7219 Melrose Ln · Rosharon, TX 77583

$339,786

4 bd · 3.5 ba · 2,880 sqft · SingleFamily public records · 48 Days on market

Built 2022 Excellent condition 5,401 sqft lot 2-car garage $118/sqft · at area comps Est $358k · 5% under $46/mo HOA · 2% of rent

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Why this score? — see what drove the F 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 +9.8/15.0
• Cash flow +6.2/30.0
• Condition / age +5.0/5.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Rent growth +2.6/5.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks

BUILT IN. 2022 , energy-efficient home ready Front Porch with Brick and stone accent at front with accent shutters. Sleek Interior Package with EVP flooring throughout many areas downstairs. Two story with more to adore. A formal dining room flows to the vast kitchen, casual meal spot & family oasis. Upstairs bed, game & media rooms hide from the tranquil downstairs primary suite. Oversized walk-in closet. Located in the acclaimed Fort Bend ISD, Glendale Lakes is nestled in Rosharon with great access to nearby dining, entertainment and retail with major employment centers such as the Houston Medical Center, Galleria and Hobby Airport all just a short drive away.

Key facts

• Formal dining room
• Vast kitchen
• Front porch

Tags

• ENERGY EFFICIENT HOME
• FRONT PORCH
• BRICK AND STONE ACCENT
• FORMAL DINING ROOM
• VAST KITCHEN
• CASUAL MEAL SPOT

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $340k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-614 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (31.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $273k (19.5% below list).
• Recommended offer: $231k (31.9% 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); Billy Baines Middle (math 47% / reading 53%, grade C, #347 of 1,662 statewide, top 21%, 1,296 students, 37% FRL) — zoned schools average 60% FRL vs 35% district-wide (25 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 48 days — a 3% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: 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 $231,387 (31.9% 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 48 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.80% ✗
• Cap rate: 4.13%
• Cash-on-cash: -7.74%
• DSCR: 0.66
• GRM: 10.4

CMA / ARV

• ARV (median comp): $357,680
• List price: $339,786
• Delta: -5.00%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7302 Toluca Dr	0.10mi	4/3.5	2,864 (-1%)	2mo	$309,120	$108	93
918 Pismo Ln	0.23mi	4/3.5	2,880 (0%)	9mo	$350,000	$122	82
7230 Toluca Dr	0.09mi	5/4.0 (+1)	2,938 (+2%)	7mo	$349,000	$119	80
6814 Ventura Dr	0.33mi	5/4.0 (+1)	2,844 (-1%)	8mo	$335,000	$118	69
1519 Arbuckle Ct	0.70mi	4/3.5	2,764 (-4%)	6mo	$378,040	$137	55
6619 Castella Dr	0.73mi	4/3.5	2,764 (-4%)	7mo	$374,690	$136	54
1522 Arbuckle Ct	0.70mi	5/4.0 (+1)	2,844 (-1%)	8mo	$399,840	$141	51
1006 Cotswold Ct	0.55mi	4/2.5	2,501 (-13%)	4mo	$310,000	$124	45
6631 Castella Dr	0.71mi	4/3.5	2,544 (-12%)	4mo	$349,190	$137	44
7935 Brumbly Ln	0.69mi	4/3.5	2,492 (-14%)	2mo	$360,000	$144	44
1523 Arbuckle Ct	0.71mi	4/3.5	2,544 (-12%)	7mo	$386,940	$152	42
7923 Cattlewood Pass	0.61mi	4/2.0	2,460 (-15%)	1mo	$293,000	$119	40

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: -33.3%
• Equity multiple: -0.06×
• Total profit: $-100,707
• Equity at exit: $50,663

10-year hold

• IRR: -63.8%
• Equity multiple: -0.72×
• Total profit: $-163,564
• Equity at exit: $29,378

Cash invested: $95,140 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 25 active · 13 under contract
• Months of supply: 11.5 mo (9%/mo absorbed)
• Median asking: $335,000 ($132/sqft)
• Median days on market: 56 d
• This list price: 52% of active listings are priced below it
• ARV vs active asking: -5.8% 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: 10.4×

Monthly cashflow live

• Estimated rent: $2,735 high
• Mortgage (P&I): −$1,782
• Tax from tax record: −$805 /mo · $9,655/yr
• Insurance: −$142
• HOA: −$46
• Vacancy / Maint / Mgmt: −$574
• Net cashflow: $-614

Break-even live

Break-even rent $3,511

Max offer price $231,387

Occupancy floor —

Sensitivity live

Price	-10% $-421	-5% $-517	+0% $-614	+5% $-710	+10% $-806
Rent	-10% $-830	-5% $-722	+0% $-614	+5% $-506	+10% $-398
Rate	-1.0pp $-443	-0.5pp $-527	base $-614	+0.5pp $-702	+1.0pp $-791

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: $84,946
• Closing costs: $10,194
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7218 Bakersfield Ct Rosharon, TX	3.0	2.5	2004	$2,200	$1.10	139d	1	0.06mi
7215 Victorville Dr Rosharon, TX	4.0	2.5	2152	$2,326	$1.08	5d	1	0.31mi
6927 Ventura Dr Rosharon, TX	5.0	4.0	2771	$3,300	$1.19	139d	1	0.32mi
1107 Curly Angora Ct Rosharon, TX	4.0	2.0	2061	$2,400	$1.16	40d	1	0.36mi
1315 Gorman Ln Rosharon, TX	5.0	2.5	2700	$2,700	$1.00	30d	1	0.40mi
7711 Sleek Flock Ln Rosharon, TX	4.0	3.0	2492	$2,850	$1.14	120d	1	0.53mi
7915 Murciana Dr Rosharon, TX	4.0	2.0	2045	$2,400	$1.17	11d	1	0.62mi
8043 House Bank Ln Rosharon, TX	4.0	3.0	2512	$2,550	$1.02	114d	1	0.81mi
8011 Ecru Ln Rosharon, TX	4.0	2.5	2426	$2,230	$0.92	4d	1	1.07mi
1119 Toledo Bend Pass Rosharon, TX	5.0	3.0	2200	$2,500	$1.14	139d	1	1.11mi
8414 Aster Glen Way Rosharon, TX	4.0	2.5	2588	$2,650	$1.02	139d	1	1.13mi
8210 Radial Ct Rosharon, TX	5.0	2.5	2506	$2,550	$1.02	139d	1	1.20mi
8223 Wainwright Way Rosharon, TX	4.0	2.5	2172	$2,340	$1.08	42d	1	1.30mi

Property features AI

Finance

• Other: Seller disclosure available
• Financial info: Lease considered
• HOA & community: Homeowners association managed by Principal Management Group of HouAnnual association fee of $550

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewer
• Home design: Residential propertyBuilt in 2022
• Construction: Brick constructionBlock foundationComposition roof
• Exterior features: Located in a subdivision

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Primary bedroom on the first floor (approximately 16x14)Bedrooms on the second floor (approx. 12x11, 12x11, 11x11)
• Bathrooms: 3 full bathrooms1 half bathroom
• Heating & cooling: Central gas heatingCentral electric air conditioning
• Interior features: Media roomLiving roomGame roomDining roomBreakfast nook
• Laundry & utility: Laundry/utility areas not specified

Listing history 50 events

1. 2026-09-24
   days on market $339,786 Active 48 DOM
2. 2026-09-23
   days on market $339,786 Active 47 DOM
3. 2026-09-22
   days on market $339,786 Active 46 DOM
4. 2026-09-21
   days on market $339,786 Active 45 DOM
5. 2026-09-20
   days on market $339,786 Active 44 DOM
6. 2026-09-19
   days on market $339,786 Active 43 DOM
7. 2026-09-18
   days on market $339,786 Active 42 DOM
8. 2026-09-17
   days on market $339,786 Active 41 DOM
9. 2026-09-16
   days on market $339,786 Active 40 DOM
10. 2026-09-15
    days on market $339,786 Active 39 DOM
11. 2026-09-14
    days on market $339,786 Active 38 DOM
12. 2026-09-13
    days on market $339,786 Active 37 DOM
13. 2026-09-12
    days on market $339,786 Active 36 DOM
14. 2026-09-11
    days on market $339,786 Active 35 DOM
15. 2026-09-05
    days on market $339,786 Active 29 DOM
16. 2026-09-04
    days on market $339,786 Active 28 DOM
17. 2026-09-02
    days on market $339,786 Active 26 DOM
18. 2026-08-31
    days on market $339,786 Active 24 DOM
19. 2026-08-30
    days on market $339,786 Active 23 DOM
20. 2026-08-29
    days on market $339,786 Active 22 DOM
21. 2026-08-28
    days on market $339,786 Active 21 DOM
22. 2026-08-27
    days on market $339,786 Active 20 DOM
23. 2026-08-25
    days on market $339,786 Active 18 DOM
24. 2026-08-24
    days on market $339,786 Active 17 DOM
25. 2026-08-23
    days on market $339,786 Active 16 DOM
26. 2026-08-22
    days on market $339,786 Active 15 DOM
27. 2026-08-21
    days on market $339,786 Active 14 DOM
28. 2026-08-20
    days on market $339,786 Active 13 DOM
29. 2026-08-19
    days on market $339,786 Active 12 DOM
30. 2026-08-18
    price $339,786 Active 11 DOM
31. 2026-08-18
    days on market $349,786 Active 11 DOM
32. 2026-08-17
    days on market $349,786 Active 10 DOM
33. 2026-08-16
    days on market $349,786 Active 9 DOM
34. 2026-08-15
    days on market $349,786 Active 8 DOM
35. 2026-08-14
    days on market $349,786 Active 7 DOM
36. 2026-08-13
    days on market $349,786 Active 6 DOM
37. 2026-08-12
    days on market $349,786 Active 5 DOM
38. 2026-08-11
    days on market $349,786 Active 4 DOM
39. 2026-08-10
    days on market $349,786 Active 3 DOM
40. 2026-08-09
    pricedays on market $349,786 Active 2 DOM
41. 2026-08-08
    pricedays on marketlisting id $389,786 Active 1 DOM
42. 2026-08-06
    days on market $359,786 Active 70 DOM
43. 2026-08-05
    days on market $359,786 Active 69 DOM
44. 2026-08-04
    days on market $359,786 Active 68 DOM
45. 2026-08-03
    days on market $359,786 Active 67 DOM
46. 2026-07-31
    days on market $359,786 Active 64 DOM
47. 2026-07-30
    days on market $359,786 Active 62 DOM
48. 2026-07-28
    days on market $359,786 Active 61 DOM
49. 2026-07-26
    days on market $359,786 Active 59 DOM
50. 2026-07-24
    days on market $359,786 Active 57 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: $9,655 · $805/mo
• Projected year-2 tax: $9,655 · $805/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $32,817
• − Mortgage interest: −$19,033
• − Property taxes: −$9,655
• − Insurance: −$1,699
• − Repairs & maintenance: −$2,625
• − Management: −$2,625
• − HOA: −$552
• − Depreciation: −$9,885
• Taxable loss: −$13,258
• Est. tax savings @ 24.0%: +$3,182
• After-tax cash flow: $-4,182/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 · 1 photo

Excellent 100/100 None rehab

This 2022-built home is move-in ready with excellent condition and no visible repairs or maintenance needed. It offers a sleek interior, spacious living areas, and is located in a desirable area with excellent access to amenities.

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

• Other: Seller disclosure available
• Financial info: Lease considered
• HOA & community: Homeowners association managed by Principal Management Group of HouAnnual association fee of $550

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewer
• Home design: Residential propertyBuilt in 2022
• Construction: Brick constructionBlock foundationComposition roof
• Exterior features: Located in a subdivision

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Primary bedroom on the first floor (approximately 16x14)Bedrooms on the second floor (approx. 12x11, 12x11, 11x11)
• Bathrooms: 3 full bathrooms1 half bathroom
• Heating & cooling: Central gas heatingCentral electric air conditioning
• Interior features: Media roomLiving roomGame roomDining roomBreakfast nook
• Laundry & utility: Laundry/utility areas not specified

Price history

+0.0% since first listed

7 events — show timeline

• 2026-08-07 Listed $389,786 HARMLS
• 2026-08-07 Listing Removed — HARMLS
• 2026-07-21 Price Changed $359,786 HARMLS
• 2026-06-29 Price Changed $369,786 HARMLS
• 2026-06-11 Price Changed $379,786 HARMLS
• 2026-05-29 Listed $389,786 HARMLS
• 2026-05-07 Coming Soon — HARMLS

Property tax history

+155.4%/yr

Latest (2025): $9,655 · +0.9% YoY. Source: county tax records.