Real Estate Investing in Pearland, Texas (77581)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 77581 (Pearland, TX)? Our answer, based on the numbers below.
Solid choice — stable market with a reasonable entry point and good rental backup if you ever need to move.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
No major risk flags on the data we track.
What’s happening in Pearland, TX (77581)?
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Market Analysis: 77581 Pearland
The 77581 ZIP covers a section of Pearland that demands careful diligence. Prices near $375K look accessible, but the work to make a deal cash flow is real.
Rent of $1,951/mo on a $375K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 77581 sits below the stated 0.0% once reality is priced in.
On balance, 77581 offers a low basis, the region around Pearland has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
From an investor standpoint, 50,240 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
seems to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Pearland:
Property Strategy for 77581
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $320,774 | $1,510 | 3.4% | +6.0% | $160,387 |
| 3BR | $328,458 | $2,050 | 4.5% | +6.2% | $109,486 |
| 4BR | $400,277 | $2,540 | 4.6% | +6.1% | $100,069 |
| 5BR | $490,789 | — | — | +6.5% | $98,158 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 77581 Compare?
| Metric | 77581 | Pearland | Houston-The Woodlands-Sugar Land, TX | Texas |
|---|---|---|---|---|
| Home Value | $375,315 | $382,099 | N/A | $297,000 |
| 5-Year CAGR | 4.3% | 4.2% | N/A | 5.4% |
| Avg Rent | $1,951 | $1,901 | N/A | - |
| Cap Rate | 4.1% | 3.9% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 77581 (Pearland, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $375,315 |
| Monthly Rent | $1,951 |
| Price-to-Rent | 16.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.2% |
| Cap Rate | 4.1% |
| 5-Year IRR | 8.3% |
📈 Home Appreciation
| 1-Year | +2.4% ▲ |
| 3-Year CAGR | +1.4% ▲ |
| 5-Year CAGR | +4.3% ▲ |
| 10-Year CAGR | +4.8% ▲ |
🏠 Rent Trends
| 1-Year | +9.1% ▲ |
| 3-Year CAGR | +5.0% ▲ |
| 5-Year CAGR | +5.9% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.1%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 77581
Population: 50,240
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 77581
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 5,025 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How do home values compare in Pearland, TX?
Pearland, TX median home values land near $375K. That is reasonable territory for investors looking at $1,951/mo-per-month rentals.
Is vacancy a concern in Pearland, TX?
Vacancy in Pearland, TX is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,951/mo.
Are landlord laws favorable in Pearland, TX?
TX law landlord-friendly for landlords, and Pearland inherits those rules. Investors should still review local ordinances for rental licensing.
Does a duplex house hack pencil in Pearland, TX?
Pearland, TX is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $375K price point reasonable to enter.
Is it easy to find good tenants in Pearland, TX?
Pearland, TX draws a predictable base of working renters. Demand at the $1,951/mo rent level is reasonable for standard single-family and small multi rentals.
You know 77581 now. You don’t know where it ranks.
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How 77581 ranks in Houston-The Woodlands-Sugar Land, TX
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