The Trubedor Plan · Pearland, TX 77581

$139,900

4 bd · 2.0 ba · 1,493 sqft · Manufactured · 390 Days on market

Excellent condition

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Why this score? — see what drove the B- 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 +29.7/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sprawl Out in Comfort: This spacious 4-bedroom manufactured home offers ample room for your growing family. Unwind After a Long Day: Indulge in a luxurious soak in the master bathroom's deep soaker tub. Perfect for Entertaining: The open floor plan and large kitchen make entertaining friends and family a breeze.

Key facts

• Listed 390 days

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $140k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $508 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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.
• East Central ISD (rural): math 16% / reading 25% proficiency, ranked #758 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.9%/yr); 316 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 390 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Recommended offer $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 390 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.33% ✓
• Cap rate: 10.65%
• Cash-on-cash: 15.56%
• DSCR: 1.69
• GRM: 6.2

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: 6.3%
• Equity multiple: 1.24×
• Total profit: $9,588
• Equity at exit: $20,860

10-year hold

• IRR: 15.6%
• Equity multiple: 2.27×
• Total profit: $49,648
• Equity at exit: $12,096

Cash invested: $39,172 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,867 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $508

Break-even live

Break-even rent $1,224

Max offer price $139,900

Occupancy floor 68%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10534 Green Rock Dr San Antonio, TX	3.0	2.5	1311	$1,700	$1.30	43d	1	0.28mi
10519 Green Rock Dr San Antonio, TX	4.0	2.5	1643	$1,900	$1.16	43d	1	0.29mi
10531 Green Rock Dr San Antonio, TX	3.0	2.5	1849	$1,700	$0.92	43d	1	0.30mi
5322 Freshwater Way San Antonio, TX	3.0	2.5	1529	$1,525	$1.00	23d	1	0.37mi
10332 Green Br San Antonio, TX	3.0	2.5	1529	$1,550	$1.01	23d	1	0.37mi
5107 Moni Rock Dr San Antonio, TX	3.0	2.5	1529	$1,585	$1.04	23d	1	0.39mi
10366 Clearwater Way San Antonio, TX	3.0	2.5	1529	$1,550	$1.01	10d	1	0.43mi
10319 Clearwater Way San Antonio, TX	3.0	2.5	1529	$1,500	$0.98	4d	1	0.43mi
10418 Clearwater Way San Antonio, TX	3.0	2.5	1529	$1,550	$1.01	43d	1	0.47mi
10431 Clearwater Way San Antonio, TX	3.0	2.5	1529	$1,550	$1.01	43d	1	0.51mi
10454 Clearwater Way San Antonio, TX	3.0	2.5	1239	$1,425	$1.15	10d	1	0.51mi
10447 Clearwater Way San Antonio, TX	3.0	2.5	1420	$1,500	$1.06	43d	1	0.53mi
10822 Green Brook St San Antonio, TX	3.0	2.0	1023	$1,500	$1.47	43d	1	0.55mi
10471 Clearwater Way San Antonio, TX	3.0	2.5	1529	$1,550	$1.01	23d	1	0.56mi
10929 Presa Way San Antonio, TX	4.0	2.5	1503	$1,450	$0.96	43d	1	0.76mi
11026 Tree Line San Antonio, TX	3.0	2.5	1360	$1,299	$0.96	43d	1	0.78mi
5727 Coopers Xing San Antonio, TX	3.0	2.0	1127	$2,400	$2.13	21d	1	1.18mi
8563 Redhawk Loop San Antonio, TX	3.0	2.5	1788	$1,800	$1.01	14d	1	1.40mi

Listing history 14 events

1. 2026-06-18
   days on market $139,900 Active 390 DOM
2. 2026-06-17
   days on market $139,900 Active 389 DOM
3. 2026-06-16
   days on market $139,900 Active 388 DOM
4. 2026-06-15
   days on market $139,900 Active 387 DOM
5. 2026-06-13
   days on market $139,900 Active 385 DOM
6. 2026-06-09
   days on market $139,900 Active 381 DOM
7. 2026-06-08
   days on market $139,900 Active 380 DOM
8. 2026-06-07
   days on market $139,900 Active 379 DOM
9. 2026-06-04
   days on market $139,900 Active 376 DOM
10. 2026-06-03
    days on market $139,900 Active 375 DOM
11. 2026-06-02
    days on market $139,900 Active 374 DOM
12. 2026-06-01
    days on market $139,900 Active 373 DOM
13. 2026-05-31
    days on market $139,900 Active 372 DOM
14. 2025-05-24
    listed $139,900 Active 313-char remark

    Show marketing remark (313 chars)

    Sprawl Out in Comfort: This spacious 4-bedroom manufactured home offers ample room for your growing family. Unwind After a Long Day: Indulge in a luxurious soak in the master bathroom's deep soaker tub. Perfect for Entertaining: The open floor plan and large kitchen make entertaining friends and family a breeze.

ⓘ 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: $22,399
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$1,792
• − Management: −$1,792
• − Depreciation: −$4,070
• Taxable income: $4,111
• Est. tax owed @ 24.0%: −$987
• After-tax cash flow: $5,107/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 · 3 photos

Excellent 95/100 None rehab

This spacious 4-bedroom manufactured home is in excellent condition with modern amenities and a well-maintained exterior. It is move-in ready and offers a great opportunity for both resale and rental.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Adding a small front porch or landscaping — Improves curb appeal and can be a selling point for potential buyers.
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers and renters.
• Both Installing a smart home system — Enhances convenience and can be a selling point for potential buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Adding a small front porch or landscaping — Improves curb appeal and can be a selling point for potential buyers. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers and renters. ↑
• Both Installing a smart home system — Enhances convenience and can be a selling point for potential buyers and renters. ↑

ⓘ 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: East Central ISD
• NCES district ID: 4817850
• Math proficiency: 16% ▼ -12.00%
• Reading proficiency: 25% ▼ -6.00%
• Median HH income: $53,941
• Composite: 18.67/100
• National rank: #8887
• State rank: #758 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 (Bexar County) Hauer SSP2

• Today (2025): 2,336,851 people
• By 2030: 2,560,728 · +9.6%
• By 2040: 3,020,569 · +29.3%
• By 2050: 3,493,522 · +49.5%
• By 2075: 4,668,459 · +99.8%
• By 2100: 5,533,242 · +136.8%

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 · Bexar

• 2024 margin: Lean D (+9.8) · D 54.3% · R 44.6% · Other 1.1%
• 2008→2024 swing: +4.2pp toward D · 2008: 5.6pp · 2024: 9.8pp
• All cycles: 2024: D+9.8 2020: D+18.2 2016: D+13.5 2012: D+4.6 2008: D+5.6

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

• 2025-05-24 Listed $139,900 Zillow