2927 Becket St · Pearland, TX 77584

$229,500

3 bd · 2.0 ba · 1,325 sqft · SingleFamily public records · 131 Days on market

Built 1983 6,298 sqft lot $173/sqft · at area comps Est $227k · at est. $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).

• Cash flow +11.4/30.0
• ARV discount +7.0/15.0
• Schools +5.4/10.0
• 1% rule +4.2/10.0
• Livability +4.0/5.0
• DSCR +3.3/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Functional floor plan, low-maintenance layout, and strong rental demand in the area. Convenient access to major highways, shopping, and dining. Ideal addition to an investment portfolio or future owner-occupant. Fresh paint throughout.

Key facts

• Strong rental demand
• Convenient access
• 1 story home

Tags

• 1 STORY HOME
• SOUTHDOWN SUBDIVISION
• FUNCTIONAL FLOOR PLAN
• LOW MAINTENANCE LAYOUT
• STRONG RENTAL DEMAND
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-79 ($-947/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (8.0% below list).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.9% 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; 22 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).

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

• It's been on market 131 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,960 (12.0% 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 131 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.92% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.47%
• DSCR: 0.93
• GRM: 9.1

CMA / ARV

• ARV (median comp): $227,115
• List price: $229,500
• Delta: 1.05%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2927 Becket St	0.00mi	3/2.0	1,325 (0%)	0mo	$229,500	$173	100
2907 Becket St	0.06mi	3/2.5	1,358 (+2%)	3mo	$239,500	$176	89
2906 S Peach Hollow Cir	0.26mi	2/2.0 (-1)	1,314 (-1%)	2mo	$225,000	$171	80
1119 Margate Dr	0.14mi	4/2.0 (+1)	1,386 (+5%)	5mo	$249,500	$180	77
1111 W Brompton Dr	0.41mi	3/2.5	1,318 (-0%)	2mo	$259,999	$197	76
2806 N Brompton Dr	0.28mi	3/2.5	1,309 (-1%)	10mo	$183,080	$140	75
1111 W Belgravia Dr	0.36mi	3/2.0	1,401 (+6%)	2mo	$260,000	$186	72
907 Postwood Ln	0.37mi	2/2.0 (-1)	1,338 (+1%)	8mo	$228,500	$171	69
903 Postwood Ln	0.38mi	2/2.0 (-1)	1,335 (+1%)	10mo	$225,000	$169	68
2719 S Brompton Dr	0.26mi	4/2.0 (+1)	1,432 (+8%)	7mo	$255,000	$178	63
822 Maple Branch Ln	0.39mi	2/2.0 (-1)	1,457 (+10%)	9mo	$275,000	$189	53
1034 W Brompton Dr	0.44mi	3/1.5	1,127 (-15%)	9mo	$249,750	$222	45

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: -20.6%
• Equity multiple: 0.30×
• Total profit: $-45,289
• Equity at exit: $34,219

10-year hold

• IRR: -17.9%
• Equity multiple: 0.10×
• Total profit: $-58,122
• Equity at exit: $19,843

Cash invested: $64,260 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,112 high
• Mortgage (P&I): −$1,204
• Tax from tax record: −$427 /mo · $5,127/yr
• Insurance: −$96
• HOA: −$21
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $-79

Break-even live

Break-even rent $2,212

Max offer price $215,554

Occupancy floor 99%

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: $57,375
• Closing costs: $6,885
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3030 Becket St Pearland, TX	3.0	3.0	1598	$2,300	$1.44	43d	1	0.12mi
1055 Margate Dr Pearland, TX	4.0	2.0	1628	$2,121	$1.30	5d	1	0.19mi
2207 Ames St Pearland, TX	3.0	2.0	1556	$2,300	$1.48	43d	1	0.29mi
1126 W Belgravia Dr Pearland, TX	3.0	2.0	1487	$1,950	$1.31	17d	1	0.36mi
2406 Business Center Dr Pearland, TX	2.0	2.0	1152	$1,800	$1.56	43d	1	0.95mi
2020 Business Center Dr Pearland, TX	1.0–3.0	1.0–2.0	1138	$2,942	$2.59	1d	57	1.00mi
2506 Business Center Dr Pearland, TX	2.0	2.0	1120	$1,706	$1.52	43d	1	1.01mi
11000 Shadow Creek Pkwy Pearland, TX	2.0	2.0	1075	$1,650	$1.53	24d	1	1.02mi
2500 Business Center Dr Pearland, TX	1.0–3.0	1.0–2.0	1071	$2,171	$2.03	2d	23	1.02mi
2526 Business Center Dr Pearland, TX	1.0–2.0	1.0–2.0	928	$1,905	$2.05	2d	32	1.09mi
10006 Broadway St Pearland, TX	3.0	2.0	1268	$1,989	$1.57	43d	1	1.10mi
10000 W Broadway St Unit 2112 Pearland, TX	2.0	2.0	1085	$1,571	$1.45	2d	1	1.16mi
10000 W Broadway St Unit 10033 Pearland, TX	3.0	2.0	1268	$1,864	$1.47	43d	1	1.16mi
10000 W Broadway St Unit 10037 Pearland, TX	2.0	2.0	1085	$1,603	$1.48	10d	1	1.16mi
10000 W Broadway St Unit 3148 Pearland, TX	3.0	2.0	1268	$1,848	$1.46	2d	1	1.16mi
10000 W Broadway St Unit 424 Pearland, TX	2.0	2.0	1085	$1,579	$1.46	5d	1	1.16mi
10000 W Broadway St Unit 10057 Pearland, TX	2.0	2.0	943	$1,434	$1.52	43d	1	1.16mi
10000 W Broadway St Unit 3174 Pearland, TX	3.0	2.0	1268	$1,880	$1.48	10d	1	1.16mi
9720 Broadway St Pearland, TX	1.0–3.0	1.0–2.0	1065	$2,185	$2.05	1d	21	1.18mi
10000 Broadway St Pearland, TX	2.0	2.0	1175	$1,573	$1.34	43d	1	1.18mi
2414 County Road 90 Pearland, TX	1.0–3.0	1.0–2.0	1192	$2,370	$1.99	1d	25	1.31mi
1466 Ivy Park Ter Houston, TX	2.0	1.0–2.0	843	$2,360	$2.80	1d	20	1.42mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 20 events

1. 2026-05-12
   status Pending 236-char remark

   Show marketing remark (236 chars)

   Functional floor plan, low-maintenance layout, and strong rental demand in the area. Convenient access to major highways, shopping, and dining. Ideal addition to an investment portfolio or future owner-occupant. Fresh paint throughout.

2. 2026-04-28
   price $229,500 236-char remark

   Show marketing remark (236 chars)

   Functional floor plan, low-maintenance layout, and strong rental demand in the area. Convenient access to major highways, shopping, and dining. Ideal addition to an investment portfolio or future owner-occupant. Fresh paint throughout.

3. 2026-03-01
   price $239,500 236-char remark

   Show marketing remark (236 chars)

   Functional floor plan, low-maintenance layout, and strong rental demand in the area. Convenient access to major highways, shopping, and dining. Ideal addition to an investment portfolio or future owner-occupant. Fresh paint throughout.

4. 2026-01-09
   listed $249,500 Active 236-char remark

   Show marketing remark (236 chars)

   Functional floor plan, low-maintenance layout, and strong rental demand in the area. Convenient access to major highways, shopping, and dining. Ideal addition to an investment portfolio or future owner-occupant. Fresh paint throughout.

5. 2025-04-16
   historical $1,795
6. 2025-04-04
   price $1,795
7. 2025-03-07
   listed $1,900
8. 2023-10-27
   historical $1,600
9. 2023-10-14
   listed $1,600
10. 2020-04-02
    historical
11. 2020-03-31
    status Active
12. 2020-03-30
    status Option Pending
13. 2020-03-24
    listed $150,000 Active
14. 2017-09-06
    soldstatus
15. 2017-09-01
    soldstatus Sold
16. 2017-08-22
    status Pending
17. 2017-08-18
    status Option Pending
18. 2017-08-16
    listed $139,900 Active
19. 2003-02-13
    soldstatus
20. 1999-09-09
    soldstatus

ⓘ 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: $5,127 · $427/mo
• Projected year-2 tax: $5,127 · $427/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 (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,343
• − Mortgage interest: −$12,856
• − Property taxes: −$5,127
• − Insurance: −$1,148
• − Repairs & maintenance: −$2,027
• − Management: −$2,027
• − HOA: −$252
• − Depreciation: −$6,676
• Taxable loss: −$4,770
• Est. tax savings @ 24.0%: +$1,145
• After-tax cash flow: $197/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

+64.0% since first listed

20 events — show timeline

• 2026-05-12 Pending — HARMLS
• 2026-04-28 Price Changed $229,500 HARMLS
• 2026-03-01 Price Changed $239,500 HARMLS
• 2026-01-09 Listed $249,500 HARMLS
• 2025-04-16 Rental Removed $1,795 HARMLS
• 2025-04-04 Price Changed $1,795 HARMLS
• 2025-03-07 Listed for Rent $1,900 HARMLS
• 2023-10-27 Rental Removed $1,600 RENT.
• 2023-10-14 Listed for Rent $1,600 RENT.
• 2020-04-02 Listing Removed — HARMLS
• 2020-03-31 Relisted — HARMLS
• 2020-03-30 Pending — HARMLS
• 2020-03-24 Listed $150,000 HARMLS
• 2017-09-06 Sold (Public Records) — Public Records
• 2017-09-01 Sold (MLS) — HARMLS
• 2017-08-22 Pending — HARMLS
• 2017-08-18 Pending — HARMLS
• 2017-08-16 Listed $139,900 HARMLS
• 2003-02-13 Sold (Public Records) — Public Records
• 1999-09-09 Sold (Public Records) — Public Records

Property tax history

+3.8%/yr

Latest (2025): $5,127 · +8.0% YoY. Source: county tax records.