5501 Rio Sabinas St · Pearland, TX 77583

$235,000

4 bd · 2.0 ba · 1,379 sqft · SingleFamily public records · 8 Days on market

Built 2005 5,479 sqft lot Est $237k · at est. $50/mo HOA · 2% 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 +25.7/30.0
• DSCR +8.6/10.0
• ARV discount +7.9/15.0
• 1% rule +7.3/10.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CUTE 1 STORY BRICK HOME! 3 BEDROOMS WITH A STUDY THAT COULD BE A 4TH BEDROOM, 2 BATHROOMS, SPACIOUS LIVINGROOM OPEN TO DINING ROOM AND KITCHEN, 1 CAR GARAGE ATTACHED, BACKYARD WITH PATIO AND WOOD PRIVACY FENCE ON A CORNER LOT!

Key facts

• Vinyl flooring
• Flexible floor plan
• Major updates

Tags

• CORNER LOT
• FLEXIBLE FLOOR PLAN
• SPACIOUS LIVING ROOM
• VAULTED CEILINGS
• MAJOR UPDATES
• VINYL FLOORING

Property features AI

Finance

• HOA & community: Has association (Spectrum Man); Annual association fee of $600; Community gutters

Exterior

• Parking: Attached garage; 1 garage space; Attached parking/garage
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Concrete road access
• Home design: Residential property; Built in 2005; Slab foundation; Composition roof
• Construction: Brick construction
• Exterior features: Deck; Patio; Fully fenced yard; Private yard; Back yard fence; Corner lot; Subdivision setting

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Garbage disposal; Microwave; Refrigerator
• Bedrooms: Up to 4 bedrooms
• Flooring: Carpet; Plank; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric); Has heating and cooling
• Interior features: Granite counters; High ceilings; Vaulted ceilings; Tub with shower; Wired for sound; Ceiling fans; Kitchen/dining combo
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $565 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).
• Cap rate 9.2% 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.
• 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: Don Jeter El (math 45% / reading 43%, grade F, #1,243 of 4,322 statewide, top 29%, 822 students, 70% FRL); Rodeo Palms J H (math 33% / reading 51%, grade D-, #572 of 1,662 statewide, top 36%, 816 students, 59% FRL); Manvel H S (math 48% / reading 48%, grade D, #571 of 1,632 statewide, top 36%, 2,607 students, 57% FRL).
• Market conditions: Rents flat; 1139 active listings in the ZIP; 2 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 $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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 11y 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: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $235,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
5. 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.
6. 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: 1.23% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.30%
• DSCR: 1.46
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $237,188
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5503 Rio Alamo St	0.26mi	4/2.0	1,379 (0%)	15mo	$265,000	$192	76
5518 Rio Ramos St	0.35mi	4/2.0	1,365 (-1%)	8mo	$213,440	$156	76
5411 Rio Alamo St	0.26mi	4/2.0	1,383 (+0%)	22mo	$225,000	$163	69
5509 Rio Ramos St	0.31mi	3/2.0 (-1)	1,417 (+3%)	13mo	$225,000	$159	65
13210 Barton Meadow Ln	0.68mi	3/2.0 (-1)	1,378 (-0%)	2mo	$229,900	$167	61
12602 Rio San Juan Ct	0.12mi	3/2.0 (-1)	1,200 (-13%)	20mo	$224,990	$187	51
12806 Rio Bravo St	0.31mi	3/2.0 (-1)	1,214 (-12%)	16mo	$220,000	$181	47
36 Supiro Dr	0.72mi	3/2.0 (-1)	1,415 (+3%)	12mo	$273,000	$193	47
21 Signal Hill Dr	0.69mi	3/2.0 (-1)	1,565 (+14%)	12mo	$269,000	$172	31

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 · 0.44% rent growth · sell at horizon

5-year hold

• IRR: -3.9%
• Equity multiple: 0.86×
• Total profit: $-9,281
• Equity at exit: $35,039

10-year hold

• IRR: 2.5%
• Equity multiple: 1.16×
• Total profit: $10,316
• Equity at exit: $20,319

Cash invested: $65,800 (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 77583

• Rents YoY: 0.4%
• Active inventory: 1139
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,893 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$341 /mo · $4,089/yr
• Insurance: −$98
• HOA: −$50
• Vacancy / Maint / Mgmt: −$608
• Net cashflow: $565

Break-even live

Break-even rent $2,179

Max offer price $235,000

Occupancy floor 75%

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
57 Spring Ln Manvel, TX	4.0	2.0	1875	$2,450	$1.31	43d	1	0.37mi
21 Wheeler Ridge Cir Manvel, TX	3.0	2.0	1275	$1,875	$1.47	5d	1	0.62mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 8 events

1. 2026-06-18
   days on market $235,000 Pending 8 DOM
2. 2026-06-17
   status $235,000 Pending 7 DOM
3. 2026-06-17
   days on market $235,000 Active 7 DOM
4. 2026-06-16
   days on market $235,000 Active 6 DOM
5. 2026-06-15
   days on market $235,000 Active 5 DOM
6. 2026-06-13
   days on market $235,000 Active 3 DOM
7. 2026-06-13
   remarks 679-char remark
8. 2026-06-13
   listed $235,000 Active 2 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: $4,089 · $341/mo
• Projected year-2 tax: $4,300 · $358/mo
• Expected delta: +$211/yr (+$18/mo · 5.2%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 65% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,720
• − Mortgage interest: −$13,164
• − Property taxes: −$4,089
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,778
• − Management: −$2,778
• − HOA: −$600
• − Depreciation: −$6,836
• Taxable income: $3,300
• Est. tax owed @ 24.0%: −$792
• After-tax cash flow: $5,984/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

• County: Brazoria County · 374,982 people
• City population: 142,397
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 52,747
• Household income: $119,287
• Rent vs Own: 9.8% rent · 90.2% own
• Severe rent burden: 251.0

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 0.70)
• Race & ethnicity: Hispanic / Latino 38% Black 34% White 20% Two or more races 18% Asian 5%
• Hispanic origin (detail): Mexican 31% Puerto Rican 2%
• Common ancestry: Lithuanian 1% Slovak 1% Romanian 1%
• Foreign-born: 16% · Canada, Vietnam, China
• Languages at home: 64% English-only · Spanish 28% Other Asian/Pacific 2% Vietnamese 1%

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: ▼ -120.19%
• Current HPI: 198.6559
• Rent YoY: ▲ 0.44%
• 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

+80.9% since first listed

18 events — show timeline

• 2026-06-10 Listed $235,000 HARMLS
• 2016-02-22 Listing Removed — HARMLS
• 2016-02-17 Sold (Public Records) — Public Records
• 2016-02-16 Sold (MLS) — BCBR
• 2016-02-16 Sold (MLS) — HARMLS
• 2016-01-07 Pending — HARMLS
• 2016-01-04 Relisted — HARMLS
• 2015-12-11 Pending — HARMLS
• 2015-10-07 Relisted — HARMLS
• 2015-10-06 Pending — HARMLS
• 2015-10-01 Relisted — HARMLS
• 2015-09-17 Pending — HARMLS
• 2015-08-08 Price Changed $129,900 HARMLS
• 2015-05-11 Relisted — HARMLS
• 2015-04-29 Pending — HARMLS
• 2015-03-17 Listed $134,900 HARMLS
• 2015-03-16 Listed $129,900 BCBR
• 2014-02-18 Sold (Public Records) — Public Records

Property tax history

+5.1%/yr

Latest (2025): $4,089 · +8.7% YoY. Source: county tax records.