8100 Creekbend Dr #184 · Houston, TX 77071

$72,000

2 bd · 2.0 ba · 807 sqft · Condo public records · 4 Days on market

Built 1976 $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 +20.9/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 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

PROPERTY FEATURES 2 BEDROOMs AND 2 FULL BATHROOMs. LOCATED ON THE TOP LEVEL. OPEN LIVING AREA. APPLIANCES INCLUDED. PROPERTY SOLD 'AS IS!

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 $72k.

Deal economics

• At list price, monthly cash flow is $34 ($405/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Cap rate 8.0% 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 $498 of loan paydown is wiped out by about $524 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y ago; this cycle's ask is 5900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $72,000

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: 1.57% ✓
• Cap rate: 7.96%
• Cash-on-cash: 5.97%
• DSCR: 1.27
• GRM: 5.3

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: -6.3%
• Equity multiple: 0.73×
• Total profit: $-5,452
• Equity at exit: $18,326

10-year hold

• IRR: -4.2%
• Equity multiple: 0.65×
• Total profit: $-7,003
• Equity at exit: $20,063

Cash invested: $20,160 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,129 high
• Mortgage (P&I): −$378
• Tax from tax record: −$111 /mo · $1,335/yr
• Insurance: −$30
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$273
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $34

Break-even live

Break-even rent $1,086

Max offer price $72,000

Occupancy floor 92%

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: $18,000
• Closing costs: $2,160
• 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	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	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 5 events

1. 2026-06-03
   days on market $72,000 Coming Soon 4 DOM
2. 2026-06-02
   days on market $72,000 Coming Soon 3 DOM
3. 2026-06-01
   days on market $72,000 Coming Soon 2 DOM
4. 2026-05-31
   remarks 339-char remark
5. 2026-05-31
   listed $72,000 Coming Soon 1 DOM

ⓘ 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: −$4,033
• − Property taxes: −$1,335
• − Insurance: −$1,158
• − Repairs & maintenance: −$1,084
• − Management: −$1,084
• − HOA: −$3,276
• − Depreciation: −$2,095
• Taxable loss: −$514
• Est. tax savings @ 24.0%: +$123
• After-tax cash flow: $529/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

+80.0% since first listed

13 events — show timeline

• 2026-05-31 Coming Soon $72,000 HARMLS
• 2025-03-17 Sold (Public Records) — Public Records
• 2024-05-11 Rental Removed $1,050 HARMLS
• 2024-05-03 Price Changed $1,050 HARMLS
• 2024-04-23 Listed for Rent $1,200 HARMLS
• 2024-04-09 Rental Removed $1,200 HARMLS
• 2024-03-26 Price Changed $1,200 HARMLS
• 2024-02-27 Listed for Rent $1,300 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

Property tax history

+0.6%/yr

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