5108 Redbud Valley Dr · Pearland, TX 77584

$297,490

3 bd · 2.0 ba · 1,688 sqft · SingleFamily · 11 Days on market

Built 2026 $50/mo HOA · 2% of rent

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +5.4/30.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Brand new, energy-efficient home available by June 2026! Escape the bustle of the city without adding to your commute. Located in popular Pearland, Massey Oaks combines outdoor amenities like lakes, parks, and trails with everyday conveniences like access to shopping, dining, and entertainment. The neighborhood is zoned in the desirable Alvin ISD. We also build each home with innovative, energy-efficient features that cut down on utility bills so you can afford to do more living. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

Key facts

• Outdoor amenities
• Access to shopping
• Zoned in alvin isd

Tags

• ENERGY EFFICIENT HOME
• OUTDOOR AMENITIES
• ACCESS TO SHOPPING
• ZONED IN ALVIN ISD

Property features AI

Finance

• Other: Seller disclosure available
• HOA & community: Managed by Prestige Association Management; Annual association fee of $600

Exterior

• Parking: Attached garage with 2 spaces; Driveway; Garage door opener
• Security: Prewired for security; Security system owned; Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; New construction (under construction); Built in 2026; Slab foundation; Composition roof; Builder: Meritage Homes
• Construction: Brick, cement siding, and stone construction
• Exterior features: Covered patio; Covered deck/patio; Fence (back yard); Sprinkler/irrigation system; Patio

Interior

• Kitchen: Dishwasher; Gas cooktop; Gas oven; Gas range; Microwave; Garbage disposal; Refrigerator; Granite counters; Kitchen island; Pantry
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Plank; Tile; Vinyl
• Bathrooms: 2 full bathrooms; Double vanity; Soaking tub and separate shower
• Heating & cooling: Heat pump; Central air (electric); Programmable thermostat
• Interior features: Entrance foyer; Granite counters; Kitchen island; Kitchen/family room combo; Pantry; Soaking tub; Separate shower; Tub with shower; Double vanity; Programmable thermostat; Low emissivity windows; ENERGY STAR qualified appliances; Tankless water heater
• Laundry & utility: Washer; Dryer; Tankless water heater

🏗️ New construction. The $297,490 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $345,487.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $297k.

Deal economics

• At list price, monthly cash flow is $-748 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (20.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (28.1% below list).
• Recommended offer: $214k (28.1% below list) — sets the bar for 1% rule.
• Cap rate 3.7% vs local median 3.0% in Pearland — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Alvin ISD (suburban): math 39% / reading 48% proficiency, ranked #255 of 826 in TX (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: G W Harby J H (math 28% / reading 38%, grade F, #930 of 1,662 statewide, top 57%, 610 students, 72% FRL); Manvel H S (math 48% / reading 48%, grade D, #571 of 1,632 statewide, top 36%, 2,607 students, 57% FRL) — zoned schools average 64% FRL vs 48% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.5%/yr); 497 active listings in the ZIP; 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 $10k 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 11 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $213,817 (28.1% 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: 0.62% ✗
• Cap rate: 3.69%
• Cash-on-cash: -9.28%
• DSCR: 0.59
• GRM: 13.5

CMA / ARV

• ARV (median comp): $345,487
• List price: $297,490
• Delta: -13.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6017 Mockingbird Lodge Ln	0.06mi	3/2.0	1,688 (0%)	0mo	$320,990	$190	97
6009 Mockingbird Lodge Ln	0.08mi	3/2.0	1,688 (0%)	1mo	$328,240	$194	96
5917 Mockingbird Lodge Ln	0.10mi	3/2.0	1,688 (0%)	3mo	$301,240	$178	93
5116 Redbud Valley Dr	0.02mi	3/2.0	1,857 (+10%)	1mo	$344,390	$185	82
5921 Mockingbird Lodge Ln	0.10mi	3/2.0	1,857 (+10%)	0mo	$333,440	$180	78
5225 Oakheath Forest Ln	0.42mi	3/2.0	1,688 (0%)	5mo	$320,340	$190	77
6412 Green Clover Ln	0.43mi	3/2.0	1,688 (0%)	5mo	$360,690	$214	76
5218 Harvest Season Ln	0.46mi	3/2.0	1,688 (0%)	4mo	$326,340	$193	75
5112 Redbud Valley Dr	0.01mi	3/2.0	1,940 (+15%)	0mo	$345,840	$178	74
5312 Harvest Season Ln	0.53mi	3/2.0	1,688 (0%)	3mo	$350,090	$207	73
5120 Magnolia Springs Dr	0.37mi	4/2.0 (+1)	1,800 (+7%)	4mo	$334,736	$186	63
6416 Tindarey Creek Ln	0.45mi	3/2.0	1,915 (+13%)	1mo	$364,960	$191	55

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: -34.5%
• Equity multiple: -0.10×
• Total profit: $-106,831
• Equity at exit: $51,513

10-year hold

• IRR: -55.6%
• Equity multiple: -0.73×
• Total profit: $-167,051
• Equity at exit: $29,871

Cash invested: $96,736 (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: 11.6×

Monthly cashflow live

• Estimated rent: $2,138 medium
• Mortgage (P&I): −$1,812
• Tax est. 1.5%: −$432 /mo · $5,182/yr
• Insurance: −$144
• HOA: −$50
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $-748

Break-even live

Break-even rent $3,086

Max offer price $237,189

Occupancy floor —

Sensitivity live

Price	-10% $-510	-5% $-629	+0% $-748	+5% $-868	+10% $-987
Rent	-10% $-917	-5% $-833	+0% $-748	+5% $-664	+10% $-580
Rate	-1.0pp $-574	-0.5pp $-661	base $-748	+0.5pp $-838	+1.0pp $-929

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: $86,372
• Closing costs: $10,365
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 2 events

1. 2026-05-12
   status Pending 643-char remark
2. 2026-05-01
   listed $297,490 Active 643-char remark

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

Taxation est. · year 1

• Rental income: $25,658
• − Mortgage interest: −$19,353
• − Property taxes: −$5,182
• − Insurance: −$1,727
• − Repairs & maintenance: −$2,053
• − Management: −$2,053
• − HOA: −$600
• − Depreciation: −$10,051
• Taxable loss: −$15,360
• Est. tax savings @ 24.0%: +$3,686
• After-tax cash flow: $-5,295/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: Alvin ISD
• NCES district ID: 4808090
• Math proficiency: 39% ▼ -11.00%
• Reading proficiency: 48% ▬ 0.00%
• Median HH income: $66,740
• Composite: 38.96/100
• National rank: #4080
• State rank: #255 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

2 events — show timeline

• 2026-05-12 Pending — HARMLS
• 2026-05-01 Listed $297,490 HARMLS