8100 Creekbend Dr #181 · Houston, TX 77071

$56,500

2 bd · 2.0 ba · 807 sqft · Condo public records · 67 Days on market

Built 1976 $70/sqft · 12% below area Est $64k · 12% under $273/mo HOA · 24% of rent ↓ 56% since listing

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Why this score? — see what drove the B+ 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 +28.7/30.0
• ARV discount +13.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

This well-maintained home offers 2 spacious bedrooms and 2 full bathrooms, designed with a comfortable layout. Situated in a convenient and desirable location, this property has been well cared for and offers great potential for homeowners or investors alike. Being sold as-is, it’s a fantastic opportunity to make it your own while enjoying the charm and functionality it already provides.

Key facts

• $273 HOA
• Community pool
• Built 1976

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $56k.

Deal economics

• At list price, monthly cash flow is $122 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $56k).
• Recommended offer: $53k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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); 133 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 $391 of loan paydown is wiped out by about $411 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 67 days — a 6% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y ago; this cycle's ask has dropped $14k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $53,110 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% 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: 2.00% ✓
• Cap rate: 10.29%
• Cash-on-cash: 14.26%
• DSCR: 1.63
• GRM: 4.2

CMA / ARV

• ARV (median comp): $64,486
• List price: $56,500
• Delta: -12.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 1.6%
• Equity multiple: 1.07×
• Total profit: $1,124
• Equity at exit: $14,381

10-year hold

• IRR: 3.4%
• Equity multiple: 1.28×
• Total profit: $4,505
• Equity at exit: $15,744

Cash invested: $15,820 (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: 133
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,129 high
• Mortgage (P&I): −$296
• Tax from tax record: −$111 /mo · $1,335/yr
• Insurance: −$24
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$273
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $122

Break-even live

Break-even rent $975

Max offer price $56,500

Occupancy floor 84%

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: $14,125
• Closing costs: $1,695
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8110 Creekbend Dr Apt 305 Houston, TX	3.0	1.5	747	$1,007	$1.35	24d	1	0.16mi
8110 Creekbend Dr Apt 616 Houston, TX	1.0	1.0	710	$921	$1.30	43d	1	0.16mi
8110 Creekbend Dr Apt 115 Houston, TX	2.0	1.0	850	$1,181	$1.39	24d	1	0.16mi
8110 Creekbend Dr Unit 113 Houston, TX	2.0	2.0	915	$1,260	$1.38	24d	1	0.16mi
8110 Creekbend Dr Apt 628 Houston, TX	1.0	1.0	710	$920	$1.30	24d	1	0.16mi
7900 Creekbend Dr Houston, TX	2.0	2.0	1000	$1,065	$1.06	43d	1	0.27mi
121 Creekbend Dr Houston, TX	1.0	1.0	710	$973	$1.37	43d	1	0.36mi
10228 S Gessner Rd Houston, TX	1.0	1.0	740	$905	$1.22	43d	1	0.43mi
10222 S Gessner Rd Unit 10243 Houston, TX	1.0	1.0	740	$949	$1.28	11d	1	0.47mi
10222 S Gessner Rd Unit 10273 Houston, TX	1.0	1.0	740	$940	$1.27	43d	1	0.47mi
10222 S Gessner Rd Unit 10243 Houston, TX	1.0	1.0	740	$945	$1.28	14d	1	0.47mi
10222 S Gessner Rd Unit 1162 Houston, TX	1.0	1.0	740	$910	$1.23	5d	1	0.47mi
10222 S Gessner Rd Unit 1165 Houston, TX	1.0	1.0	740	$907	$1.23	3d	1	0.47mi
10222 S Gessner Rd Unit 2162 Houston, TX	2.0	2.0	910	$1,080	$1.19	5d	1	0.47mi
10222 S Gessner Rd Unit 422 Houston, TX	2.0	2.0	910	$1,080	$1.19	7d	1	0.47mi
10222 S Gessner Rd Unit 324 Houston, TX	1.0	1.0	740	$910	$1.23	7d	1	0.47mi
10222 S Gessner Rd Unit 2112 Houston, TX	2.0	2.0	910	$1,072	$1.18	3d	1	0.47mi
10222 S Gessner Rd Houston, TX	2.0	2.0	1030	$1,239	$1.20	43d	1	0.49mi
10222 S Gessner Rd Houston, TX	1.0	1.0	740	$899	$1.21	12d	1	0.49mi
10965 S Gessner Rd Unit 421 Houston, TX	1.0	1.0	1003	$989	$0.99	24d	1	0.51mi
30 Gustine Ln Houston, TX	1.0	1.0	757	$775	$1.02	43d	1	0.61mi
9600 Braes Bayou Dr Houston, TX	1.0–2.0	1.0–2.0	950	$1,029	$1.08	5d	12	0.61mi
8700 Gustine Ln Houston, TX	1.0–2.0	1.0–2.0	752	$1,035	$1.38	43d	20	0.68mi
8700 Gustine Ln Houston, TX	1.0–2.0	1.0–2.0	752	$1,004	$1.33	1d	25	0.68mi
9707 S Gessner Rd Houston, TX	2.0	1.0–2.0	726	$1,189	$1.64	1d	74	0.70mi
8201 W Bellfort Ave Unit 2162 Houston, TX	2.0	2.0	848	$955	$1.13	5d	1	0.74mi
8201 W Bellfort Ave Unit 422 Houston, TX	2.0	2.0	848	$955	$1.13	7d	1	0.74mi
8201 W Bellfort Ave Unit 8252 Houston, TX	1.0	1.0	532	$749	$1.41	12d	1	0.74mi
8201 W Bellfort Ave Unit 8275 Houston, TX	1.0	1.0	532	$795	$1.49	14d	1	0.74mi
8201 W Bellfort Ave Unit 8275 Houston, TX	1.0	1.0	532	$757	$1.42	3d	1	0.74mi
8201 W Bellfort Ave Unit 1162 Houston, TX	1.0	1.0	532	$760	$1.43	7d	1	0.74mi
10750 Westbrae Pkwy Unit 1165 Houston, TX	1.0	1.0	660	$862	$1.31	3d	1	0.75mi
10750 Westbrae Pkwy Unit 422 Houston, TX	2.0	2.0	838	$1,135	$1.35	7d	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 324 Houston, TX	1.0	1.0	660	$865	$1.31	7d	1	0.75mi
10750 Westbrae Pkwy Unit 10801 Houston, TX	1.0	1.0	660	$869	$1.32	43d	1	0.75mi
10750 Westbrae Pkwy Unit 2165 Houston, TX	2.0	2.0	838	$1,127	$1.34	3d	1	0.75mi
10750 Westbrae Pkwy Unit 10771 Houston, TX	1.0	1.0	660	$927	$1.40	14d	1	0.75mi
10750 Westbrae Pkwy Unit 10824 Houston, TX	1.0	1.0	660	$904	$1.37	11d	1	0.75mi
8207 W Bellfort Ave Houston, TX	2.0	2.0	982	$990	$1.01	18d	1	0.75mi

HOA detail condo

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

Listing history 35 events

1. 2026-06-18
   days on market $56,500 Active 67 DOM
2. 2026-06-17
   days on market $56,500 Active 66 DOM
3. 2026-06-16
   days on market $56,500 Active 65 DOM
4. 2026-06-15
   days on market $56,500 Active 64 DOM
5. 2026-06-13
   days on market $56,500 Active 62 DOM
6. 2026-06-10
   days on market $56,500 Active 58 DOM
7. 2026-06-08
   days on market $56,500 Active 57 DOM
8. 2026-06-07
   days on market $56,500 Active 56 DOM
9. 2026-06-04
   pricedays on market $56,500 Active 53 DOM
10. 2026-06-01
    days on market $59,500 Active 50 DOM
11. 2026-05-31
    days on market $59,500 Active 49 DOM
12. 2026-05-18
    price $59,500 398-char remark

    Show marketing remark (398 chars)

    This well-maintained home offers 2 spacious bedrooms and 2 full bathrooms, designed with a comfortable layout. Situated in a convenient and desirable location, this property has been well cared for and offers great potential for homeowners or investors alike. Being sold as-is, it’s a fantastic opportunity to make it your own while enjoying the charm and functionality it already provides.

13. 2026-05-08
    price $62,000 398-char remark

    Show marketing remark (398 chars)

    This well-maintained home offers 2 spacious bedrooms and 2 full bathrooms, designed with a comfortable layout. Situated in a convenient and desirable location, this property has been well cared for and offers great potential for homeowners or investors alike. Being sold as-is, it’s a fantastic opportunity to make it your own while enjoying the charm and functionality it already provides.

14. 2026-04-24
    price $65,000 398-char remark

    Show marketing remark (398 chars)

    This well-maintained home offers 2 spacious bedrooms and 2 full bathrooms, designed with a comfortable layout. Situated in a convenient and desirable location, this property has been well cared for and offers great potential for homeowners or investors alike. Being sold as-is, it’s a fantastic opportunity to make it your own while enjoying the charm and functionality it already provides.

15. 2026-04-12
    listed $70,000 Active 398-char remark

    Show marketing remark (398 chars)

    This well-maintained home offers 2 spacious bedrooms and 2 full bathrooms, designed with a comfortable layout. Situated in a convenient and desirable location, this property has been well cared for and offers great potential for homeowners or investors alike. Being sold as-is, it’s a fantastic opportunity to make it your own while enjoying the charm and functionality it already provides.

16. 2023-04-06
    soldstatus Sold 111-char remark

    Show marketing remark (111 chars)

    PROPERTY FEATURES 2 BEDROOMs AND 2 FULL BATHROOMs. OPEN LIVING AREA. APPLIANCES INCLUDED. PROPERTY SOLD 'AS IS!

17. 2023-04-06
    soldstatus

    Show marketing remark (111 chars)

    PROPERTY FEATURES 2 BEDROOMs AND 2 FULL BATHROOMs. OPEN LIVING AREA. APPLIANCES INCLUDED. PROPERTY SOLD 'AS IS!

18. 2023-03-06
    status Pending 111-char remark

    Show marketing remark (111 chars)

    PROPERTY FEATURES 2 BEDROOMs AND 2 FULL BATHROOMs. OPEN LIVING AREA. APPLIANCES INCLUDED. PROPERTY SOLD 'AS IS!

19. 2023-02-20
    status Active 111-char remark

    Show marketing remark (111 chars)

    PROPERTY FEATURES 2 BEDROOMs AND 2 FULL BATHROOMs. OPEN LIVING AREA. APPLIANCES INCLUDED. PROPERTY SOLD 'AS IS!

20. 2023-02-16
    status Pending 111-char remark

    Show marketing remark (111 chars)

    PROPERTY FEATURES 2 BEDROOMs AND 2 FULL BATHROOMs. OPEN LIVING AREA. APPLIANCES INCLUDED. PROPERTY SOLD 'AS IS!

21. 2023-02-13
    status Pending, Continue to Show 111-char remark

    Show marketing remark (111 chars)

    PROPERTY FEATURES 2 BEDROOMs AND 2 FULL BATHROOMs. OPEN LIVING AREA. APPLIANCES INCLUDED. PROPERTY SOLD 'AS IS!

22. 2023-01-24
    status Active 111-char remark

    Show marketing remark (111 chars)

    PROPERTY FEATURES 2 BEDROOMs AND 2 FULL BATHROOMs. OPEN LIVING AREA. APPLIANCES INCLUDED. PROPERTY SOLD 'AS IS!

23. 2023-01-18
    status Pending 111-char remark

    Show marketing remark (111 chars)

    PROPERTY FEATURES 2 BEDROOMs AND 2 FULL BATHROOMs. OPEN LIVING AREA. APPLIANCES INCLUDED. PROPERTY SOLD 'AS IS!

24. 2023-01-01
    listed $60,000 Active 111-char remark

    Show marketing remark (111 chars)

    PROPERTY FEATURES 2 BEDROOMs AND 2 FULL BATHROOMs. OPEN LIVING AREA. APPLIANCES INCLUDED. PROPERTY SOLD 'AS IS!

25. 2019-07-01
    soldstatus
26. 2019-06-27
    soldstatus Sold
27. 2019-06-05
    status Pending
28. 2019-05-26
    status Option Pending
29. 2019-05-17
    listed $52,900 Active
30. 2017-05-23
    soldstatus
31. 2017-05-22
    soldstatus Sold
32. 2017-05-12
    status Pending
33. 2017-04-25
    status Option Pending
34. 2017-04-12
    listed $40,000 Active
35. 2009-04-07
    soldstatus $135,000

ⓘ 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: $1,335 · $111/mo
• Projected year-2 tax: $1,335 · $111/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: $13,550
• − Mortgage interest: −$3,165
• − Property taxes: −$1,335
• − Insurance: −$1,080
• − Repairs & maintenance: −$1,084
• − Management: −$1,084
• − HOA: −$3,276
• − Depreciation: −$1,644
• Taxable income: $883
• Est. tax owed @ 24.0%: −$212
• After-tax cash flow: $1,246/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

-55.9% since first listed

24 events — show timeline

• 2026-05-18 Price Changed $59,500 HARMLS
• 2026-05-08 Price Changed $62,000 HARMLS
• 2026-04-24 Price Changed $65,000 HARMLS
• 2026-04-12 Listed $70,000 HARMLS
• 2023-04-06 Sold (Public Records) — Public Records
• 2023-04-06 Sold (MLS) — HARMLS
• 2023-03-06 Pending — HARMLS
• 2023-02-20 Relisted — HARMLS
• 2023-02-16 Pending — HARMLS
• 2023-02-13 Pending — HARMLS
• 2023-01-24 Relisted — HARMLS
• 2023-01-18 Pending — HARMLS
• 2023-01-01 Listed $60,000 HARMLS
• 2019-07-01 Sold (Public Records) — Public Records
• 2019-06-27 Sold (MLS) — HARMLS
• 2019-06-05 Pending — HARMLS
• 2019-05-26 Pending — HARMLS
• 2019-05-17 Listed $52,900 HARMLS
• 2017-05-23 Sold (Public Records) — Public Records
• 2017-05-22 Sold (MLS) — HARMLS
• 2017-05-12 Pending — HARMLS
• 2017-04-25 Pending — HARMLS
• 2017-04-12 Listed $40,000 HARMLS
• 2009-04-07 Sold (Public Records) $135,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $1,335 · +6.2% YoY. Source: county tax records.