8100 Creekbend Dr #171 · Houston, TX 77071

$65,700

2 bd · 2.0 ba · 937 sqft · Condo public records · 30 Days on market

Built 1976 $328/mo HOA · 29% of rent ↓ 6% 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 +19.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 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

MOVE IN READY! THE PROPERTY IS CLEAN AND READY TO BE LIVED IN. BUYER TO VERIFY ALL ROOM MEASUREMENTS. THE UNIT MUST BE OWNER OCCUPIED PER THE HOMEOWNERS' ASSOCIATIONS COVENANTS. CONDITIONS AND RESRRICTIONS.

Key facts

• $328 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Seller disclosure available
• Financial info: Lease not considered
• HOA & community: Braeswood Forest association; Monthly association fee of $328; HOA covers common areas, grounds maintenance, structure maintenance, sewer, trash, and water

Exterior

• Parking: Assigned parking
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story; Entry on slab foundation
• Construction: Built in 1976; Brick construction; Composition roof; Slab foundation
• Exterior features: Asphalt road surface; Community pool

Interior

• Bedrooms: 5 total rooms (includes bedrooms and living areas)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas); Central air conditioning (electric and gas)
• Interior features: Pantry; Tub with shower
• Laundry & utility: Laundry in utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $66k.

Deal economics

• At list price, monthly cash flow is $4 ($47/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $66k).
• Recommended offer: $65k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.6% 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.
• 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); 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 $454 of loan paydown is wiped out by about $478 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 ($65k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 29% 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 $64,714 (1.5% below list)

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.73% ✓
• Cap rate: 7.58%
• Cash-on-cash: 4.59%
• DSCR: 1.20
• GRM: 4.8

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: -8.9%
• Equity multiple: 0.62×
• Total profit: $-6,931
• Equity at exit: $16,723

10-year hold

• IRR: -7.5%
• Equity multiple: 0.39×
• Total profit: $-11,224
• Equity at exit: $18,307

Cash invested: $18,396 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,137 high
• Mortgage (P&I): −$345
• Tax from tax record: −$128 /mo · $1,534/yr
• Insurance: −$27
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$328
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $4

Break-even live

Break-even rent $1,132

Max offer price $65,700

Occupancy floor 95%

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: $16,425
• Closing costs: $1,971
• 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	44d	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	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	11d	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 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	8d	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 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	44d	1	0.49mi
10222 S Gessner Rd Houston, TX	1.0	1.0	740	$899	$1.21	13d	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	44d	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	44d	20	0.68mi
8700 Gustine Ln Houston, TX	1.0–2.0	1.0–2.0	752	$1,004	$1.33	2d	25	0.68mi
9707 S Gessner Rd Houston, TX	2.0	1.0–2.0	726	$1,189	$1.64	2d	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	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	$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	8d	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	8d	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	8d	1	0.75mi
10750 Westbrae Pkwy Unit 10801 Houston, TX	1.0	1.0	660	$869	$1.32	44d	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: $328 · $3,936/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $65,700 Active 30 DOM
2. 2026-06-17
   days on market $65,700 Active 29 DOM
3. 2026-06-16
   days on market $65,700 Active 28 DOM
4. 2026-06-15
   days on market $65,700 Active 27 DOM
5. 2026-06-13
   days on market $65,700 Active 25 DOM
6. 2026-06-10
   days on market $65,700 Active 21 DOM
7. 2026-06-08
   days on market $65,700 Active 20 DOM
8. 2026-06-07
   days on market $65,700 Active 19 DOM
9. 2026-06-04
   days on market $65,700 Active 16 DOM
10. 2026-06-01
    days on market $65,700 Active 13 DOM
11. 2026-05-31
    days on market $65,700 Active 12 DOM
12. 2026-05-19
    listed $65,700 Active
13. 2025-04-01
    soldstatus
14. 2023-06-13
    soldstatus
15. 2023-06-12
    soldstatus Sold 206-char remark

    Show marketing remark (206 chars)

    MOVE IN READY! THE PROPERTY IS CLEAN AND READY TO BE LIVED IN. BUYER TO VERIFY ALL ROOM MEASUREMENTS. THE UNIT MUST BE OWNER OCCUPIED PER THE HOMEOWNERS' ASSOCIATIONS COVENANTS. CONDITIONS AND RESRRICTIONS.

16. 2023-06-06
    status Pending 206-char remark

    Show marketing remark (206 chars)

    MOVE IN READY! THE PROPERTY IS CLEAN AND READY TO BE LIVED IN. BUYER TO VERIFY ALL ROOM MEASUREMENTS. THE UNIT MUST BE OWNER OCCUPIED PER THE HOMEOWNERS' ASSOCIATIONS COVENANTS. CONDITIONS AND RESRRICTIONS.

17. 2023-05-29
    status Option Pending 206-char remark

    Show marketing remark (206 chars)

    MOVE IN READY! THE PROPERTY IS CLEAN AND READY TO BE LIVED IN. BUYER TO VERIFY ALL ROOM MEASUREMENTS. THE UNIT MUST BE OWNER OCCUPIED PER THE HOMEOWNERS' ASSOCIATIONS COVENANTS. CONDITIONS AND RESRRICTIONS.

18. 2023-05-09
    price $68,000 206-char remark

    Show marketing remark (206 chars)

    MOVE IN READY! THE PROPERTY IS CLEAN AND READY TO BE LIVED IN. BUYER TO VERIFY ALL ROOM MEASUREMENTS. THE UNIT MUST BE OWNER OCCUPIED PER THE HOMEOWNERS' ASSOCIATIONS COVENANTS. CONDITIONS AND RESRRICTIONS.

19. 2023-04-24
    listed $70,000 Active 206-char remark

    Show marketing remark (206 chars)

    MOVE IN READY! THE PROPERTY IS CLEAN AND READY TO BE LIVED IN. BUYER TO VERIFY ALL ROOM MEASUREMENTS. THE UNIT MUST BE OWNER OCCUPIED PER THE HOMEOWNERS' ASSOCIATIONS COVENANTS. CONDITIONS AND RESRRICTIONS.

20. 2020-08-28
    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: $13,642
• − Mortgage interest: −$3,680
• − Property taxes: −$1,534
• − Insurance: −$1,126
• − Repairs & maintenance: −$1,091
• − Management: −$1,091
• − HOA: −$3,936
• − Depreciation: −$1,911
• Taxable loss: −$728
• Est. tax savings @ 24.0%: +$175
• After-tax cash flow: $221/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

-6.1% since first listed

9 events — show timeline

• 2026-05-19 Listed $65,700 HARMLS
• 2025-04-01 Sold (Public Records) — Public Records
• 2023-06-13 Sold (Public Records) — Public Records
• 2023-06-12 Sold (MLS) — HARMLS
• 2023-06-06 Pending — HARMLS
• 2023-05-29 Pending — HARMLS
• 2023-05-09 Price Changed $68,000 HARMLS
• 2023-04-24 Listed $70,000 HARMLS
• 2020-08-28 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

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