1749 Max Rd · Pearland, TX 77581

$1,300,000

24 bd · 16.0 ba · — sqft · MultiFamily · 165 Days on market

Built 1981 4.89 ac lot

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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 +24.8/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Schools +5.4/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 8 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

1749 Max Road is a well-maintained 8-unit multifamily property situated on a sprawling, nearly five-acre site in Pearland, Texas, minutes to the COMING SOON ASIAN TOWN, approximately 16 miles south of Downtown Houston. The property offers a unique blend of quiet, country-style living with convenient access to the city. Surrounded by open space and mature landscaping, the community features six units of 3BR/2BA and two units of 2BR/2BA, providing residents with a strong sense of privacy and tranquility. While set within a serene environment, the property remains highly connected. Residents enjoy quick access to State Highway 288, enabling efficient commutes to Downtown Houston, the Texas Medical Center, nearby universities, and William P. Hobby Airport.

Key facts

• Efficient commutes
• Five acre site
• Mature landscaping

Tags

• FIVE ACRE SITE
• QUIET COUNTRY STYLE LIVING
• MATURE LANDSCAPING
• STRONG SENSE OF PRIVACY
• EFFICIENT COMMUTES

What this means for you Summary

Snapshot

• This is a 6×3.0bd/2.0ba + 2×2.0bd/2.0ba units multifamily listed at $1.30M.

Deal economics

• At list price, monthly cash flow is $3k ($33k/yr) — positive. Per door: $345/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($15k rent vs $1.30M).
• Recommended offer: $1.14M (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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: schools A+, employment A+, housing 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.
• Market conditions: Rents rising (+2.9%/yr); 316 active listings in the ZIP; high-income renter base; 3,960 units permitted in Brazoria County in 2024 (593 in 5+ unit buildings).
• At $14,864/mo this rent would consume 160% of the median local household income ($111k/yr) (locally 826% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $9k of loan paydown is wiped out by about $39k 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

• It's been on market 165 days — a 12% lower offer ($1.14M) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y 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 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,144,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 165 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.14% ✓
• Cap rate: 8.84%
• Cash-on-cash: 9.09%
• DSCR: 1.40
• GRM: 7.3

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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-35,635
• Equity at exit: $193,834

10-year hold

• IRR: 7.0%
• Equity multiple: 1.53×
• Total profit: $192,439
• Equity at exit: $112,400

Cash invested: $364,000 (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: 316
• Price-to-rent: 56.7×

Monthly cashflow live

• Estimated rent: $14,864 high
• Mortgage (P&I): −$6,817
• Tax est. 1.5%: −$1,625 /mo · $19,500/yr
• Insurance: −$542
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,121
• Net cashflow: $2,759

Break-even live

Break-even rent $11,372

Max offer price $1,300,000

Occupancy floor 76%

8-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 6× units	3.0	2	$11,460
▸ 2× units	2.0	2	$3,404
Total (8 units)			$14,864

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: $325,000
• Closing costs: $39,000
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $1,300,000 Active 165 DOM
2. 2026-06-17
   days on market $1,300,000 Active 164 DOM
3. 2026-06-16
   days on market $1,300,000 Active 163 DOM
4. 2026-06-15
   days on market $1,300,000 Active 162 DOM
5. 2026-06-13
   days on market $1,300,000 Active 160 DOM
6. 2026-06-09
   days on market $1,300,000 Active 156 DOM
7. 2026-06-08
   days on market $1,300,000 Active 155 DOM
8. 2026-06-07
   days on market $1,300,000 Active 154 DOM
9. 2026-06-04
   days on market $1,300,000 Active 151 DOM
10. 2026-06-03
    days on market $1,300,000 Active 150 DOM
11. 2026-06-02
    days on market $1,300,000 Active 149 DOM
12. 2026-06-01
    days on market $1,300,000 Active 148 DOM
13. 2026-05-31
    days on market $1,300,000 Active 147 DOM
14. 2026-01-05
    listed $1,300,000 Active 764-char remark

    Show marketing remark (764 chars)

    1749 Max Road is a well-maintained 8-unit multifamily property situated on a sprawling, nearly five-acre site in Pearland, Texas, minutes to the COMING SOON ASIAN TOWN, approximately 16 miles south of Downtown Houston. The property offers a unique blend of quiet, country-style living with convenient access to the city. Surrounded by open space and mature landscaping, the community features six units of 3BR/2BA and two units of 2BR/2BA, providing residents with a strong sense of privacy and tranquility. While set within a serene environment, the property remains highly connected. Residents enjoy quick access to State Highway 288, enabling efficient commutes to Downtown Houston, the Texas Medical Center, nearby universities, and William P. Hobby Airport.

15. 2014-03-07
    soldstatus Sold 318-char remark

    Show marketing remark (318 chars)

    Moneymaker!! Excellent investment!! Let the rental income pay for your land investment. 8 double and single wide homes spread among 5 acres. Tenants love the country atmosphere. Long term tenants -half have been there over 5 years. Low turnover rate. Storage sheds at rear of property could be rented for extra income.

16. 2014-03-06
    status Pending, Continue to Show 318-char remark

    Show marketing remark (318 chars)

    Moneymaker!! Excellent investment!! Let the rental income pay for your land investment. 8 double and single wide homes spread among 5 acres. Tenants love the country atmosphere. Long term tenants -half have been there over 5 years. Low turnover rate. Storage sheds at rear of property could be rented for extra income.

17. 2014-02-05
    status Option Pending 318-char remark

    Show marketing remark (318 chars)

    Moneymaker!! Excellent investment!! Let the rental income pay for your land investment. 8 double and single wide homes spread among 5 acres. Tenants love the country atmosphere. Long term tenants -half have been there over 5 years. Low turnover rate. Storage sheds at rear of property could be rented for extra income.

18. 2014-01-02
    price $315,000 318-char remark

    Show marketing remark (318 chars)

    Moneymaker!! Excellent investment!! Let the rental income pay for your land investment. 8 double and single wide homes spread among 5 acres. Tenants love the country atmosphere. Long term tenants -half have been there over 5 years. Low turnover rate. Storage sheds at rear of property could be rented for extra income.

19. 2013-12-10
    price $318,000 318-char remark

    Show marketing remark (318 chars)

    Moneymaker!! Excellent investment!! Let the rental income pay for your land investment. 8 double and single wide homes spread among 5 acres. Tenants love the country atmosphere. Long term tenants -half have been there over 5 years. Low turnover rate. Storage sheds at rear of property could be rented for extra income.

20. 2013-12-04
    listed $320,000 Active 318-char remark

    Show marketing remark (318 chars)

    Moneymaker!! Excellent investment!! Let the rental income pay for your land investment. 8 double and single wide homes spread among 5 acres. Tenants love the country atmosphere. Long term tenants -half have been there over 5 years. Low turnover rate. Storage sheds at rear of property could be rented for extra income.

21. 2012-08-31
    historical
22. 2012-08-01
    listed $330,000
23. 2012-06-30
    historical
24. 2012-03-06
    listed $330,000
25. 2009-09-20
    historical
26. 2009-04-04
    listed $400,000
27. 2008-12-31
    historical
28. 2008-07-07
    listed $480,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥108°F today · 21 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $178,368
• − Mortgage interest: −$72,820
• − Property taxes: −$19,500
• − Insurance: −$6,500
• − Repairs & maintenance: −$14,269
• − Management: −$14,269
• − Depreciation: −$37,818
• Taxable income: $13,191
• Est. tax owed @ 24.0%: −$3,166
• After-tax cash flow: $29,937/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): 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

+170.8% since first listed

15 events — show timeline

• 2026-01-05 Listed $1,300,000 HARMLS
• 2014-03-07 Sold (MLS) — HARMLS
• 2014-03-06 Pending — HARMLS
• 2014-02-05 Pending — HARMLS
• 2014-01-02 Price Changed $315,000 HARMLS
• 2013-12-10 Price Changed $318,000 HARMLS
• 2013-12-04 Listed $320,000 HARMLS
• 2012-08-31 Listing Removed — HARMLS
• 2012-08-01 Listed $330,000 HARMLS
• 2012-06-30 Listing Removed — HARMLS
• 2012-03-06 Listed $330,000 HARMLS
• 2009-09-20 Listing Removed — HARMLS
• 2009-04-04 Listed $400,000 HARMLS
• 2008-12-31 Listing Removed — HARMLS
• 2008-07-07 Listed $480,000 HARMLS