The Premium Play
The Single-Story Acre
7110 W Mockingbird Ln, Pearland · Brazoria County
A huge one-story house on a full acre, priced low. Turn it into a senior care home and the numbers work easily. This is the best-value deal in the issue.
What it costs
$798,000
Worth as a care home
$2.67 million
The verdict
Pencils
The full story
This is the most building per dollar anywhere near the Medical Center, and its shape is the reason. It is one story, so the entire memory-care egress problem, the rule that makes higher-acuity care hard in a two-level house, simply does not exist here. All 6,061 square feet are on one level, on a full acre, with a three-car air-conditioned garage and a wet-bar game room that convert to resident and common space without touching the foundation. It sits in unincorporated Brazoria County rather than a deed-restricted subdivision, and it is a straight run up Highway 288 to the Texas Medical Center. At $132 a square foot, the basis is a third of what the same footprint costs inside the Loop.
| Asking price | $798,0001 |
|---|---|
| Price per square foot | $1321 |
| Building size | 6,061 sqft1 |
| Lot size | 1.043 acres1 |
| Bedrooms / baths | 5 bed · 4 full, 2 half1 |
| Stories | 11 |
| Year built | 19921 |
| Setting | Unincorporated Brazoria County1 |
| Status when retrieved | Active, price reduced1 |
The market
Brazoria County is a smaller, faster-growing licensed market than Harris, and its supply is thin at the higher-acuity tier. Only eleven of its licensed homes offer memory care today. A single-story, purpose-shaped building on the 288 corridor enters a market that is short exactly this product.
- Licensed assisted living facilities, Brazoria County292
- Licensed beds, Brazoria County1,1952
- Facilities offering memory care112
- Type A / Type B licenses in the county4 / 252
Does this deal pencil?
VerdictPencilsPenciled conservatively at eight residents paying only the statewide private-pay assisted living average, with no memory-care premium counted, the stabilized business implies a value more than three times the asking price. That spread is the widest in this section, and it is a direct result of the $132 basis. The gap has to absorb conversion capital on a large single-story build, the licensing timeline, and lease-up before it is real money, but it starts from an unusually low floor.
- Asking price$798,0001
- Implied value at stabilization$2.67 million4
- Scenario: 8 residents at statewide average$504,000 / yr gross3
- Resident capacity assumed8 (5 bedrooms plus converted common rooms, single level)Unverified
The bear case
The strongest case against this deal is distance and conversion scale. This is Brazoria County, roughly twenty-five to thirty minutes from the Medical Center, not the walk-to-TMC address the inner-Loop homes carry, so the referral proximity is real but softer. It is also a big, older building: sprinkler and life-safety work, a full Type B conversion, and mechanical updates on a 1992 structure of 6,061 square feet are a serious capital line, and the wide spread is partly the reward for taking that on. Confirm water and sewer service, the septic-versus-public question that comes with an unincorporated acre, and the fire-marshal path before the option period ends.
The 20 percent smoke test. If the achievable rate runs 20 percent below the statewide average, the implied stabilized value falls to roughly $2.13 million, still well over twice the asking price before conversion costs. The deal survives a 20 percent rate miss comfortably. What it cannot survive is a conversion budget that runs away on a building this size, which is why a contractor's hard number belongs in diligence before the rate does.
- 1 HAR.com listing, MLS #50654752, retrieved July 5, 2026. Listing photos viewable at the source listing; not reproduced here pending photo-rights confirmation.
- 2 Texas HHSC Long-Term Care Provider directory, January 2026 export, the same dataset behind this site's facility directory.
- 3 Statewide Texas private-pay assisted living average of about $5,250 per resident per month, the underwriting baseline used across this site's deal calculator. Local achievable rates vary; verify with current Pearland-area comps.
- 4 Implied-value method: projected gross income at the stated resident count and rate, 55 percent operating-expense ratio, 8.5 percent capitalization rate, the same deal-pencil check used on this site's Price My Property tool. An estimate, not an appraisal.
Estimates only, sourced as noted. Verify locally before any purchase or business decision. Not investment advice.
Issue
No. 1 · Texas · July 2026
Property
7110 W Mockingbird Ln, Pearland
The Premium Play · Folio
13
For this property
The AI Blueprint
A Type B memory-care home lives on two things: a family experience worth the higher rate, and the heavier paperwork a higher-acuity license demands. That is the work AI runs. Stated honestly in three tiers for a Type B licensed home at this address.
Tier 1AI does this alone, today
- Drafts the Texas HHSC Type B license application and the full Policies and Procedures manual, including the heavier evacuation and emergency sections a memory-care census requires
- Drafts the admission agreement, the emergency and evacuation plan, the medication records system, and the overnight-staffing plan
- Ranks caregiver applicants the moment resumes arrive, and drafts the tour-follow-up sequence for every family inquiry
- Writes the home's social and answer-engine content so it appears when Pearland and south-side families ask AI where to place a parent with memory loss
Tier 2AI runs this after one real hookup
- Posts to the home's Facebook and Google profiles on schedule, once the accounts are connected
- Collects monthly resident fees automatically, once the home's bank or Stripe account is connected
- Sources caregiver candidates continuously, once a job-board account is connected
Tier 3Always you. No AI can do these.
- Get fingerprinted for the background check
- Personally complete the required manager training course
- Log into the state licensing portal yourself and submit
- Be there for the life-safety inspection
- If you file the paper application instead of the online portal, get its affidavit notarized (the paper form includes a notary block)
- Staff overnight coverage yourself before you can open
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Estimates only, sourced as noted. Verify locally before any purchase or business decision. Not investment advice.
Issue
No. 1 · Texas · July 2026
Consult
AI Blueprint · $450
Blueprint · Folio
14