8802 Mallow Rose Way · Rosharon, TX 77583

$325,000

4 bd · 2.5 ba · 2,862 sqft · SingleFamily public records · 24 Days on market

Built 2022 Good condition 5,998 sqft lot Garage $114/sqft · 17% below area Est $386k · 16% under $44/mo HOA · 2% of rent ↓ 17% since listing

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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 +14.7/15.0
• Cash flow +5.5/30.0
• Condition / age +4.0/5.0
• Schools +3.7/10.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.6/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 8802 Mallow Rose Way! This 2-stories home offers 2,836 sqft of living space, 4 bedrooms, 2.5 baths, a home office downstairs, and upstairs there is a game room connected with a home theatre. This home is situated on a beautiful water view lot, offering picturesque views right from your backyard. The living, kitchen and breakfast areas are seamlessly connected creating one great entertainment space. The fireplace in the living room is truly a feature. The kitchen features stainless steel appliances, granite counters, and a large island. All bedrooms have walk-in closets, the master bath features a separate shower, and a soaking tub.

Key facts

• 5,998 sq ft lot
• 2 garage spots
• Built 2022

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $325k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-690 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (31.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $268k (17.5% below list).
• Recommended offer: $222k (31.7% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 65/100 on livability (#701 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Fort Bend ISD (suburban): math 44% / reading 53% proficiency, ranked #140 of 826 in TX (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Heritage Rose El (math 29% / reading 28%, grade F, #2,706 of 4,322 statewide, top 63%, 1,209 students, 83% FRL); Ronald Thornton Middle (math 40% / reading 52%, grade D+, #462 of 1,662 statewide, top 28%, 1,529 students, 41% FRL) — zoned schools average 62% FRL vs 35% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 1736 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 115d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 77% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 12,093 units permitted in Fort Bend County in 2024 (815 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 $10k of value loss. Plan a longer hold.
• Fort Bend County population projected at +75% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 4y 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

• Watch-outs: property tax is 3.4% of price.
• Climate carrying-cost: major flood risk; 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 $222,024 (31.7% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 3.74%
• Cash-on-cash: -9.11%
• DSCR: 0.59
• GRM: 10.1

CMA / ARV

• ARV (median comp): $386,490
• List price: $325,000
• Delta: -15.91%
• 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
8738 Mallow Rose Way	0.05mi	4/3.5	2,837 (-1%)	4mo	$396,843	$140	88
806 Orchard Vale Rd	0.21mi	4/3.5	2,872 (+0%)	3mo	$388,885	$135	83
119 Bower Bloom Dr	0.33mi	4/2.5	2,793 (-2%)	1mo	$345,000	$124	80
8835 Early Morning Way	0.31mi	4/3.5	2,837 (-1%)	1mo	$419,090	$148	79
107 Sawmill Ridge Rd	0.37mi	4/2.5	2,874 (+0%)	4mo	$330,000	$115	79
607 Yard Master Trl	0.13mi	4/3.5	2,712 (-5%)	4mo	$397,252	$146	78
8823 Early Morning Way	0.29mi	5/4.0 (+1)	2,837 (-1%)	1mo	$417,990	$147	73
8739 Mallow Rose Way	0.06mi	4/3.5	2,532 (-12%)	4mo	$372,795	$147	71
8310 Oakleaf Meadow Ct	0.44mi	5/3.5 (+1)	2,642 (-8%)	4mo	$240,000	$91	54
8210 Oakleaf Meadow Ct	0.50mi	5/3.5 (+1)	2,642 (-8%)	3mo	$319,900	$121	53
614 Ashley Falls Ln	0.72mi	4/2.5	2,611 (-9%)	1mo	$214,900	$82	50
8026 Farthing Ln	0.70mi	4/2.5	2,615 (-9%)	3mo	$299,000	$114	50

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: -36.2%
• Equity multiple: -0.13×
• Total profit: $-102,991
• Equity at exit: $48,459

10-year hold

• IRR: -76.3%
• Equity multiple: -0.88×
• Total profit: $-170,997
• Equity at exit: $28,100

Cash invested: $91,000 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 28 active · 28 under contract
• Months of supply: 5.4 mo (18%/mo absorbed)
• Median asking: $355,250 ($143/sqft)
• Median days on market: 35 d
• This list price: 29% of active listings are priced below it
• ARV vs active asking: -5.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77583

• Rents YoY: 0.4%
• Active inventory: 1736
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,681 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$925 /mo · $11,101/yr
• Insurance: −$135
• HOA: −$44
• Vacancy / Maint / Mgmt: −$563
• Net cashflow: $-690

Break-even live

Break-even rent $3,556

Max offer price $222,024

Occupancy floor —

Sensitivity live

Price	-10% $-507	-5% $-599	+0% $-690	+5% $-782	+10% $-874
Rent	-10% $-902	-5% $-796	+0% $-690	+5% $-585	+10% $-479
Rate	-1.0pp $-527	-0.5pp $-608	base $-690	+0.5pp $-775	+1.0pp $-860

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: $81,250
• Closing costs: $9,750
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8722 Dairy Farm Trl Rosharon, TX	4.0	2.5	2133	$2,295	$1.08	18d	1	0.41mi
1014 Star Grass Ln Rosharon, TX	4.0	2.0	2067	$2,375	$1.15	139d	1	0.49mi
8414 Aster Glen Way Rosharon, TX	4.0	2.5	2588	$2,650	$1.02	139d	1	0.49mi
8223 Wainwright Way Rosharon, TX	4.0	2.5	2172	$2,340	$1.08	42d	1	0.52mi
8210 Radial Ct Rosharon, TX	5.0	2.5	2506	$2,550	$1.02	139d	1	0.53mi
1119 Toledo Bend Pass Rosharon, TX	5.0	3.0	2200	$2,500	$1.14	139d	1	0.69mi
8011 Ecru Ln Rosharon, TX	4.0	2.5	2426	$2,230	$0.92	4d	1	0.72mi
8043 House Bank Ln Rosharon, TX	4.0	3.0	2512	$2,550	$1.02	114d	1	0.94mi
7915 Murciana Dr Rosharon, TX	4.0	2.0	2045	$2,400	$1.17	11d	1	1.00mi
7711 Sleek Flock Ln Rosharon, TX	4.0	3.0	2492	$2,850	$1.14	120d	1	1.12mi
9423 Grand Spark Dr Rosharon, TX	3.0	3.0	1999	$2,600	$1.30	139d	1	1.25mi
1107 Curly Angora Ct Rosharon, TX	4.0	2.0	2061	$2,400	$1.16	40d	1	1.26mi
9439 Ruby Mist Dr Rosharon, TX	5.0	2.5	2605	$2,276	$0.87	95d	1	1.44mi

Property features AI

Finance

• HOA & community: Huntington Place Community AssociationAnnual association fee of $523

Exterior

• Parking: Attached garage (2 spaces)
• Security: Smoke detectors
• Utilities: Public waterPublic sewer
• Home design: Residential propertySlab foundationComposition roofBuilt in 2022Has a view
• Construction: Brick and cement siding construction
• Exterior features: DeckPatioPrivate yardFenced back yardPond on propertySubdivision with views

Interior

• Kitchen: DishwasherDisposalGas ovenGas rangeMicrowaveOvenTankless water heaterENERGY STAR qualified appliances
• Bedrooms: Primary bedroom on first floor (13x19)Bedroom on second floor (10x12)Bedroom on second floor (11x11)Bedroom on second floor (11x12)
• Flooring: CarpetTile
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central heating (gas)Central air (electric)
• Interior features: Breakfast barDouble vanityEntrance foyerGranite countersHigh ceilingsKitchen islandKitchen open to family roomPrimary bedroom with bathPantrySoaking tubSeparate showerTub/shower comboCeiling fansProgrammable thermostatGas-log fireplace (1)
• Laundry & utility: Washer hookupElectric dryer hookup

HOA detail $44/mo · $528/yr

• Likely covers: water

Listing history 50 events

1. 2026-09-24
   days on market $325,000 Active 24 DOM
2. 2026-09-23
   days on market $325,000 Active 23 DOM
3. 2026-09-22
   days on market $325,000 Active 22 DOM
4. 2026-09-21
   days on market $325,000 Active 21 DOM
5. 2026-09-20
   days on market $325,000 Active 20 DOM
6. 2026-09-19
   days on market $325,000 Active 19 DOM
7. 2026-09-18
   days on market $325,000 Active 18 DOM
8. 2026-09-17
   days on market $325,000 Active 17 DOM
9. 2026-09-16
   days on market $325,000 Active 16 DOM
10. 2026-09-15
    days on market $325,000 Active 15 DOM
11. 2026-09-14
    days on market $325,000 Active 14 DOM
12. 2026-09-13
    days on market $325,000 Active 13 DOM
13. 2026-09-12
    days on market $325,000 Active 12 DOM
14. 2026-09-11
    days on market $325,000 Active 11 DOM
15. 2026-09-05
    days on market $325,000 Active 5 DOM
16. 2026-09-04
    days on market $325,000 Active 4 DOM
17. 2026-09-02
    days on market $325,000 Active 2 DOM
18. 2026-08-31
    pricedays on marketlisting id $325,000 Active 1 DOM
19. 2026-08-30
    days on market $330,000 Active 149 DOM
20. 2026-08-29
    days on market $330,000 Active 148 DOM
21. 2026-08-28
    days on market $330,000 Active 147 DOM
22. 2026-08-27
    days on market $330,000 Active 146 DOM
23. 2026-08-25
    days on market $330,000 Active 144 DOM
24. 2026-08-24
    days on market $330,000 Active 143 DOM
25. 2026-08-23
    days on market $330,000 Active 142 DOM
26. 2026-08-22
    days on market $330,000 Active 141 DOM
27. 2026-08-21
    days on market $330,000 Active 140 DOM
28. 2026-08-20
    days on market $330,000 Active 139 DOM
29. 2026-08-19
    days on market $330,000 Active 138 DOM
30. 2026-08-18
    days on market $330,000 Active 137 DOM
31. 2026-08-17
    days on market $330,000 Active 136 DOM
32. 2026-08-16
    days on market $330,000 Active 135 DOM
33. 2026-08-15
    days on market $330,000 Active 134 DOM
34. 2026-08-14
    days on market $330,000 Active 133 DOM
35. 2026-08-13
    days on market $330,000 Active 132 DOM
36. 2026-08-12
    days on market $330,000 Active 131 DOM
37. 2026-08-11
    days on market $330,000 Active 130 DOM
38. 2026-08-10
    days on market $330,000 Active 129 DOM
39. 2026-08-09
    days on market $330,000 Active 128 DOM
40. 2026-08-08
    days on market $330,000 Active 127 DOM
41. 2026-08-06
    days on market $330,000 Active 125 DOM
42. 2026-08-05
    days on market $330,000 Active 124 DOM
43. 2026-08-04
    days on market $330,000 Active 123 DOM
44. 2026-08-03
    days on market $330,000 Active 122 DOM
45. 2026-07-31
    days on market $330,000 Active 119 DOM
46. 2026-07-30
    days on market $330,000 Active 117 DOM
47. 2026-07-28
    days on market $330,000 Active 116 DOM
48. 2026-07-26
    days on market $330,000 Active 114 DOM
49. 2026-07-24
    days on market $330,000 Active 112 DOM
50. 2026-07-23
    days on market $330,000 Active 111 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: $11,101 · $925/mo
• Projected year-2 tax: $11,101 · $925/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) · 72% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,178
• − Mortgage interest: −$18,205
• − Property taxes: −$11,101
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,574
• − Management: −$2,574
• − HOA: −$528
• − Depreciation: −$9,455
• Taxable loss: −$13,885
• Est. tax savings @ 24.0%: +$3,332
• After-tax cash flow: $-4,954/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This move-in-ready home offers 2,836 sqft of living space with a beautiful water view lot and a fully fenced backyard.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal ↑
• Resale Trim grass and bushes — Maintains a well-maintained appearance ↑
• Both Install outdoor lighting — Improves safety and enhances curb appeal ↑

F Composite school gradezoned avg 37/100

Zoned Schools

Elementary Heritage Rose El F TX #2,706/4,322 Nat'l #28,012/41,679 Middle Ronald Thornton Middle D+ TX #462/1,662 Nat'l #4,433/14,009 High Almeta Crawford H S

Schools (NCES district)

• District: Fort Bend ISD
• NCES district ID: 4819650
• Math proficiency: 44% ▼ -15.00%
• Reading proficiency: 53% ▼ -4.00%
• Median HH income: $82,360
• Composite: 44.61/100
• National rank: #2779
• State rank: #140 of 826 in TX

C Composite livability gradescore 65/100

Livability — Rosharon

• Score: 65/100
• State rank: #701
• US rank: #13120

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment A- Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Brazoria County · 1,004,526 people
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 52,747
• Household income: $119,287
• Rent vs Own: 9.8% rent · 90.2% own

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Population outlook (Fort Bend County) Hauer SSP2

• Today (2025): 1,004,526 people
• By 2030: 1,153,104 · +14.8%
• By 2040: 1,453,718 · +44.7%
• By 2050: 1,753,781 · +74.6%
• By 2075: 2,455,772 · +144.5%
• By 2100: 2,930,528 · +191.7%

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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%

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Political lean MEDSL · Fort Bend

• 2024 margin: Toss-up / Even · D 49.5% · R 47.9% · Other 2.6%
• 2008→2024 swing: +4.0pp toward D · 2008: -2.4pp · 2024: 1.6pp
• All cycles: 2024: D+1.6 2020: D+10.6 2016: D+6.6 2012: R+6.8 2008: R+2.4

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

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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

Property features AI

Finance

• HOA & community: Huntington Place Community AssociationAnnual association fee of $523

Exterior

• Parking: Attached garage (2 spaces)
• Security: Smoke detectors
• Utilities: Public waterPublic sewer
• Home design: Residential propertySlab foundationComposition roofBuilt in 2022Has a view
• Construction: Brick and cement siding construction
• Exterior features: DeckPatioPrivate yardFenced back yardPond on propertySubdivision with views

Interior

• Kitchen: DishwasherDisposalGas ovenGas rangeMicrowaveOvenTankless water heaterENERGY STAR qualified appliances
• Bedrooms: Primary bedroom on first floor (13x19)Bedroom on second floor (10x12)Bedroom on second floor (11x11)Bedroom on second floor (11x12)
• Flooring: CarpetTile
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central heating (gas)Central air (electric)
• Interior features: Breakfast barDouble vanityEntrance foyerGranite countersHigh ceilingsKitchen islandKitchen open to family roomPrimary bedroom with bathPantrySoaking tubSeparate showerTub/shower comboCeiling fansProgrammable thermostatGas-log fireplace (1)
• Laundry & utility: Washer hookupElectric dryer hookup

Price history

-16.6% since first listed

26 events — show timeline

• 2026-04-03 Listing Removed — HARMLS
• 2026-04-03 Listed $330,000 HARMLS
• 2025-12-28 Relisted — HARMLS
• 2025-11-23 Pending — HARMLS
• 2025-11-01 Pending — HARMLS
• 2025-10-29 Listing Removed — HARMLS
• 2025-10-29 Listed $330,000 HARMLS
• 2025-09-25 Listed $330,000 HARMLS
• 2025-08-17 Rental Removed $2,700 HARMLS
• 2025-08-17 Listing Removed — HARMLS
• 2025-07-09 Listed for Rent $2,700 HARMLS
• 2025-06-03 Listing Removed — HARMLS
• 2025-06-03 Listed $345,000 HARMLS
• 2025-05-05 Rental Removed $2,850 HARMLS
• 2025-05-05 Listed $345,000 HARMLS
• 2025-03-18 Listed for Rent $2,850 HARMLS
• 2025-03-04 Rental Removed $2,850 HARMLS
• 2025-03-01 Price Changed $2,850 HARMLS
• 2025-02-28 Listing Removed — HARMLS
• 2025-01-16 Price Changed $2,900 HARMLS
• 2025-01-07 Price Changed $3,000 HARMLS
• 2024-09-24 Listed for Rent $3,200 HARMLS
• 2024-09-23 Listed $375,000 HARMLS
• 2022-09-16 Sold (MLS) — HARMLS
• 2022-04-05 Pending — HARMLS
• 2022-04-05 Listed $395,630 HARMLS

Property tax history

+161.0%/yr

Latest (2025): $11,101 · -0.4% YoY. Source: county tax records.