2702 N Brompton Dr · Pearland, TX 77584

$245,000

3 bd · 2.0 ba · 1,325 sqft · SingleFamily public records · 1 Days on market

Built 1982 6,534 sqft lot Est $236k · at est.

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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 +10.6/30.0
• ARV discount +5.8/15.0
• Schools +5.4/10.0
• Livability +4.0/5.0
• 1% rule +3.4/10.0
• DSCR +3.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully updated 3-bedroom, 2-bath home located in the highly desirable Southdown community of Pearland. Thoughtfully refreshed and truly move-in ready, this home is vacant and easy to show, and provides a bright, open layout with modern updates and appeal. Recent improvements include a brand-new roof, fresh interior and exterior paint, updated lighting fixtures, new ceiling fans, modern door hardware, and granite countertops, creating a clean, contemporary feel throughout. The spacious primary suite features a beautifully renovated bathroom with a walk-in shower, delivering a fresh, modern retreat. Set in a quiet, established neighborhood with mature trees, this home pro

Key facts

• 6,534 sq ft lot
• 2 garage spots
• Built 1982

Property features AI

Finance

• Other: Living area reported as 1,325 (unit not repeated in interior/exterior sections)
• Financial info: Lease not considered
• HOA & community: Association managed by Crest Management Company

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1982; Entry on slab foundation; Composition roof
• Construction: Brick construction; Slab foundation; Composition roof; Built in 1982
• Exterior features: Subdivision lot; Lot approximately 0.15 acres

Interior

• Bedrooms: Information on bedroom count not provided
• Bathrooms: Two full bathrooms
• Heating & cooling: Central gas heating; Central electric air conditioning
• Interior features: One fireplace; Six total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-122 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (8.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (16.2% below list).
• Recommended offer: $205k (16.2% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: Challenger El (math 66% / reading 64%, grade B+, #246 of 4,322 statewide, top 6%, 570 students, 36% FRL); Berry Miller J H (math 65% / reading 70%, grade A-, #77 of 1,662 statewide, top 5%, 844 students, 26% FRL); Glenda Dawson H S (math 60% / reading 68%, grade B-, #224 of 1,632 statewide, top 14%, 2,557 students, 28% FRL) — zoned schools at 30% FRL track the district average.
• Market conditions: Rents rising (+1.5%/yr); 497 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $7k 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.
• 2 sale attempts since 14y 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

• Climate carrying-cost: 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 $205,362 (16.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.84% ✗
• Cap rate: 5.70%
• Cash-on-cash: -2.13%
• DSCR: 0.91
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $235,850
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1111 W Brompton Dr	0.16mi	3/2.5	1,318 (-0%)	2mo	$259,999	$197	88
2806 N Brompton Dr	0.08mi	3/2.5	1,309 (-1%)	10mo	$183,080	$140	84
2927 Becket St	0.34mi	3/2.0	1,325 (0%)	0mo	$229,500	$173	84
1111 W Belgravia Dr	0.13mi	3/2.0	1,401 (+6%)	2mo	$260,000	$186	83
2906 S Peach Hollow Cir	0.27mi	2/2.0 (-1)	1,314 (-1%)	2mo	$225,000	$171	79
2907 Becket St	0.29mi	3/2.5	1,358 (+2%)	3mo	$239,500	$176	78
2719 S Brompton Dr	0.23mi	4/2.0 (+1)	1,432 (+8%)	7mo	$255,000	$178	65
1119 Margate Dr	0.45mi	4/2.0 (+1)	1,386 (+5%)	5mo	$249,500	$180	62
907 Postwood Ln	0.53mi	2/2.0 (-1)	1,338 (+1%)	8mo	$228,500	$171	62
903 Postwood Ln	0.53mi	2/2.0 (-1)	1,335 (+1%)	10mo	$225,000	$169	61
822 Maple Branch Ln	0.23mi	2/2.0 (-1)	1,457 (+10%)	9mo	$275,000	$189	60
1034 W Brompton Dr	0.15mi	3/1.5	1,127 (-15%)	9mo	$249,750	$222	58

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.47% rent growth · sell at horizon

5-year hold

• IRR: -21.6%
• Equity multiple: 0.26×
• Total profit: $-50,517
• Equity at exit: $36,530

10-year hold

• IRR: -19.4%
• Equity multiple: 0.04×
• Total profit: $-66,125
• Equity at exit: $21,183

Cash invested: $68,600 (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 77584

• Home prices YoY: -18.7%
• Rents YoY: 1.5%
• Active inventory: 497
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,054 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$357 /mo · $4,289/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $-122

Break-even live

Break-even rent $2,208

Max offer price $223,464

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1126 W Belgravia Dr Pearland, TX	3.0	2.0	1487	$1,950	$1.31	17d	1	0.22mi
1055 Margate Dr Pearland, TX	4.0	2.0	1628	$2,121	$1.30	5d	1	0.41mi
3030 Becket St Pearland, TX	3.0	3.0	1598	$2,300	$1.44	43d	1	0.42mi
2207 Ames St Pearland, TX	3.0	2.0	1556	$2,300	$1.48	43d	1	0.60mi
11000 Shadow Creek Pkwy Pearland, TX	2.0	2.0	1075	$1,650	$1.53	24d	1	0.70mi
2020 Business Center Dr Pearland, TX	1.0–3.0	1.0–2.0	1138	$2,942	$2.59	1d	57	0.75mi
2406 Business Center Dr Pearland, TX	2.0	2.0	1152	$1,800	$1.56	43d	1	0.82mi
2500 Business Center Dr Pearland, TX	1.0–3.0	1.0–2.0	1071	$2,171	$2.03	2d	23	0.92mi
2506 Business Center Dr Pearland, TX	2.0	2.0	1120	$1,706	$1.52	43d	1	0.94mi
2526 Business Center Dr Pearland, TX	1.0–2.0	1.0–2.0	928	$1,905	$2.05	2d	32	1.04mi
1466 Ivy Park Ter Houston, TX	2.0	1.0–2.0	843	$2,360	$2.80	1d	20	1.11mi
10006 Broadway St Pearland, TX	3.0	2.0	1268	$1,989	$1.57	43d	1	1.33mi
10000 W Broadway St Unit 2112 Pearland, TX	2.0	2.0	1085	$1,571	$1.45	2d	1	1.40mi
10000 W Broadway St Unit 3174 Pearland, TX	3.0	2.0	1268	$1,880	$1.48	10d	1	1.40mi
10000 W Broadway St Unit 10037 Pearland, TX	2.0	2.0	1085	$1,603	$1.48	10d	1	1.40mi
10000 W Broadway St Unit 10033 Pearland, TX	3.0	2.0	1268	$1,864	$1.47	43d	1	1.40mi
10000 W Broadway St Unit 10057 Pearland, TX	2.0	2.0	943	$1,434	$1.52	43d	1	1.40mi
10000 W Broadway St Unit 424 Pearland, TX	2.0	2.0	1085	$1,579	$1.46	5d	1	1.40mi
10000 W Broadway St Unit 3148 Pearland, TX	3.0	2.0	1268	$1,848	$1.46	2d	1	1.40mi
11900 Shadow Creek Pkwy Pearland, TX	1.0–2.0	1.0–2.0	1053	$1,899	$1.80	1d	34	1.41mi
10000 Broadway St Pearland, TX	2.0	2.0	1175	$1,573	$1.34	43d	1	1.43mi
9720 Broadway St Pearland, TX	1.0–3.0	1.0–2.0	1065	$2,185	$2.05	1d	21	1.45mi

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $245,000 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: $4,289 · $357/mo
• Projected year-2 tax: $4,484 · $374/mo
• Expected delta: +$195/yr (+$16/mo · 4.5%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $24,643
• − Mortgage interest: −$13,724
• − Property taxes: −$4,289
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,971
• − Management: −$1,971
• − Depreciation: −$7,127
• Taxable loss: −$5,664
• Est. tax savings @ 24.0%: +$1,359
• After-tax cash flow: $-104/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: 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

• Census place: Pearland, TX
• County: Brazoria County · 374,982 people
• City population: 142,397
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 91,065
• Household income: $121,872
• Rent vs Own: 26.3% rent · 73.7% own
• Severe rent burden: 1539.0

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: Highly diverse neighborhood (Simpson 0.76)
• Race & ethnicity: White 32% Hispanic / Latino 22% Asian 21% Black 21% Two or more races 14%
• Hispanic origin (detail): Mexican 16% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Romanian 1% Slovak 1%
• Foreign-born: 25% · Canada, China, Vietnam
• Languages at home: 64% English-only · Spanish 14% Chinese 4% Other Indo-European 4%

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: ▼ -49.09%
• Current HPI: 213.4011
• Rent YoY: ▲ 1.47%
• 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

+63.3% since first listed

4 events — show timeline

• 2026-06-18 Listed $245,000 HARMLS
• 2013-01-14 Listing Removed — HARMLS
• 2012-12-12 Listed $149,995 HARMLS
• 2004-03-04 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2025): $4,289 · -16.5% YoY. Source: county tax records.