1312 Honeysuckle Dr · Josephine, TX 75189

$258,500

4 bd · 2.0 ba · 1,801 sqft · SingleFamily public records · 432 Days on market

Built 2021 Good condition 9,235 sqft lot $144/sqft · 8% below area Est $279k · 7% under $40/mo HOA · 2% of rent ↓ 12% 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).

• Cash flow +11.1/30.0
• ARV discount +10.8/15.0
• Schools +4.7/10.0
• 1% rule +3.9/10.0
• Condition / age +3.8/5.0
• DSCR +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 4-Bedroom Home in Desirable Community! This well-maintained 4 bed, 2 bath home is perfectly located across from a serene fishing pond in a sought-after neighborhood. Enjoy access to multiple community pools, additional fishing ponds, and scenic walking trails—all just a short walk to the local elementary school. Ideal for families, first time home buyers, investors and outdoor enthusiasts, this home offers a peaceful setting with convenient amenities right at your doorstep. Schedule an appointment with your favorite realtor to see this one today!

Key facts

• Fishing pond
• Community pools
• Walking trails

Tags

• FISHING POND
• COMMUNITY POOLS
• WALKING TRAILS
• LOCAL ELEMENTARY SCHOOL

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $258k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-105 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (7.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (11.5% below list).
• Recommended offer: $227k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.8% vs local median 4.4% in Josephine — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 60/100 on livability (#1,076 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety F.
• Community ISD (rural): math 30% / reading 38% proficiency, ranked #479 of 826 in TX (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Davis El (math 52% / reading 41%, grade D-, #1,080 of 4,322 statewide, top 25%, 500 students, 52% FRL); Ouida Baley Middle (math 32% / reading 35%, grade F, #911 of 1,662 statewide, top 56%, 934 students, 43% FRL); Royse City H S (math 38% / reading 55%, grade D-, #621 of 1,632 statewide, top 38%, 2,526 students, 37% FRL).
• Market conditions: Rents soft (-1.1%/yr); 1569 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,289 units permitted in Hunt County in 2024 (527 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 $8k of value loss. Plan a longer hold.
• Hunt County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 432 days — a 12% lower offer ($227k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $227,480 (12.0% 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 432 days. Have you received any prior offers? Is the seller open to a 12% 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 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: 0.89% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.74%
• DSCR: 0.92
• GRM: 9.4

CMA / ARV

• ARV (median comp): $279,205
• List price: $258,500
• Delta: -7.42%
• 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
1313 Emi Kate Ln	0.40mi	4/2.0	1,785 (-1%)	0mo	$277,000	$155	79
1102 Stockyard St	0.44mi	4/2.0	1,791 (-1%)	4mo	$244,900	$137	75
1210 Honeysuckle Dr	0.20mi	5/2.0 (+1)	1,995 (+11%)	3mo	$268,000	$134	66
503 Silo Cir	0.55mi	4/2.0	1,732 (-4%)	4mo	$249,900	$144	64
505 Cistern Way	0.30mi	3/2.0 (-1)	1,625 (-10%)	8mo	$250,000	$154	58
516 Wrangler Dr	0.32mi	3/2.0 (-1)	1,625 (-10%)	8mo	$250,000	$154	57
707 Farmstead Way	0.75mi	4/2.0	1,914 (+6%)	0mo	$249,999	$131	54
1910 Bailer Way	0.52mi	3/2.0 (-1)	1,592 (-12%)	2mo	$259,000	$163	50
504 Patina St	0.41mi	3/2.0 (-1)	1,533 (-15%)	5mo	$239,990	$157	46
1023 Cotton Gin Ct	0.46mi	5/2.0 (+1)	2,047 (+14%)	6mo	$274,000	$134	46
740 Meadow Creek Ln	0.72mi	3/2.0 (-1)	1,625 (-10%)	4mo	$249,000	$153	42
208 Cultivator Ct	0.61mi	4/2.0	1,537 (-15%)	8mo	$239,900	$156	41

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -22.8%
• Equity multiple: 0.24×
• Total profit: $-55,156
• Equity at exit: $38,543

10-year hold

• IRR: -28.7%
• Equity multiple: -0.13×
• Total profit: $-82,083
• Equity at exit: $22,350

Cash invested: $72,380 (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: 63 active · 11 under contract
• Months of supply: 14.0 mo (7%/mo absorbed)
• Median asking: $275,000 ($155/sqft)
• Median days on market: 128 d
• This list price: 24% of active listings are priced below it
• ARV vs active asking: +0.1% vs current asking $/sqft

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

ZIP-level market 75189

• Home prices YoY: -25.0%
• Rents YoY: -1.1%
• Active inventory: 1569
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,288 high
• Mortgage (P&I): −$1,356
• Tax from tax record: −$409 /mo · $4,911/yr
• Insurance: −$108
• HOA: −$40
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $-105

Break-even live

Break-even rent $2,421

Max offer price $239,991

Occupancy floor 100%

Sensitivity live

Price	-10% $42	-5% $-32	+0% $-105	+5% $-178	+10% $-251
Rent	-10% $-286	-5% $-195	+0% $-105	+5% $-14	+10% $76
Rate	-1.0pp $25	-0.5pp $-39	base $-105	+0.5pp $-172	+1.0pp $-240

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: $64,625
• Closing costs: $7,755
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1401 Old Trail Rd Royse City, TX	4.0	3.0	2211	$2,300	$1.04	4d	1	0.07mi
711 Cistern Way Royse City, TX	4.0	2.0	2081	$1,975	$0.95	56d	1	0.09mi
1404 Old Trail Rd Royse City, TX	3.0	2.0	1625	$1,995	$1.23	1d	1	0.10mi
1208 Fieldstone Ct Royse City, TX	4.0	2.0	1835	$2,000	$1.09	93d	1	0.14mi
1413 Thunder Canyon Way Josephine, TX	5.0	2.0	2006	$2,500	$1.25	93d	1	0.15mi
1210 Honeysuckle Dr Josephine, TX	5.0	2.0	1995	$1,995	$1.00	20d	1	0.19mi
606 Wrangler Dr Josephine, TX	3.0	2.0	1310	$1,900	$1.45	4d	1	0.25mi
508 Windrow Dr Royse City, TX	3.0	2.0	1533	$1,900	$1.24	93d	1	0.28mi
508 Windrow Dr Royse City, TX	3.0	2.0	1533	$1,875	$1.22	73d	1	0.28mi
503 Cistern Way Royse City, TX	3.0	2.0	1294	$1,795	$1.39	51d	1	0.29mi
503 Cistern Way Royse City, TX	3.0	2.0	1294	$1,795	$1.39	16d	1	0.29mi
1501 Bridle Dr Josephine, TX	4.0	2.0	2081	$1,975	$0.95	93d	1	0.30mi
1503 Cotton Gin Ct Royse City, TX	3.0	2.0	1566	$2,200	$1.40	93d	1	0.35mi
406 Knapsack Ln Royse City, TX	4.0	2.0	1870	$1,856	$0.99	12d	1	0.42mi
903 Shear Dr Royse City, TX	3.0	2.5	1898	$2,000	$1.05	52d	1	0.44mi
1007 Cotton Gin Ct Royse City, TX	3.0	2.0	1611	$2,050	$1.27	93d	1	0.46mi
1304 Lowhill Dr Royse City, TX	4.0	2.0	1843	$1,895	$1.03	25d	1	0.47mi
1304 Lowhill Dr Royse City, TX	4.0	2.0	1843	$1,995	$1.08	4d	1	0.47mi
1004 Cotton Gin Ct Royse City, TX	4.0	2.0	1875	$1,850	$0.99	62d	1	0.50mi
816 Country Rd Royse City, TX	4.0	2.5	2080	$2,400	$1.15	0d	1	0.50mi
1910 Bailer Way Royse City, TX	3.0	2.0	1592	$1,995	$1.25	73d	1	0.51mi
2000 Bailer Way Royse City, TX	3.0	2.5	1947	$2,500	$1.28	52d	1	0.53mi
904 Saddle Horn Way Royse City, TX	4.0	2.0	1870	$1,995	$1.07	12d	1	0.54mi
904 Saddle Horn Way Royse City, TX	4.0	2.0	1870	$1,995	$1.07	7d	1	0.54mi
1307 Community Way Royse City, TX	4.0	2.0	2104	$2,100	$1.00	93d	1	0.54mi
2008 Bailer Way Royse City, TX	3.0	2.0	1509	$1,975	$1.31	68d	1	0.56mi
1903 Feeder Way Royse City, TX	3.0	2.0	1327	$1,795	$1.35	0d	1	0.56mi
401 Silo Cir Royse City, TX	4.0	2.0	1568	$1,900	$1.21	38d	1	0.59mi
813 Cottonwood Way Royse City, TX	4.0	3.0	2347	$2,100	$0.89	20d	1	0.60mi
517 Milo Way Royse City, TX	5.0	2.0	2064	$1,995	$0.97	43d	1	0.60mi
808 Saddle Horn Way Royse City, TX	4.0	2.0	1870	$2,199	$1.18	0d	1	0.61mi
808 Hay Loft Ln Royse City, TX	3.0	2.0	1327	$1,775	$1.34	4d	1	0.64mi
305 Silo Cir Royse City, TX	4.0	2.0	2074	$2,100	$1.01	73d	1	0.65mi
311 Milo Way Royse City, TX	4.0	2.0	2074	$2,050	$0.99	34d	1	0.65mi
717 Cottonwood WAY Josephine, TX	4.0	3.0	2073	$2,050	$0.99	28d	1	0.68mi
717 Cottonwood WAY Josephine, TX	4.0	3.0	2073	$2,050	$0.99	0d	1	0.68mi
801 Meadow Creek Ln Josephine, TX	4.0	2.0	1757	$2,500	$1.42	54d	1	0.70mi
801 Meadow Creek Ln Josephine, TX	4.0	2.0	1708	$2,300	$1.35	26d	1	0.70mi
800 Windmill St Josephine, TX	4.0	2.0	1843	$2,100	$1.14	48d	1	0.71mi
800 Windmill St Josephine, TX	4.0	2.0	1843	$2,100	$1.14	56d	1	0.71mi

HOA detail $40/mo · $480/yr

• Likely covers: pool

Listing history 50 events

1. 2026-08-08
   days on market $258,500 Active 432 DOM
2. 2026-08-06
   days on market $258,500 Active 430 DOM
3. 2026-08-05
   days on market $258,500 Active 429 DOM
4. 2026-08-04
   days on market $258,500 Active 428 DOM
5. 2026-08-03
   days on market $258,500 Active 427 DOM
6. 2026-08-01
   price $258,500 Active 424 DOM
7. 2026-07-31
   days on market $260,000 Active 424 DOM
8. 2026-07-30
   days on market $260,000 Active 422 DOM
9. 2026-07-28
   days on market $260,000 Active 421 DOM
10. 2026-07-26
    days on market $260,000 Active 419 DOM
11. 2026-07-24
    days on market $260,000 Active 417 DOM
12. 2026-07-23
    days on market $260,000 Active 416 DOM
13. 2026-07-22
    days on market $260,000 Active 415 DOM
14. 2026-07-21
    days on market $260,000 Active 414 DOM
15. 2026-07-20
    days on market $260,000 Active 413 DOM
16. 2026-07-18
    days on market $260,000 Active 411 DOM
17. 2026-07-18
    days on market $260,000 Active 410 DOM
18. 2026-07-16
    days on market $260,000 Active 409 DOM
19. 2026-07-15
    days on market $260,000 Active 408 DOM
20. 2026-07-14
    days on market $260,000 Active 407 DOM
21. 2026-07-13
    days on market $260,000 Active 406 DOM
22. 2026-07-13
    days on market $260,000 Active 405 DOM
23. 2026-07-11
    days on market $260,000 Active 404 DOM
24. 2026-07-10
    days on market $260,000 Active 403 DOM
25. 2026-07-09
    days on market $260,000 Active 402 DOM
26. 2026-07-07
    days on market $260,000 Active 400 DOM
27. 2026-07-06
    days on market $260,000 Active 399 DOM
28. 2026-07-06
    days on market $260,000 Active 398 DOM
29. 2026-07-05
    days on market $260,000 Active 397 DOM
30. 2026-07-03
    days on market $260,000 Active 396 DOM
31. 2026-06-30
    days on market $260,000 Active 395 DOM
32. 2026-06-29
    days on market $260,000 Active 394 DOM
33. 2026-06-28
    days on market $260,000 Active 393 DOM
34. 2026-06-27
    days on market $260,000 Active 392 DOM
35. 2026-06-26
    days on market $260,000 Active 391 DOM
36. 2026-06-24
    days on market $260,000 Active 389 DOM
37. 2026-06-22
    days on market $260,000 Active 387 DOM
38. 2026-06-21
    days on market $260,000 Active 386 DOM
39. 2026-06-18
    days on market $260,000 Active 383 DOM
40. 2026-06-17
    days on market $260,000 Active 382 DOM
41. 2026-06-16
    days on market $260,000 Active 381 DOM
42. 2026-06-15
    days on market $260,000 Active 380 DOM
43. 2026-06-13
    days on market $260,000 Active 378 DOM
44. 2026-06-09
    days on market $260,000 Active 374 DOM
45. 2026-06-08
    days on market $260,000 Active 373 DOM
46. 2026-06-07
    days on market $260,000 Active 372 DOM
47. 2026-06-04
    days on market $260,000 Active 369 DOM
48. 2026-06-03
    days on market $260,000 Active 368 DOM
49. 2026-06-02
    days on market $260,000 Active 367 DOM
50. 2026-06-01
    days on market $260,000 Active 366 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: $4,911 · $409/mo
• Projected year-2 tax: $4,911 · $409/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $27,460
• − Mortgage interest: −$14,480
• − Property taxes: −$4,911
• − Insurance: −$1,292
• − Repairs & maintenance: −$2,197
• − Management: −$2,197
• − HOA: −$480
• − Depreciation: −$7,520
• Taxable loss: −$5,617
• Est. tax savings @ 24.0%: +$1,348
• After-tax cash flow: $91/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

Good 75/100 Cosmetic rehab Est. rehab $9,005–$27,015 screening

This charming 4-bedroom home in a desirable community is in good condition with minimal maintenance needed. A fresh coat of paint and some landscaping improvements would significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Landscaping improvements — Improves curb appeal and enhances property value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 46/100

Zoned Schools

Elementary Davis El D- TX #1,080/4,322 Nat'l #15,452/41,679 High Royse City H S D- TX #621/1,632 Nat'l #6,621/17,239

Schools (NCES district)

• District: Community ISD
• NCES district ID: 4814850
• Math proficiency: 30% ▼ -23.00%
• Reading proficiency: 38% ▼ -11.00%
• Median HH income: $71,841
• Composite: 31.58/100
• National rank: #5951
• State rank: #479 of 826 in TX

C Composite livability gradescore 60/100

Livability — Josephine

• Score: 60/100
• State rank: #1076
• US rank: #19105

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Rockwall County · 97,090 people
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 48,739
• Household income: $117,125
• Rent vs Own: 11.5% rent · 88.5% own
• Severe rent burden: 22% of renters

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Population outlook (Hunt County) Hauer SSP2

• Today (2025): 97,090 people
• By 2030: 100,452 · +3.5%
• By 2040: 106,544 · +9.7%
• By 2050: 111,218 · +14.6%
• By 2075: 121,695 · +25.3%
• By 2100: 123,683 · +27.4%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 60% Hispanic / Latino 25% Two or more races 12% Black 10% Asian 2%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Slovak 2% Serbian 1% Lithuanian 1%
• Foreign-born: 10% · Canada, Philippines, Jamaica
• Languages at home: 80% English-only · Spanish 15% Other Indo-European 1%

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Political lean MEDSL · Hunt

• 2024 margin: Solid R (+55.5) · D 21.9% · R 77.4%
• 2008→2024 swing: -14.9pp toward R · 2008: -40.6pp · 2024: -55.5pp
• All cycles: 2024: R+55.5 2020: R+52.5 2016: R+56.3 2012: R+51.2 2008: R+40.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.10%
• Current HPI: 212.8422
• Rent YoY: ▼ -1.13%
• Metro: Dallas-Fort Worth-Arlington, 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

Price history

-11.7% since first listed

7 events — show timeline

• 2026-04-11 Price Changed $264,900 NTREIS
• 2026-02-15 Price Changed $269,900 NTREIS
• 2025-12-21 Price Changed $274,900 NTREIS
• 2025-09-30 Price Changed $279,900 NTREIS
• 2025-07-11 Price Changed $284,900 NTREIS
• 2025-06-21 Price Changed $289,900 NTREIS
• 2025-05-30 Listed $299,900 NTREIS

Property tax history

+59.7%/yr

Latest (2025): $4,911 · -29.3% YoY. Source: county tax records.