-08
    listed $99,900 Active 647-char remark

    Show marketing remark (647 chars)

    This corner-lot townhome is located in the quiet and friendly Westwood Gardens community. The home features 2 bedrooms and 2.5 bathrooms, thoughtfully designed with an open and airy layout. Upon entry, you are welcomed by a spacious living room filled with natural light. Toward the back is a remodeled kitchen with a separate dining area, perfect for everyday family living. The bedrooms are located upstairs, offering privacy and a peaceful retreat. The home has no carpet throughout, making cleaning and maintenance easy. Conveniently located just minutes from Highway 59 and Beltway 8. Don’t miss the opportunity to own this lovely home!

14. 2025-11-30
    historical
15. 2025-11-25
    listed $1,350
16. 2025-10-17
    price $100,000
17. 2025-06-09
    listed $120,000 Active
18. 2017-03-29
    soldstatus
19. 2003-06-26
    soldstatus
20. 1998-03-06
    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: $2,066 · $172/mo
• Projected year-2 tax: $2,066 · $172/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 6/10 Major FEMA zone X (shaded) · 98% 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: $13,507
• − Mortgage interest: −$4,985
• − Property taxes: −$2,066
• − Insurance: −$445
• − Repairs & maintenance: −$1,081
• − Management: −$1,081
• − HOA: −$5,268
• − Depreciation: −$2,589
• Taxable loss: −$4,007
• Est. tax savings @ 24.0%: +$962
• After-tax cash flow: $-1,747/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

-25.8% since first listed

12 events — show timeline

• 2026-02-11 Price Changed $89,000 HARMLS
• 2026-01-14 Relisted — HARMLS
• 2026-01-13 Rental Removed $1,350 HARMLS
• 2026-01-11 Listing Removed — HARMLS
• 2026-01-08 Listed $99,900 HARMLS
• 2025-11-30 Listing Removed — HARMLS
• 2025-11-25 Listed for Rent $1,350 HARMLS
• 2025-10-17 Price Changed $100,000 HARMLS
• 2025-06-09 Listed $120,000 HARMLS
• 2017-03-29 Sold (Public Records) — Public Records
• 2003-06-26 Sold (Public Records) — Public Records
• 1998-03-06 Sold (Public Records) — Public Records

Property tax history

+9.0%/yr

Latest (2025): $2,066 · -0.7% YoY. Source: county tax records.