5302 Rio Ramos St · Pearland, TX 77583

$290,000

5 bd · 3.0 ba · 2,180 sqft · SingleFamily public records · 14 Days on market

Built 2007 6,372 sqft lot Est $299k · at est. $46/mo HOA · 1% of rent

---

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 +19.0/30.0
• ARV discount +8.8/15.0
• DSCR +6.0/10.0
• 1% rule +5.7/10.0
• 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

This home is gorgeous. This is a must see. Seller is relocating and needs to sell. Bring all offers. Seller is willing to convey the flat screen TV with acceptable offer. It is a negotiable item. This home is fully fenced and has a large covered patio at the rear of the house. The yard is meticulously maintained. This home is perfect for a first time home buyer.

Key facts

• Spacious backyard
• No rear neighbors
• Flex space

Tags

• TWO STORY BRICK HOME
• SPACIOUS BACKYARD
• NO REAR NEIGHBORS
• RICH WOOD LOOK FLOORING
• FLEX SPACE
• OPEN CONCEPT LAYOUT

Property features AI

Finance

• Other: Thermostat listed as an energy-efficient feature; Seller disclosures include Municipal Utility District Disclosure and Seller Disclosure
• HOA & community: Community managed by Spectrum Association Management; Annual association fee of $550; Curbs in community

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 2007; Slab foundation
• Construction: Brick and cement siding; Composition roof
• Exterior features: Concrete road surface; Located in a subdivision

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Gas range; Microwave
• Bedrooms: Primary bedroom (second level) — 12 x 15; Bedroom (second level) — 9 x 13; Bedroom (second level) — 9 x 13; Bedroom (second level) — 13 x 9; Bedroom (second level) — 10 x 12
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric and gas); Central air (electric)
• Interior features: Kitchen island; Walk-in pantry; Ceiling fans; Kitchen/dining combo; Programmable thermostat
• Laundry & utility: Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $290k).
• Cap rate 7.5% 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).
• This rent runs 31% of the median local income ($119k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 14y 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: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $290,000

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: 1.07% ✓
• Cap rate: 7.55%
• Cash-on-cash: 4.48%
• DSCR: 1.20
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $298,660
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12811 Rio Lindo St	0.01mi	4/2.5 (-1)	1,968 (-10%)	2mo	$275,000	$140	74
4907 Applewood Crest Ln	0.46mi	4/2.5 (-1)	2,147 (-2%)	1mo	$325,000	$151	69
5122 Jibe Ho Ln	0.49mi	4/3.0 (-1)	2,309 (+6%)	1mo	$389,000	$168	62
5518 Rio Alamo St	0.32mi	4/2.5 (-1)	1,968 (-10%)	2mo	$220,000	$112	60
4914 Applewood Crest Ln	0.45mi	4/2.0 (-1)	2,236 (+3%)	7mo	$350,000	$157	60
5310 Savannah Bend Dr	0.22mi	4/2.5 (-1)	2,471 (+13%)	5mo	$339,000	$137	56
13409 Timberoak Ct	0.53mi	4/2.0 (-1)	2,259 (+4%)	8mo	$358,000	$158	54
13412 Cherokee Rose Ct	0.51mi	4/2.5 (-1)	2,259 (+4%)	12mo	$304,500	$135	53
5522 Rio Alamo St	0.34mi	4/2.5 (-1)	1,968 (-10%)	11mo	$199,900	$102	52
13206 Barton Meadow Ln	0.45mi	4/2.0 (-1)	2,016 (-8%)	11mo	$250,000	$124	48
13406 Georgia Hollow Ct	0.51mi	4/2.0 (-1)	2,385 (+9%)	9mo	$299,000	$125	44
10 Garden Ridge Ct	0.73mi	4/2.5 (-1)	2,411 (+11%)	8mo	$274,900	$114	34

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: -12.4%
• Equity multiple: 0.56×
• Total profit: $-35,376
• Equity at exit: $43,240

10-year hold

• IRR: -8.0%
• Equity multiple: 0.56×
• Total profit: $-35,880
• Equity at exit: $25,074

Cash invested: $81,200 (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: 7.8×

Monthly cashflow live

• Estimated rent: $3,115 medium
• Mortgage (P&I): −$1,521
• Tax from tax record: −$470 /mo · $5,642/yr
• Insurance: −$121
• HOA: −$46
• Vacancy / Maint / Mgmt: −$654
• Net cashflow: $303

Break-even live

Break-even rent $2,731

Max offer price $290,000

Occupancy floor 85%

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5507 Rio Ramos St Rosharon, TX	4.0	2.5	1968	$2,150	$1.09	43d	1	0.23mi
57 Spring Ln Manvel, TX	4.0	2.0	1875	$2,450	$1.31	43d	1	0.71mi

HOA detail

• Monthly dues: $46 · $552/yr

Listing history 10 events

1. 2026-06-18
   days on market $290,000 Active 14 DOM
2. 2026-06-17
   days on market $290,000 Active 13 DOM
3. 2026-06-16
   days on market $290,000 Active 12 DOM
4. 2026-06-15
   days on market $290,000 Active 11 DOM
5. 2026-06-13
   days on market $290,000 Active 9 DOM
6. 2026-06-13
   days on market $290,000 Active 8 DOM
7. 2026-06-09
   days on market $290,000 Active 5 DOM
8. 2026-06-08
   days on market $290,000 Active 4 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $290,000 Active 3 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: $5,642 · $470/mo
• Projected year-2 tax: $5,642 · $470/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 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,379
• − Mortgage interest: −$16,245
• − Property taxes: −$5,642
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,990
• − Management: −$2,990
• − HOA: −$552
• − Depreciation: −$8,436
• Taxable loss: −$926
• Est. tax savings @ 24.0%: +$222
• After-tax cash flow: $3,858/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

+123.1% since first listed

5 events — show timeline

• 2026-06-04 Listed $290,000 HARMLS
• 2013-05-09 Listing Removed — HARMLS
• 2013-05-01 Sold (MLS) — HARMLS
• 2013-04-30 Sold (Public Records) — Public Records
• 2012-07-06 Listed $130,000 HARMLS

Property tax history

+5.2%/yr

Latest (2025): $5,642 · +8.4% YoY. Source: county tax records.