1312 Honeysuckle Dr · Josephine, TX 75189

$260,000

4 bd · 2.0 ba · 1,801 sqft · SingleFamily public records · 386 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 +11.3/30.0
• ARV discount +10.6/15.0
• 1% rule +3.9/10.0
• Condition / age +3.8/5.0
• DSCR +3.3/10.0
• Schools +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 $260k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-95 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (6.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (11.1% below list).
• Recommended offer: $229k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.9% 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); 1301 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 386 days — a 12% lower offer ($229k) 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 $228,800 (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 386 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: 5.85%
• Cash-on-cash: -1.57%
• DSCR: 0.93
• GRM: 9.4

CMA / ARV

• ARV (median comp): $279,137
• List price: $260,000
• Delta: -6.86%
• 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
1102 Stockyard St	0.44mi	4/2.0	1,791 (-1%)	2mo	$244,900	$137	76
1417 Cotton Gin Ct	0.36mi	4/2.0	1,870 (+4%)	6mo	$265,000	$142	72
1210 Honeysuckle Dr	0.20mi	5/2.0 (+1)	1,995 (+11%)	1mo	$268,000	$134	67
503 Silo Cir	0.55mi	4/2.0	1,732 (-4%)	2mo	$249,900	$144	66
1315 Blessed Ln	0.20mi	3/2.0 (-1)	1,611 (-10%)	8mo	$269,000	$167	62
505 Cistern Way	0.30mi	3/2.0 (-1)	1,625 (-10%)	6mo	$250,000	$154	60
516 Wrangler Dr	0.32mi	3/2.0 (-1)	1,625 (-10%)	6mo	$250,000	$154	59
504 Patina St	0.41mi	3/2.0 (-1)	1,533 (-15%)	4mo	$239,990	$157	48
316 Cultivator Ct	0.50mi	4/2.0	1,554 (-14%)	8mo	$230,000	$148	47
1023 Cotton Gin Ct	0.46mi	5/2.0 (+1)	2,047 (+14%)	4mo	$274,000	$134	47
740 Meadow Creek Ln	0.72mi	3/2.0 (-1)	1,625 (-10%)	2mo	$249,000	$153	43
208 Cultivator Ct	0.61mi	4/2.0	1,537 (-15%)	6mo	$239,900	$156	42

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: -22.5%
• Equity multiple: 0.25×
• Total profit: $-54,854
• Equity at exit: $38,767

10-year hold

• IRR: -27.9%
• Equity multiple: -0.12×
• Total profit: $-81,294
• Equity at exit: $22,480

Cash invested: $72,800 (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 75189

• Home prices YoY: -25.0%
• Rents YoY: -1.1%
• Active inventory: 1301
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,311 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$409 /mo · $4,911/yr
• Insurance: −$108
• HOA: −$40
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $-95

Break-even live

Break-even rent $2,432

Max offer price $243,191

Occupancy floor 99%

Sensitivity live

Price	-10% $52	-5% $-22	+0% $-95	+5% $-169	+10% $-242
Rent	-10% $-278	-5% $-186	+0% $-95	+5% $-4	+10% $87
Rate	-1.0pp $36	-0.5pp $-29	base $-95	+0.5pp $-163	+1.0pp $-231

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
711 Cistern Way Royse City, TX	4.0	2.0	2081	$1,975	$0.95	9d	1	0.09mi
1208 Fieldstone Ct Royse City, TX	4.0	2.0	1835	$2,000	$1.09	45d	1	0.14mi
1413 Thunder Canyon Way Josephine, TX	5.0	2.0	2006	$2,500	$1.25	45d	1	0.15mi
1210 Honeysuckle Dr Josephine, TX	5.0	2.0	1995	$2,100	$1.05	14d	1	0.19mi
508 Windrow Dr Royse City, TX	3.0	2.0	1533	$1,875	$1.22	26d	1	0.28mi
508 Windrow Dr Royse City, TX	3.0	2.0	1533	$1,900	$1.24	45d	1	0.28mi
503 Cistern Way Royse City, TX	3.0	2.0	1294	$1,795	$1.39	4d	1	0.29mi
1501 Bridle Dr Josephine, TX	4.0	2.0	2081	$1,975	$0.95	45d	1	0.30mi
1503 Cotton Gin Ct Royse City, TX	3.0	2.0	1566	$2,200	$1.40	45d	1	0.35mi
903 Shear Dr Royse City, TX	3.0	2.5	1898	$2,000	$1.05	5d	1	0.44mi
1007 Cotton Gin Ct Royse City, TX	3.0	2.0	1611	$2,050	$1.27	45d	1	0.46mi
1004 Cotton Gin Ct Royse City, TX	4.0	2.0	1875	$1,850	$0.99	14d	1	0.50mi
816 Country Rd Royse City, TX	4.0	2.5	2080	$2,550	$1.23	0d	1	0.50mi
1910 Bailer Way Royse City, TX	3.0	2.0	1592	$1,995	$1.25	26d	1	0.51mi
2000 Bailer Way Royse City, TX	3.0	2.5	1947	$2,500	$1.28	5d	1	0.53mi
1307 Community Way Royse City, TX	4.0	2.0	2104	$2,100	$1.00	45d	1	0.54mi
2008 Bailer Way Royse City, TX	3.0	2.0	1509	$1,975	$1.31	20d	1	0.56mi
813 Cottonwood Way Royse City, TX	4.0	3.0	2347	$2,350	$1.00	14d	1	0.60mi
305 Silo Cir Royse City, TX	4.0	2.0	2074	$2,100	$1.01	26d	1	0.65mi
311 Milo Way Royse City, TX	4.0	2.0	2074	$2,200	$1.06	8d	1	0.65mi
717 Cottonwood WAY Josephine, TX	4.0	3.0	2073	$2,125	$1.03	0d	1	0.68mi
801 Meadow Creek Ln Josephine, TX	4.0	2.0	1757	$2,500	$1.42	7d	1	0.70mi
800 Windmill St Josephine, TX	4.0	2.0	1843	$2,100	$1.14	9d	1	0.71mi
800 Windmill St Josephine, TX	4.0	2.0	1843	$2,100	$1.14	1d	1	0.71mi
916 Sunrise Ln Royse City, TX	3.0	2.0	1586	$1,900	$1.20	20d	1	0.72mi
722 Windmill St Josephine, TX	4.0	2.0	1568	$2,190	$1.40	4d	1	0.73mi
802 Turnbuckle Ct Royse City, TX	4.0	2.0	1577	$1,849	$1.17	45d	1	0.79mi
315 Pine Hollow Way Josephine, TX	4.0	3.0	2212	$2,300	$1.04	9d	1	0.89mi
214 Crooked Field Dr Royse City, TX	3.0	2.0	1398	$1,900	$1.36	26d	1	1.02mi
306 E Cook St Josephine, TX	3.0	2.0	1817	$2,100	$1.16	0d	1	1.11mi
503 Saddle Blanket Dr Nevada, TX	4.0	3.0	2077	$2,190	$1.05	45d	1	1.24mi
319 Plum Dr Nevada, TX	4.0	2.0	1587	$1,899	$1.20	12d	1	1.26mi
504 Saddle Blanket Dr Nevada, TX	4.0	2.0	1649	$1,949	$1.18	17d	1	1.26mi
504 Saddle Blanket Dr Nevada, TX	4.0	2.0	1649	$1,925	$1.17	8d	1	1.26mi
304 Red Stream Way Caddo Mills, TX	3.0	2.0	1476	$1,800	$1.22	21d	1	1.38mi
305 Charmed Way Caddo Mills, TX	3.0	2.0	1481	$2,000	$1.35	0d	1	1.40mi

HOA detail

• Monthly dues: $40 · $480/yr
• Likely covers: pool

Listing history 21 events

1. 2026-06-21
   days on market $260,000 Active 386 DOM
2. 2026-06-18
   days on market $260,000 Active 383 DOM
3. 2026-06-17
   days on market $260,000 Active 382 DOM
4. 2026-06-16
   days on market $260,000 Active 381 DOM
5. 2026-06-15
   days on market $260,000 Active 380 DOM
6. 2026-06-13
   days on market $260,000 Active 378 DOM
7. 2026-06-09
   days on market $260,000 Active 374 DOM
8. 2026-06-08
   days on market $260,000 Active 373 DOM
9. 2026-06-07
   days on market $260,000 Active 372 DOM
10. 2026-06-04
    days on market $260,000 Active 369 DOM
11. 2026-06-03
    days on market $260,000 Active 368 DOM
12. 2026-06-02
    days on market $260,000 Active 367 DOM
13. 2026-06-01
    days on market $260,000 Active 366 DOM
14. 2026-05-31
    days on market $260,000 Active 365 DOM
15. 2026-04-11
    price $264,900 570-char remark

    Show marketing remark (570 chars)

    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!

16. 2026-02-15
    price $269,900 570-char remark

    Show marketing remark (570 chars)

    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!

17. 2025-12-21
    price $274,900 570-char remark

    Show marketing remark (570 chars)

    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!

18. 2025-09-30
    price $279,900 570-char remark

    Show marketing remark (570 chars)

    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!

19. 2025-07-11
    price $284,900 570-char remark

    Show marketing remark (570 chars)

    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!

20. 2025-06-21
    price $289,900 570-char remark

    Show marketing remark (570 chars)

    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!

21. 2025-05-30
    listed $299,900 Active 570-char remark

    Show marketing remark (570 chars)

    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!

ⓘ 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: $27,735
• − Mortgage interest: −$14,564
• − Property taxes: −$4,911
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,219
• − Management: −$2,219
• − HOA: −$480
• − Depreciation: −$7,564
• Taxable loss: −$5,521
• Est. tax savings @ 24.0%: +$1,325
• After-tax cash flow: $183/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

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

Renovation cost estimate screening

Value-add ROI direction

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

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

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 · 132,930 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: 569.0

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%

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%

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

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.