131 Lipper Ln · Pearland, TX 77581

$165,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 1 Days on market

Built 2024 Good condition $695/mo HOA · 34% 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).

• Cash flow +8.7/30.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Schools +5.4/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +3.2/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to The Landing at Pearland! Built in 2024, this stunning 3-bedroom, 2-bath manufactured home offers modern style, thoughtful design, and resort-style community living. The open-concept layout features beautiful tray ceilings, abundant natural light, and a gorgeous kitchen with sleek finishes, large island, and plenty of cabinet space. The spacious primary suite offers a spa-like bath with dual vanities, soaking tub, and separate walk-in shower. You’ll also love the dedicated mudroom/utility room for added convenience. Outside, enjoy beautifully maintained surroundings and all the amenities The Landing has to offer, including a resort-style pool, splash pad, fitness center, clu

Key facts

• Dedicated mudroom
• Fitness center
• Gorgeous kitchen

Tags

• OPEN-CONCEPT LAYOUT
• GORGEOUS KITCHEN
• DEDICATED MUDROOM
• RESORT-STYLE POOL
• SPLASH PAD
• FITNESS CENTER

Property features AI

Finance

• Other: Association-managed community pool
• Financial info: Lease not considered
• HOA & community: Part of The Landing at Pearland Space association; Monthly association fee; Association amenities include clubhouse, dog park, fitness center, playground, pool, tennis courts, gated access; Association fee covers common areas and recreation facilities

Exterior

• Parking: No designated parking
• Security: Gated community
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 2024
• Construction: Vinyl exterior elements
• Exterior features: Porch; Storage; Shed(s); Concrete road surface

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Refrigerator; Pantry; Quartz counters; Breakfast bar
• Bedrooms: Primary bedroom (first floor) — 13 x 15; Bedroom (first floor) — 10 x 13; Bedroom (first floor) — 10 x 13
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms; Double vanity in primary bath; Soaking tub and separate shower
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Breakfast bar; Double vanity; Kitchen/family room combo; Pantry; Quartz countertops; Soaking tub; Separate shower; Kitchen/dining combo; Programmable thermostat; Electric fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-139 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (14.8% below list).
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $141k (14.8% below list) — sets the bar for cash-flow.
• Cap rate 5.3% vs local median 3.0% in Pearland — 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 81/100 on livability (#32 in TX, #1,539 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, crime A; Watch: amenities D-, commute F.
• Pearland ISD (suburban): math 58% / reading 59% proficiency, ranked #47 of 826 in TX (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Rustic Oak El (math 52% / reading 59%, grade C, #587 of 4,322 statewide, top 14%, 674 students, 31% FRL); Pearland J H East (math 61% / reading 62%, grade B+, #141 of 1,662 statewide, top 9%, 848 students, 34% FRL); Pearland H S (math 58% / reading 64%, grade C+, #258 of 1,632 statewide, top 16%, 3,261 students, 36% FRL).
• Market conditions: Rents rising (+2.9%/yr); 319 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 3,960 units permitted in Brazoria County in 2024 (593 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Brazoria County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.
• Climate carrying-cost: 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 $140,507 (14.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
6. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.24% ✓
• Cap rate: 5.28%
• Cash-on-cash: -3.60%
• DSCR: 0.84
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.94% rent growth · sell at horizon

5-year hold

• IRR: -22.1%
• Equity multiple: 0.24×
• Total profit: $-35,282
• Equity at exit: $24,602

10-year hold

• IRR: -15.6%
• Equity multiple: 0.11×
• Total profit: $-40,938
• Equity at exit: $14,266

Cash invested: $46,200 (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 77581

• Home prices YoY: -29.1%
• Rents YoY: 2.9%
• Active inventory: 319
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,047 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$127 /mo · $1,521/yr
• Insurance: −$69
• HOA: −$695
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $-139

Break-even live

Break-even rent $2,223

Max offer price $140,507

Occupancy floor —

Sensitivity live

Price	-10% $-45	-5% $-92	+0% $-139	+5% $-185	+10% $-232
Rent	-10% $-300	-5% $-220	+0% $-139	+5% $-58	+10% $23
Rate	-1.0pp $-56	-0.5pp $-97	base $-139	+0.5pp $-181	+1.0pp $-225

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
500 Stoneledge Dr Friendswood, TX	3.0	2.0	1268	$1,995	$1.57	26d	1	1.39mi

HOA detail

• Monthly dues: $695 · $8,340/yr
• Likely covers: poolgym

Listing history 2 events

1. 2026-06-02
   remarks 693-char remark
2. 2026-06-02
   listed $165,000 Active 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: $1,521 · $127/mo
• Projected year-2 tax: $3,020 · $252/mo
• Expected delta: +$1,498/yr (+$125/mo · 98.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,564
• − Mortgage interest: −$9,243
• − Property taxes: −$1,521
• − Insurance: −$825
• − Repairs & maintenance: −$1,965
• − Management: −$1,965
• − HOA: −$8,340
• − Depreciation: −$4,800
• Taxable loss: −$4,095
• Est. tax savings @ 24.0%: +$983
• After-tax cash flow: $-681/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This 2024 manufactured home is in excellent condition with modern finishes and a good curb appeal. It's move-in ready with minor maintenance needed.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Pearland ISD
• NCES district ID: 4834440
• Math proficiency: 58% ▼ -13.00%
• Reading proficiency: 59% ▼ -6.00%
• Median HH income: $90,091
• Composite: 53.67/100
• National rank: #1430
• State rank: #47 of 826 in TX

Livability — Pearland

• Score: 81/100
• State rank: #32
• US rank: #1539

Category grades

Amenities D- Commute F Cost of living B Crime A Employment A+ Housing A+ Health & safety C User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Brazoria County · 374,982 people
• City population: 142,397
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 51,332
• Household income: $111,139
• Rent vs Own: 22.9% rent · 77.1% own
• Severe rent burden: 826.0

Population outlook (Brazoria County) Hauer SSP2

• Today (2025): 420,414 people
• By 2030: 457,585 · +8.8%
• By 2040: 532,232 · +26.6%
• By 2050: 605,399 · +44.0%
• By 2075: 779,358 · +85.4%
• By 2100: 883,759 · +110.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 47% Hispanic / Latino 33% Two or more races 20% Black 10% Asian 7%
• Hispanic origin (detail): Mexican 26% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 2%
• Foreign-born: 12% · Canada, Vietnam, Guatemala
• Languages at home: 77% English-only · Spanish 16% Other Indo-European 3% Vietnamese 2%

Political lean MEDSL · Brazoria

• 2024 margin: R (+19.7) · D 39.5% · R 59.2% · Other 1.3%
• 2008→2024 swing: +9.9pp toward D · 2008: -29.6pp · 2024: -19.7pp
• All cycles: 2024: R+19.7 2020: R+18.2 2016: R+24.6 2012: R+34.2 2008: R+29.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.56%
• Current HPI: 244.7942
• Rent YoY: ▲ 2.94%
• 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

1 event — show timeline

• 2026-06-01 Listed $165,000 HARMLS