2807 N Brompton Dr · Pearland, TX 77584

$189,900

2 bd · 1.0 ba · 1,018 sqft · SingleFamily public records · 99 Days on market

Built 1982 6,708 sqft lot $187/sqft · 15% below area Est $223k · 15% under $21/mo HOA · 1% of rent

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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).

• ARV discount +14.2/15.0
• Cash flow +12.5/30.0
• Schools +5.4/10.0
• 1% rule +4.5/10.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2-1-1 in a terrific Pearland location with no back neighbors. Ideal for investment or owner-occupancy. Convenient access to freeways, shopping, restaurants, and Pearland ISD. Solid opportunity with strong potential — don’t miss it.

Key facts

• Pearland isd
• Shopping
• No back neighbors

Tags

• TERRIFIC PEARLAND LOCATION
• NO BACK NEIGHBORS
• CONVENIENT ACCESS TO FREEWAYS
• SHOPPING
• RESTAURANTS
• PEARLAND ISD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-27 ($-326/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (4.8% below list).
• Recommended offer: $173k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.1% 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 (+1.5%/yr); 497 active listings in the ZIP; 19 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).
• This rent is only 18% of the median local income ($122k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 99 days — a 9% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y ago; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $54k; list at $190k implies a 252% gain — meaningful room to come down on a strong offer.

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 $172,809 (9.0% 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. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
8. 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.
9. 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.
10. 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: 0.95% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.61%
• DSCR: 0.97
• GRM: 8.8

CMA / ARV

• ARV (median comp): $223,074
• List price: $189,900
• Delta: -14.87%
• 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
2807 N Brompton Dr	0.00mi	2/1.0	1,018 (0%)	0mo	$189,900	$187	100
2722 N Brompton Dr	0.04mi	2/1.0	1,018 (0%)	15mo	$207,500	$204	86
1006 W Brompton Dr	0.22mi	2/1.0	1,018 (0%)	11mo	$213,500	$210	81
2711 N Belgravia Dr	0.10mi	2/2.0	1,072 (+5%)	3mo	$225,000	$210	80
1114 Oxford Dr	0.42mi	2/1.0	1,025 (+1%)	2mo	$160,000	$156	78
2938 Helmsley Dr	0.19mi	2/1.0	1,018 (0%)	19mo	$225,000	$221	76
1023 E Belgravia Dr	0.13mi	3/1.5 (+1)	1,089 (+7%)	5mo	$240,000	$220	71
2622 N Brompton Dr	0.09mi	3/1.5 (+1)	1,089 (+7%)	11mo	$230,000	$211	68
1035 Oxford Dr	0.42mi	2/1.0	1,013 (-0%)	15mo	$210,000	$207	67
1034 W Brompton Dr	0.23mi	3/1.5 (+1)	1,127 (+11%)	9mo	$249,750	$222	57
3102 S Peach Hollow Cir	0.37mi	2/1.0	904 (-11%)	10mo	$197,800	$219	56
914 W Primrose Meadows Cir	0.47mi	2/2.0	1,087 (+7%)	16mo	$206,000	$190	49

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: -19.2%
• Equity multiple: 0.34×
• Total profit: $-35,126
• Equity at exit: $28,315

10-year hold

• IRR: -15.5%
• Equity multiple: 0.19×
• Total profit: $-43,253
• Equity at exit: $16,419

Cash invested: $53,172 (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 77584

• Home prices YoY: -18.7%
• Rents YoY: 1.5%
• Active inventory: 497
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,808 high
• Mortgage (P&I): −$996
• Tax from tax record: −$359 /mo · $4,313/yr
• Insurance: −$79
• HOA: −$21
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $-27

Break-even live

Break-even rent $1,842

Max offer price $185,108

Occupancy floor 96%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 19 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	0.26mi
11000 Shadow Creek Pkwy Pearland, TX	2.0	2.0	1075	$1,650	$1.53	24d	1	0.76mi
2020 Business Center Dr Pearland, TX	1.0–3.0	1.0–2.0	1138	$2,184	$1.92	2d	57	0.81mi
2406 Business Center Dr Pearland, TX	2.0	2.0	1152	$1,800	$1.56	43d	1	0.87mi
2500 Business Center Dr Pearland, TX	1.0–3.0	1.0–2.0	1071	$1,650	$1.54	2d	23	0.96mi
2506 Business Center Dr Pearland, TX	2.0	2.0	1120	$1,706	$1.52	43d	1	0.98mi
2526 Business Center Dr Pearland, TX	1.0–2.0	1.0–2.0	928	$1,905	$2.05	2d	32	1.08mi
1466 Ivy Park Ter Houston, TX	2.0	1.0–2.0	843	$2,360	$2.80	2d	20	1.15mi
10006 Broadway St Pearland, TX	3.0	2.0	1268	$1,989	$1.57	43d	1	1.32mi
10000 W Broadway St Unit 3174 Pearland, TX	3.0	2.0	1268	$1,880	$1.48	10d	1	1.38mi
10000 W Broadway St Unit 10033 Pearland, TX	3.0	2.0	1268	$1,864	$1.47	43d	1	1.38mi
10000 W Broadway St Unit 10037 Pearland, TX	2.0	2.0	1085	$1,603	$1.48	10d	1	1.38mi
10000 W Broadway St Unit 424 Pearland, TX	2.0	2.0	1085	$1,579	$1.46	5d	1	1.38mi
10000 W Broadway St Unit 3148 Pearland, TX	3.0	2.0	1268	$1,848	$1.46	2d	1	1.38mi
10000 W Broadway St Unit 2112 Pearland, TX	2.0	2.0	1085	$1,571	$1.45	2d	1	1.38mi
10000 W Broadway St Unit 10057 Pearland, TX	2.0	2.0	943	$1,434	$1.52	43d	1	1.38mi
10000 Broadway St Pearland, TX	2.0	2.0	1175	$1,573	$1.34	43d	1	1.41mi
9720 Broadway St Pearland, TX	1.0–3.0	1.0–2.0	1065	$1,692	$1.59	1d	21	1.43mi
11900 Shadow Creek Pkwy Pearland, TX	1.0–2.0	1.0–2.0	1053	$1,899	$1.80	1d	34	1.47mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 26 events

1. 2026-05-17
   status Pending 244-char remark

   Show marketing remark (244 chars)

   2-1-1 in a terrific Pearland location with no back neighbors. Ideal for investment or owner-occupancy. Convenient access to freeways, shopping, restaurants, and Pearland ISD. Solid opportunity with strong potential — don’t miss it.

2. 2026-05-12
   status Pending 244-char remark

   Show marketing remark (244 chars)

   2-1-1 in a terrific Pearland location with no back neighbors. Ideal for investment or owner-occupancy. Convenient access to freeways, shopping, restaurants, and Pearland ISD. Solid opportunity with strong potential — don’t miss it.

3. 2026-05-11
   status Pending 244-char remark

   Show marketing remark (244 chars)

   2-1-1 in a terrific Pearland location with no back neighbors. Ideal for investment or owner-occupancy. Convenient access to freeways, shopping, restaurants, and Pearland ISD. Solid opportunity with strong potential — don’t miss it.

4. 2026-05-06
   status Pending 244-char remark

   Show marketing remark (244 chars)

   2-1-1 in a terrific Pearland location with no back neighbors. Ideal for investment or owner-occupancy. Convenient access to freeways, shopping, restaurants, and Pearland ISD. Solid opportunity with strong potential — don’t miss it.

5. 2026-04-29
   price $189,900 244-char remark

   Show marketing remark (244 chars)

   2-1-1 in a terrific Pearland location with no back neighbors. Ideal for investment or owner-occupancy. Convenient access to freeways, shopping, restaurants, and Pearland ISD. Solid opportunity with strong potential — don’t miss it.

6. 2026-04-08
   price $199,900 244-char remark

   Show marketing remark (244 chars)

   2-1-1 in a terrific Pearland location with no back neighbors. Ideal for investment or owner-occupancy. Convenient access to freeways, shopping, restaurants, and Pearland ISD. Solid opportunity with strong potential — don’t miss it.

7. 2026-03-01
   price $205,900 244-char remark

   Show marketing remark (244 chars)

   2-1-1 in a terrific Pearland location with no back neighbors. Ideal for investment or owner-occupancy. Convenient access to freeways, shopping, restaurants, and Pearland ISD. Solid opportunity with strong potential — don’t miss it.

8. 2026-02-28
   status Active 244-char remark

   Show marketing remark (244 chars)

   2-1-1 in a terrific Pearland location with no back neighbors. Ideal for investment or owner-occupancy. Convenient access to freeways, shopping, restaurants, and Pearland ISD. Solid opportunity with strong potential — don’t miss it.

9. 2026-02-20
   status Pending 244-char remark

   Show marketing remark (244 chars)

   2-1-1 in a terrific Pearland location with no back neighbors. Ideal for investment or owner-occupancy. Convenient access to freeways, shopping, restaurants, and Pearland ISD. Solid opportunity with strong potential — don’t miss it.

10. 2026-02-04
    listed $215,000 Active 244-char remark

    Show marketing remark (244 chars)

    2-1-1 in a terrific Pearland location with no back neighbors. Ideal for investment or owner-occupancy. Convenient access to freeways, shopping, restaurants, and Pearland ISD. Solid opportunity with strong potential — don’t miss it.

11. 2024-01-16
    historical $1,500
12. 2023-10-14
    listed $1,500
13. 2020-03-28
    status Option Pending
14. 2020-03-28
    historical
15. 2020-03-24
    listed $140,000 Active
16. 2018-05-29
    soldstatus
17. 2018-05-02
    soldstatus Sold
18. 2018-04-24
    status Pending
19. 2018-04-19
    status Option Pending
20. 2018-04-17
    listed $135,000 Active
21. 2015-07-14
    historical
22. 2015-07-07
    status Active
23. 2015-06-25
    status Option Pending
24. 2015-06-17
    listed $110,000 Active
25. 2006-01-24
    soldstatus
26. 1995-11-17
    soldstatus $54,000

ⓘ 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: $4,313 · $359/mo
• Projected year-2 tax: $4,313 · $359/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $21,696
• − Mortgage interest: −$10,637
• − Property taxes: −$4,313
• − Insurance: −$950
• − Repairs & maintenance: −$1,736
• − Management: −$1,736
• − HOA: −$252
• − Depreciation: −$5,524
• Taxable loss: −$3,452
• Est. tax savings @ 24.0%: +$829
• After-tax cash flow: $503/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

+251.7% since first listed

26 events — show timeline

• 2026-05-17 Pending — HARMLS
• 2026-05-12 Pending — HARMLS
• 2026-05-11 Pending — HARMLS
• 2026-05-06 Pending — HARMLS
• 2026-04-29 Price Changed $189,900 HARMLS
• 2026-04-08 Price Changed $199,900 HARMLS
• 2026-03-01 Price Changed $205,900 HARMLS
• 2026-02-28 Relisted — HARMLS
• 2026-02-20 Pending — HARMLS
• 2026-02-04 Listed $215,000 HARMLS
• 2024-01-16 Rental Removed $1,500 RENT.
• 2023-10-14 Listed for Rent $1,500 RENT.
• 2020-03-28 Pending — HARMLS
• 2020-03-28 Listing Removed — HARMLS
• 2020-03-24 Listed $140,000 HARMLS
• 2018-05-29 Sold (Public Records) — Public Records
• 2018-05-02 Sold (MLS) — HARMLS
• 2018-04-24 Pending — HARMLS
• 2018-04-19 Pending — HARMLS
• 2018-04-17 Listed $135,000 HARMLS
• 2015-07-14 Listing Removed — HARMLS
• 2015-07-07 Relisted — HARMLS
• 2015-06-25 Pending — HARMLS
• 2015-06-17 Listed $110,000 HARMLS
• 2006-01-24 Sold (Public Records) — Public Records
• 1995-11-17 Sold (Public Records) $54,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $4,313 · -0.9% YoY. Source: county tax records.