7210 Brooklea Rd · Rosenberg, TX 77417

$271,995

3 bd · 2.5 ba · 2,246 sqft · SingleFamily · 153 Days on market

Built 2025 $121/sqft · at area comps Est $282k · at est. $75/mo HOA · 4% of rent ↓ 5% 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 +9.0/15.0
• Appreciation +7.1/10.0
• Cash flow +6.7/30.0
• Schools +4.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +0.9/10.0

Listing remarks MLS

KB HOME UNDER CONSTRUCTION – Welcome to 7210 Brooklea Road, located in Saddlebrook Trails and zoned to Lamar ISD! This charming 2-story home offers 3 bedrooms, 2 full baths, 1 half bath, and an attached 2-car garage. The stylish kitchen is thoughtfully appointed with stainless steel Whirlpool appliances, Woodmont cabinetry, and sleek Silestone countertops with an added breakfast bar, making it an ideal space for both everyday meals and entertaining. A flexible Den provides the perfect spot for a home office, study, or additional living space. Upstairs, the primary bathroom features a dual-sink vanity, while the secondary bathroom offers a vanity with knee space for added comfort. Additional included upgrades are 2" faux wood blinds, SmartKey entry hardware, front gutters, and a rear patio slab designed for outdoor relaxation. Combining modern elegance with functional design, this home offers everything you need for comfortable living—call today to schedule your private showing!

Key facts

• Dual-sink vanity
• Woodmont cabinetry
• Knee space vanity

Tags

• STAINLESS STEEL APPLIANCES
• WOODMONT CABINETRY
• SILESTONE COUNTERTOPS
• BREAKFAST BAR
• DUAL-SINK VANITY
• KNEE SPACE VANITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $272k.

Deal economics

• At list price, monthly cash flow is $-440 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (23.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (29.5% below list).
• Recommended offer: $192k (29.5% below list) — sets the bar for 1% rule.
• Cap rate 4.4% vs local median 3.4% in Rosenberg — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 62/100 on livability (#922 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: schools D-, amenities F, commute F.
• Lamar CISD (suburban): math 50% / reading 53% proficiency, ranked #116 of 826 in TX (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 232 active listings in the ZIP; 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($2k loan paydown + $11k appreciation (4.2% local appreciation)).
• Fort Bend County population projected at +75% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($239k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $20k (7%) 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,717 (29.5% 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 153 days. Have you received any prior offers? Is the seller open to a 30% 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.70% ✗
• Cap rate: 4.35%
• Cash-on-cash: -6.93%
• DSCR: 0.69
• GRM: 11.8

CMA / ARV

• ARV (median comp): $281,503
• List price: $271,995
• Delta: -3.38%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7215 Saddle Crest Way	0.03mi	4/2.0 (+1)	2,382 (+6%)	1mo	$281,503	$118	81
7211 Saddle Crest Way	0.03mi	3/2.0	2,004 (-11%)	1mo	$263,028	$131	78
1811 Beasley West End Rd	0.49mi	3/2.0	1,991 (-11%)	7mo	$378,500	$190	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.6%
• Equity multiple: 1.29×
• Total profit: $21,774
• Equity at exit: $140,349

10-year hold

• IRR: 7.4%
• Equity multiple: 2.27×
• Total profit: $97,010
• Equity at exit: $231,523

Cash invested: $76,159 (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 77417

• Home prices YoY: 1.2%
• Active inventory: 232
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,917 medium
• Mortgage (P&I): −$1,426
• Tax est. 1.5%: −$340 /mo · $4,080/yr
• Insurance: −$113
• HOA: −$75
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $-440

Break-even live

Break-even rent $2,474

Max offer price $208,307

Occupancy floor —

Sensitivity live

Price	-10% $-252	-5% $-346	+0% $-440	+5% $-534	+10% $-628
Rent	-10% $-592	-5% $-516	+0% $-440	+5% $-364	+10% $-289
Rate	-1.0pp $-303	-0.5pp $-371	base $-440	+0.5pp $-511	+1.0pp $-582

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: $67,999
• Closing costs: $8,160
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $75 · $900/yr
• Likely covers: pool

Listing history 28 events

1. 2026-06-18
   days on market $271,995 Active 153 DOM
2. 2026-06-17
   price $271,995 Active 152 DOM
3. 2026-06-17
   days on market $272,064 Active 152 DOM
4. 2026-06-16
   days on market $272,064 Active 151 DOM
5. 2026-06-15
   days on market $272,064 Active 150 DOM
6. 2026-06-13
   days on market $272,064 Active 148 DOM
7. 2026-06-10
   days on market $272,064 Active 144 DOM
8. 2026-06-08
   days on market $272,064 Active 143 DOM
9. 2026-06-07
   days on market $272,064 Active 142 DOM
10. 2026-06-04
    days on market $272,064 Active 139 DOM
11. 2026-06-03
    days on market $272,064 Active 138 DOM
12. 2026-06-02
    days on market $272,064 Active 137 DOM
13. 2026-06-01
    days on market $272,064 Active 136 DOM
14. 2026-05-31
    days on market $272,064 Active 135 DOM
15. 2026-05-14
    status Active 1009-char remark

    Show marketing remark (589 chars)

    This thoughtfully designed, two-story home showcases a charming front porch. Inside, discover an open floor plan with a spacious great room that seamlessly connects to a modern kitchen with extended bar top for casual dining or entertaining. A versatile den provides space for a home office or playroom. Upstairs, a versatile loft offers additional living space. The primary bedroom features a generously sized walk-in closet and connecting bath that includes a dual-sink vanity for both comfort and convenience. See sales counselor for approximate timing required for move-in ready homes.

16. 2026-05-14
    price $277,064 1009-char remark

    Show marketing remark (589 chars)

    This thoughtfully designed, two-story home showcases a charming front porch. Inside, discover an open floor plan with a spacious great room that seamlessly connects to a modern kitchen with extended bar top for casual dining or entertaining. A versatile den provides space for a home office or playroom. Upstairs, a versatile loft offers additional living space. The primary bedroom features a generously sized walk-in closet and connecting bath that includes a dual-sink vanity for both comfort and convenience. See sales counselor for approximate timing required for move-in ready homes.

17. 2026-05-14
    status Active 589-char remark

    Show marketing remark (589 chars)

    This thoughtfully designed, two-story home showcases a charming front porch. Inside, discover an open floor plan with a spacious great room that seamlessly connects to a modern kitchen with extended bar top for casual dining or entertaining. A versatile den provides space for a home office or playroom. Upstairs, a versatile loft offers additional living space. The primary bedroom features a generously sized walk-in closet and connecting bath that includes a dual-sink vanity for both comfort and convenience. See sales counselor for approximate timing required for move-in ready homes.

18. 2026-05-14
    price $277,064 589-char remark

    Show marketing remark (589 chars)

    This thoughtfully designed, two-story home showcases a charming front porch. Inside, discover an open floor plan with a spacious great room that seamlessly connects to a modern kitchen with extended bar top for casual dining or entertaining. A versatile den provides space for a home office or playroom. Upstairs, a versatile loft offers additional living space. The primary bedroom features a generously sized walk-in closet and connecting bath that includes a dual-sink vanity for both comfort and convenience. See sales counselor for approximate timing required for move-in ready homes.

19. 2026-03-25
    historical 589-char remark

    Show marketing remark (589 chars)

    This thoughtfully designed, two-story home showcases a charming front porch. Inside, discover an open floor plan with a spacious great room that seamlessly connects to a modern kitchen with extended bar top for casual dining or entertaining. A versatile den provides space for a home office or playroom. Upstairs, a versatile loft offers additional living space. The primary bedroom features a generously sized walk-in closet and connecting bath that includes a dual-sink vanity for both comfort and convenience. See sales counselor for approximate timing required for move-in ready homes.

20. 2026-03-23
    status Pending 1009-char remark

    Show marketing remark (1009 chars)

    KB HOME UNDER CONSTRUCTION – Welcome to 7210 Brooklea Road, located in Saddlebrook Trails and zoned to Lamar ISD! This charming 2-story home offers 3 bedrooms, 2 full baths, 1 half bath, and an attached 2-car garage. The stylish kitchen is thoughtfully appointed with stainless steel Whirlpool appliances, Woodmont cabinetry, and sleek Silestone countertops with an added breakfast bar, making it an ideal space for both everyday meals and entertaining. A flexible Den provides the perfect spot for a home office, study, or additional living space. Upstairs, the primary bathroom features a dual-sink vanity, while the secondary bathroom offers a vanity with knee space for added comfort. Additional included upgrades are 2" faux wood blinds, SmartKey entry hardware, front gutters, and a rear patio slab designed for outdoor relaxation. Combining modern elegance with functional design, this home offers everything you need for comfortable living—call today to schedule your private showing!

21. 2026-03-12
    price $271,904 589-char remark

    Show marketing remark (589 chars)

    This thoughtfully designed, two-story home showcases a charming front porch. Inside, discover an open floor plan with a spacious great room that seamlessly connects to a modern kitchen with extended bar top for casual dining or entertaining. A versatile den provides space for a home office or playroom. Upstairs, a versatile loft offers additional living space. The primary bedroom features a generously sized walk-in closet and connecting bath that includes a dual-sink vanity for both comfort and convenience. See sales counselor for approximate timing required for move-in ready homes.

22. 2026-03-11
    price $271,904 1009-char remark

    Show marketing remark (1009 chars)

    KB HOME UNDER CONSTRUCTION – Welcome to 7210 Brooklea Road, located in Saddlebrook Trails and zoned to Lamar ISD! This charming 2-story home offers 3 bedrooms, 2 full baths, 1 half bath, and an attached 2-car garage. The stylish kitchen is thoughtfully appointed with stainless steel Whirlpool appliances, Woodmont cabinetry, and sleek Silestone countertops with an added breakfast bar, making it an ideal space for both everyday meals and entertaining. A flexible Den provides the perfect spot for a home office, study, or additional living space. Upstairs, the primary bathroom features a dual-sink vanity, while the secondary bathroom offers a vanity with knee space for added comfort. Additional included upgrades are 2" faux wood blinds, SmartKey entry hardware, front gutters, and a rear patio slab designed for outdoor relaxation. Combining modern elegance with functional design, this home offers everything you need for comfortable living—call today to schedule your private showing!

23. 2026-02-12
    price $271,900 589-char remark

    Show marketing remark (589 chars)

    This thoughtfully designed, two-story home showcases a charming front porch. Inside, discover an open floor plan with a spacious great room that seamlessly connects to a modern kitchen with extended bar top for casual dining or entertaining. A versatile den provides space for a home office or playroom. Upstairs, a versatile loft offers additional living space. The primary bedroom features a generously sized walk-in closet and connecting bath that includes a dual-sink vanity for both comfort and convenience. See sales counselor for approximate timing required for move-in ready homes.

24. 2026-02-11
    price $271,900 1009-char remark

    Show marketing remark (1009 chars)

    KB HOME UNDER CONSTRUCTION – Welcome to 7210 Brooklea Road, located in Saddlebrook Trails and zoned to Lamar ISD! This charming 2-story home offers 3 bedrooms, 2 full baths, 1 half bath, and an attached 2-car garage. The stylish kitchen is thoughtfully appointed with stainless steel Whirlpool appliances, Woodmont cabinetry, and sleek Silestone countertops with an added breakfast bar, making it an ideal space for both everyday meals and entertaining. A flexible Den provides the perfect spot for a home office, study, or additional living space. Upstairs, the primary bathroom features a dual-sink vanity, while the secondary bathroom offers a vanity with knee space for added comfort. Additional included upgrades are 2" faux wood blinds, SmartKey entry hardware, front gutters, and a rear patio slab designed for outdoor relaxation. Combining modern elegance with functional design, this home offers everything you need for comfortable living—call today to schedule your private showing!

25. 2025-12-19
    price $281,900 589-char remark

    Show marketing remark (589 chars)

    This thoughtfully designed, two-story home showcases a charming front porch. Inside, discover an open floor plan with a spacious great room that seamlessly connects to a modern kitchen with extended bar top for casual dining or entertaining. A versatile den provides space for a home office or playroom. Upstairs, a versatile loft offers additional living space. The primary bedroom features a generously sized walk-in closet and connecting bath that includes a dual-sink vanity for both comfort and convenience. See sales counselor for approximate timing required for move-in ready homes.

26. 2025-12-18
    price $281,900 1009-char remark

    Show marketing remark (1009 chars)

    KB HOME UNDER CONSTRUCTION – Welcome to 7210 Brooklea Road, located in Saddlebrook Trails and zoned to Lamar ISD! This charming 2-story home offers 3 bedrooms, 2 full baths, 1 half bath, and an attached 2-car garage. The stylish kitchen is thoughtfully appointed with stainless steel Whirlpool appliances, Woodmont cabinetry, and sleek Silestone countertops with an added breakfast bar, making it an ideal space for both everyday meals and entertaining. A flexible Den provides the perfect spot for a home office, study, or additional living space. Upstairs, the primary bathroom features a dual-sink vanity, while the secondary bathroom offers a vanity with knee space for added comfort. Additional included upgrades are 2" faux wood blinds, SmartKey entry hardware, front gutters, and a rear patio slab designed for outdoor relaxation. Combining modern elegance with functional design, this home offers everything you need for comfortable living—call today to schedule your private showing!

27. 2025-12-03
    listed $291,761 Active 589-char remark

    Show marketing remark (589 chars)

    This thoughtfully designed, two-story home showcases a charming front porch. Inside, discover an open floor plan with a spacious great room that seamlessly connects to a modern kitchen with extended bar top for casual dining or entertaining. A versatile den provides space for a home office or playroom. Upstairs, a versatile loft offers additional living space. The primary bedroom features a generously sized walk-in closet and connecting bath that includes a dual-sink vanity for both comfort and convenience. See sales counselor for approximate timing required for move-in ready homes.

28. 2025-11-26
    listed $291,761 Active 1009-char remark

    Show marketing remark (1009 chars)

    KB HOME UNDER CONSTRUCTION – Welcome to 7210 Brooklea Road, located in Saddlebrook Trails and zoned to Lamar ISD! This charming 2-story home offers 3 bedrooms, 2 full baths, 1 half bath, and an attached 2-car garage. The stylish kitchen is thoughtfully appointed with stainless steel Whirlpool appliances, Woodmont cabinetry, and sleek Silestone countertops with an added breakfast bar, making it an ideal space for both everyday meals and entertaining. A flexible Den provides the perfect spot for a home office, study, or additional living space. Upstairs, the primary bathroom features a dual-sink vanity, while the secondary bathroom offers a vanity with knee space for added comfort. Additional included upgrades are 2" faux wood blinds, SmartKey entry hardware, front gutters, and a rear patio slab designed for outdoor relaxation. Combining modern elegance with functional design, this home offers everything you need for comfortable living—call today to schedule your private showing!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 21 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,006
• − Mortgage interest: −$15,236
• − Property taxes: −$4,080
• − Insurance: −$1,360
• − Repairs & maintenance: −$1,840
• − Management: −$1,840
• − HOA: −$900
• − Depreciation: −$7,913
• Taxable loss: −$10,163
• Est. tax savings @ 24.0%: +$2,439
• After-tax cash flow: $-2,842/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: Lamar CISD
• NCES district ID: 4826580
• Math proficiency: 50% ▼ -12.00%
• Reading proficiency: 53% ▼ -4.00%
• Median HH income: $75,213
• Composite: 46.43/100
• National rank: #2452
• State rank: #116 of 826 in TX

Livability — Rosenberg

• Score: 62/100
• State rank: #922
• US rank: #16414

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,232

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (67%)
• Race & ethnicity: Hispanic / Latino 67% Two or more races 49% White 22% Black 8%
• Hispanic origin (detail): Mexican 54%
• Common ancestry: Italian 2% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 76% English-only · Spanish 24%

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: ▲ 4.15%
• Current HPI: 337.8236
• Rent YoY: —
• Metro: —
• 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

-5.0% since first listed

14 events — show timeline

• 2026-05-14 Relisted — HARMLS
• 2026-05-14 Price Changed $277,064 HARMLS
• 2026-05-14 Price Changed $277,064 Zillow
• 2026-05-14 Relisted — Zillow
• 2026-03-25 Delisted — Zillow
• 2026-03-23 Pending — HARMLS
• 2026-03-12 Price Changed $271,904 Zillow
• 2026-03-11 Price Changed $271,904 HARMLS
• 2026-02-12 Price Changed $271,900 Zillow
• 2026-02-11 Price Changed $271,900 HARMLS
• 2025-12-19 Price Changed $281,900 Zillow
• 2025-12-18 Price Changed $281,900 HARMLS
• 2025-12-03 Listed $291,761 Zillow
• 2025-11-26 Listed $291,761 HARMLS