1312 Honeysuckle Dr · Josephine, TX 75189

$250,000

4 bd · 2.0 ba · 1,801 sqft · SingleFamily public records · 524 Days on market

Built 2021 Good condition 9,235 sqft lot $139/sqft · 12% below area Est $281k · 11% 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).

• ARV discount +12.5/15.0
• Cash flow +11.9/30.0
• Schools +4.7/10.0
• 1% rule +4.1/10.0
• Condition / age +3.8/5.0
• DSCR +3.5/10.0
• 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 $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-64 ($-773/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (8.9% below list).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.0% 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); 2102 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 97d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% 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 524 days — a 12% lower offer ($220k) 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 $220,000 (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 524 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: 0.91% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.10%
• DSCR: 0.95
• GRM: 9.1

CMA / ARV

• ARV (median comp): $281,018
• List price: $250,000
• Delta: -11.04%
• 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
702 Cistern Way	0.09mi	4/2.0	1,787 (-1%)	3mo	$270,000	$151	92
1313 Emi Kate Ln	0.40mi	4/2.0	1,785 (-1%)	3mo	$277,000	$155	77
904 Sidesaddle Ct	0.42mi	4/2.0	1,857 (+3%)	1mo	$254,600	$137	75
1102 Stockyard St	0.44mi	4/2.0	1,791 (-1%)	7mo	$244,900	$137	73
1210 Honeysuckle Dr	0.20mi	5/2.0 (+1)	1,995 (+11%)	6mo	$268,000	$134	63
503 Silo Cir	0.55mi	4/2.0	1,732 (-4%)	7mo	$249,900	$144	62
707 Farmstead Way	0.75mi	4/2.0	1,914 (+6%)	3mo	$249,999	$131	52
1910 Bailer Way	0.52mi	3/2.0 (-1)	1,592 (-12%)	5mo	$259,000	$163	47
308 Saw Mill Rd	0.68mi	4/2.0	1,577 (-12%)	2mo	$239,999	$152	46
504 Patina St	0.41mi	3/2.0 (-1)	1,533 (-15%)	8mo	$239,990	$157	44
312 Silo Cir	0.61mi	5/2.0 (+1)	2,047 (+14%)	1mo	$259,000	$127	43
740 Meadow Creek Ln	0.72mi	3/2.0 (-1)	1,625 (-10%)	7mo	$249,000	$153	39

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: -21.8%
• Equity multiple: 0.27×
• Total profit: $-51,173
• Equity at exit: $37,276

10-year hold

• IRR: -26.2%
• Equity multiple: -0.07×
• Total profit: $-75,168
• Equity at exit: $21,615

Cash invested: $70,000 (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 →

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

Active competition Active MLS

• For sale now: 76 active · 19 under contract
• Months of supply: 26.8 mo (4%/mo absorbed)
• Median asking: $274,945 ($152/sqft)
• Median days on market: 130 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: +2.6% 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: 2102
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,279 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$409 /mo · $4,911/yr
• Insurance: −$104
• HOA: −$40
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $-64

Break-even live

Break-even rent $2,360

Max offer price $238,621

Occupancy floor 98%

Sensitivity live

Price	-10% $77	-5% $6	+0% $-64	+5% $-135	+10% $-206
Rent	-10% $-244	-5% $-154	+0% $-64	+5% $26	+10% $116
Rate	-1.0pp $61	-0.5pp $-1	base $-64	+0.5pp $-129	+1.0pp $-195

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: $62,500
• Closing costs: $7,500
• 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	96d	1	0.07mi
711 Cistern Way Royse City, TX	4.0	2.0	2081	$1,975	$0.95	148d	1	0.09mi
1404 Old Trail Rd Royse City, TX	3.0	2.0	1625	$1,995	$1.23	93d	1	0.10mi
1208 Fieldstone Ct Royse City, TX	4.0	2.0	1835	$2,000	$1.09	184d	1	0.14mi
1413 Thunder Canyon Way Josephine, TX	5.0	2.0	2006	$2,500	$1.25	10d	1	0.15mi
1413 Thunder Canyon Way Josephine, TX	5.0	2.0	2006	$2,500	$1.25	184d	1	0.15mi
1209 Fieldstone Ct Royse City, TX	4.0	2.0	1537	$2,000	$1.30	6d	1	0.17mi
1210 Honeysuckle Dr Josephine, TX	5.0	2.0	1995	$1,995	$1.00	112d	1	0.19mi
606 Wrangler Dr Josephine, TX	3.0	2.0	1310	$1,800	$1.37	10d	1	0.25mi
706 Heirloom Ln Josephine, TX	3.0	2.0	1450	$1,795	$1.24	7d	1	0.26mi
508 Windrow Dr Royse City, TX	3.0	2.0	1533	$1,875	$1.22	165d	1	0.28mi
508 Windrow Dr Royse City, TX	3.0	2.0	1533	$1,900	$1.24	184d	1	0.28mi
603 Chuck Wagon Dr Josephine, TX	3.0	2.0	1310	$1,795	$1.37	10d	1	0.29mi
503 Cistern Way Royse City, TX	3.0	2.0	1294	$1,795	$1.39	107d	1	0.29mi
503 Cistern Way Royse City, TX	3.0	2.0	1294	$1,795	$1.39	143d	1	0.29mi
1501 Bridle Dr Josephine, TX	4.0	2.0	2081	$1,975	$0.95	184d	1	0.30mi
604 Heirloom Ln Josephine, TX	3.0	2.0	1625	$1,316	$0.81	91d	1	0.34mi
604 Heirloom Ln Josephine, TX	4.0	2.5	2470	$1,485	$0.60	10d	1	0.34mi
1503 Cotton Gin Ct Royse City, TX	3.0	2.0	1566	$2,200	$1.40	10d	1	0.35mi
406 Knapsack Ln Royse City, TX	4.0	2.0	1870	$1,856	$0.99	104d	1	0.42mi
408 Wrangler Dr Josephine, TX	4.0	2.0	1870	$2,200	$1.18	37d	1	0.44mi
903 Shear Dr Royse City, TX	3.0	2.5	1898	$2,000	$1.05	65d	1	0.44mi
903 Shear Dr Royse City, TX	3.0	2.5	1898	$2,000	$1.05	143d	1	0.44mi
1007 Cotton Gin Ct Royse City, TX	3.0	2.0	1611	$2,050	$1.27	184d	1	0.46mi
1304 Lowhill Dr Royse City, TX	4.0	2.0	1843	$1,895	$1.03	53d	1	0.47mi
1304 Lowhill Dr Royse City, TX	4.0	2.0	1843	$1,895	$1.03	10d	1	0.47mi
808 Country Rd Josephine, TX	4.0	2.5	2080	$2,550	$1.23	0d	1	0.49mi
1004 Cotton Gin Ct Royse City, TX	4.0	2.0	1875	$1,850	$0.99	153d	1	0.50mi
816 Country Rd Royse City, TX	4.0	2.5	2080	$2,200	$1.06	20d	1	0.50mi
816 Country Rd Royse City, TX	4.0	2.5	2080	$2,200	$1.06	10d	1	0.50mi
1910 Bailer Way Royse City, TX	3.0	2.0	1592	$1,995	$1.25	165d	1	0.51mi
2000 Bailer Way Royse City, TX	3.0	2.5	1947	$2,500	$1.28	143d	1	0.53mi
904 Saddle Horn Way Royse City, TX	4.0	2.0	1870	$1,995	$1.07	48d	1	0.54mi
904 Saddle Horn Way Royse City, TX	4.0	2.0	1870	$1,995	$1.07	104d	1	0.54mi
904 Saddle Horn Way Royse City, TX	4.0	2.0	1870	$1,995	$1.07	99d	1	0.54mi
1307 Community Way Royse City, TX	4.0	2.0	2104	$2,100	$1.00	184d	1	0.54mi
2008 Bailer Way Royse City, TX	3.0	2.0	1509	$1,975	$1.31	159d	1	0.56mi
1903 Feeder Way Royse City, TX	3.0	2.0	1327	$1,775	$1.34	56d	1	0.56mi
304 Patina St Josephine, TX	3.0	2.0	1533	$2,150	$1.40	10d	1	0.58mi
401 Silo Cir Royse City, TX	4.0	2.0	1568	$1,900	$1.21	10d	1	0.59mi

HOA detail $40/mo · $480/yr

• Likely covers: pool

Listing history 50 events

1. 2026-11-08
   days on market $250,000 Active 524 DOM
2. 2026-11-07
   days on market $250,000 Active 523 DOM
3. 2026-11-06
   days on market $250,000 Active 522 DOM
4. 2026-11-05
   days on market $250,000 Active 521 DOM
5. 2026-11-04
   days on market $250,000 Active 520 DOM
6. 2026-11-02
   days on market $250,000 Active 518 DOM
7. 2026-11-01
   days on market $250,000 Active 517 DOM
8. 2026-10-31
   days on market $250,000 Active 516 DOM
9. 2026-10-30
   days on market $250,000 Active 515 DOM
10. 2026-10-29
    days on market $250,000 Active 514 DOM
11. 2026-10-28
    days on market $250,000 Active 513 DOM
12. 2026-10-27
    days on market $250,000 Active 512 DOM
13. 2026-10-26
    days on market $250,000 Active 511 DOM
14. 2026-10-26
    days on market $250,000 Active 510 DOM
15. 2026-10-24
    days on market $250,000 Active 509 DOM
16. 2026-10-23
    days on market $250,000 Active 508 DOM
17. 2026-10-22
    days on market $250,000 Active 507 DOM
18. 2026-10-21
    days on market $250,000 Active 506 DOM
19. 2026-10-20
    days on market $250,000 Active 505 DOM
20. 2026-10-19
    days on market $250,000 Active 504 DOM
21. 2026-10-18
    days on market $250,000 Active 503 DOM
22. 2026-10-17
    days on market $250,000 Active 502 DOM
23. 2026-10-16
    days on market $250,000 Active 501 DOM
24. 2026-10-15
    days on market $250,000 Active 500 DOM
25. 2026-10-14
    days on market $250,000 Active 499 DOM
26. 2026-10-13
    days on market $250,000 Active 498 DOM
27. 2026-10-12
    days on market $250,000 Active 497 DOM
28. 2026-10-11
    days on market $250,000 Active 496 DOM
29. 2026-10-10
    days on market $250,000 Active 495 DOM
30. 2026-10-09
    days on market $250,000 Active 494 DOM
31. 2026-10-09
    price $250,000 Active 493 DOM
32. 2026-10-08
    days on market $258,500 Active 493 DOM
33. 2026-10-07
    days on market $258,500 Active 492 DOM
34. 2026-10-06
    days on market $258,500 Active 491 DOM
35. 2026-10-05
    days on market $258,500 Active 490 DOM
36. 2026-10-04
    days on market $258,500 Active 489 DOM
37. 2026-10-03
    days on market $258,500 Active 488 DOM
38. 2026-10-02
    days on market $258,500 Active 487 DOM
39. 2026-10-01
    days on market $258,500 Active 486 DOM
40. 2026-09-30
    days on market $258,500 Active 485 DOM
41. 2026-09-29
    days on market $258,500 Active 484 DOM
42. 2026-09-28
    days on market $258,500 Active 483 DOM
43. 2026-09-27
    days on market $258,500 Active 482 DOM
44. 2026-09-26
    days on market $258,500 Active 481 DOM
45. 2026-09-25
    days on market $258,500 Active 480 DOM
46. 2026-09-24
    days on market $258,500 Active 479 DOM
47. 2026-09-23
    days on market $258,500 Active 478 DOM
48. 2026-09-22
    days on market $258,500 Active 477 DOM
49. 2026-09-21
    days on market $258,500 Active 476 DOM
50. 2026-09-19
    days on market $258,500 Active 474 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: $27,342
• − Mortgage interest: −$14,004
• − Property taxes: −$4,911
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,187
• − Management: −$2,187
• − HOA: −$480
• − Depreciation: −$7,273
• Taxable loss: −$4,950
• Est. tax savings @ 24.0%: +$1,188
• After-tax cash flow: $415/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%
• 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.