31111 Honeysuckle Ln · Pinehurst, TX 77354

$205,000

3 bd · 2.0 ba · 1,712 sqft · SingleFamily public records · 69 Days on market

Built 2017 0.51 ac lot $120/sqft · 20% below area Est $257k · 20% under

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Why this score? — see what drove the C+ 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 +17.4/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.4/10.0
• 1% rule +5.0/10.0
• Schools +3.9/10.0
• Livability +2.8/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Renovated in 2017, this charming 1-story Magnolia property sits on a generous 22,215 square foot lot and offers 3 bedrooms, 2 bathrooms, and 1,712 square feet of comfortable living space. With no restrictions, this property gives you the flexibility buyers are looking for—whether for extra vehicles, animals, hobbies, or simply more room to live the way you want. The oversized lot provides space to spread out while still enjoying convenient access to FM 2978, FM 1488, and SH 249/Aggie Expressway. Located near area shopping, dining, High Meadow Ranch Golf Club, and The Magnolia Stroll, this home offers a great blend of privacy, convenience, and Magnolia charm.

Key facts

• Near area shopping
• Oversized lot
• 0.51 acre lot

Tags

• OVERSIZED LOT
• FLEXIBILITY FOR EXTRA VEHICLES
• CONVENIENT ACCESS TO FM 2978
• CONVENIENT ACCESS TO FM 1488
• CONVENIENT ACCESS TO SH 249
• NEAR AREA SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $-271 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $157k (23.4% below list).
• Meets the 1% rule at list price ($2k rent vs $205k).
• Recommended offer: $157k (23.4% below list) — sets the bar for cash-flow.
• Cap rate 7.2% vs local median 2.0% in Pinehurst — 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 55/100 on livability (#1,350 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: employment C-, schools F, crime D-.
• Magnolia ISD (rural): math 42% / reading 45% proficiency, ranked #247 of 826 in TX (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 1604 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 13,259 units permitted in Montgomery County in 2024 (1,402 in 5+ unit buildings).

Forward outlook

• In year one you build about $22k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Montgomery County population projected at +65% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 10y ago; this cycle's ask has dropped $30k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $157,047 (23.4% 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 69 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.00% ✓
• Cap rate: 7.20%
• Cash-on-cash: 3.24%
• DSCR: 1.14
• GRM: 8.3

CMA / ARV

• ARV (median comp): $256,542
• List price: $205,000
• Delta: -20.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31126 Mistletoe Trl	0.06mi	3/2.0	1,680 (-2%)	16mo	$273,000	$163	81
31110 Honeysuckle Ln	0.04mi	3/2.0	1,931 (+13%)	23mo	$285,000	$148	58
30910 Misty Meadow Dr	0.63mi	4/2.0 (+1)	1,777 (+4%)	6mo	$159,000	$89	54
37018 Pine Bark Ln	0.73mi	3/2.0	1,566 (-8%)	20mo	$257,500	$164	35

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

Projected returns pro-forma

10.0% appreciation · 0.32% rent growth · sell at horizon

5-year hold

• IRR: 19.3%
• Equity multiple: 2.56×
• Total profit: $89,282
• Equity at exit: $184,680

10-year hold

• IRR: 17.1%
• Equity multiple: 5.66×
• Total profit: $267,356
• Equity at exit: $398,270

Cash invested: $57,400 (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 77354

• Home prices YoY: 2.4%
• Rents YoY: 0.3%
• Active inventory: 1604
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,058 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$310 /mo · $3,721/yr
• Insurance: −$85
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-271

Break-even live

Break-even rent $2,401

Max offer price $157,047

Occupancy floor —

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30906 Sweetwater Cir Magnolia, TX	4.0	2.5	2154	$1,949	$0.90	21d	1	1.32mi
273 Douglas Hills Dr Magnolia, TX	4.0	3.0	1922	$1,895	$0.99	43d	1	1.49mi

Listing history 44 events

1. 2026-06-18
   days on market $205,000 Active 69 DOM
2. 2026-06-17
   days on market $205,000 Active 68 DOM
3. 2026-06-16
   days on market $205,000 Active 67 DOM
4. 2026-06-15
   days on market $205,000 Active 66 DOM
5. 2026-06-13
   days on market $205,000 Active 64 DOM
6. 2026-06-10
   price $205,000 Active 60 DOM
7. 2026-06-09
   days on market $215,000 Active 60 DOM
8. 2026-06-08
   days on market $215,000 Active 59 DOM
9. 2026-06-07
   days on market $215,000 Active 58 DOM
10. 2026-06-04
    days on market $215,000 Active 55 DOM
11. 2026-06-03
    remarks 699-char remark
12. 2026-06-03
    days on market $215,000 Active 54 DOM
13. 2026-06-02
    days on market $215,000 Active 53 DOM
14. 2026-06-01
    days on market $215,000 Active 52 DOM
15. 2026-05-31
    days on market $215,000 Active 51 DOM
16. 2026-05-11
    price $215,000 672-char remark

    Show marketing remark (672 chars)

    Renovated in 2017, this charming 1-story Magnolia property sits on a generous 22,215 square foot lot and offers 3 bedrooms, 2 bathrooms, and 1,712 square feet of comfortable living space. With no restrictions, this property gives you the flexibility buyers are looking for—whether for extra vehicles, animals, hobbies, or simply more room to live the way you want. The oversized lot provides space to spread out while still enjoying convenient access to FM 2978, FM 1488, and SH 249/Aggie Expressway. Located near area shopping, dining, High Meadow Ranch Golf Club, and The Magnolia Stroll, this home offers a great blend of privacy, convenience, and Magnolia charm.

17. 2026-05-04
    price $220,000 672-char remark

    Show marketing remark (672 chars)

    Renovated in 2017, this charming 1-story Magnolia property sits on a generous 22,215 square foot lot and offers 3 bedrooms, 2 bathrooms, and 1,712 square feet of comfortable living space. With no restrictions, this property gives you the flexibility buyers are looking for—whether for extra vehicles, animals, hobbies, or simply more room to live the way you want. The oversized lot provides space to spread out while still enjoying convenient access to FM 2978, FM 1488, and SH 249/Aggie Expressway. Located near area shopping, dining, High Meadow Ranch Golf Club, and The Magnolia Stroll, this home offers a great blend of privacy, convenience, and Magnolia charm.

18. 2026-04-10
    listed $235,000 Active 672-char remark

    Show marketing remark (672 chars)

    Renovated in 2017, this charming 1-story Magnolia property sits on a generous 22,215 square foot lot and offers 3 bedrooms, 2 bathrooms, and 1,712 square feet of comfortable living space. With no restrictions, this property gives you the flexibility buyers are looking for—whether for extra vehicles, animals, hobbies, or simply more room to live the way you want. The oversized lot provides space to spread out while still enjoying convenient access to FM 2978, FM 1488, and SH 249/Aggie Expressway. Located near area shopping, dining, High Meadow Ranch Golf Club, and The Magnolia Stroll, this home offers a great blend of privacy, convenience, and Magnolia charm.

19. 2019-01-23
    soldstatus
20. 2019-01-22
    soldstatus Sold 366-char remark

    Show marketing remark (366 chars)

    Beautifully remodeled 3/2 home in Magnolia, lot is surrounded by woods and quiet neighbors. NEW Stainless Steel appliances, New paint, NEW Marble counter-tops in kitchen and baths, NEW laminate wood flooring, and porcelain tile in kitchen, & NEW light fixtures. Schedule your appointment today! Room measurements are approximate. Never flooded. NO RESTRICTIONS.

21. 2018-12-17
    status Pending 366-char remark

    Show marketing remark (366 chars)

    Beautifully remodeled 3/2 home in Magnolia, lot is surrounded by woods and quiet neighbors. NEW Stainless Steel appliances, New paint, NEW Marble counter-tops in kitchen and baths, NEW laminate wood flooring, and porcelain tile in kitchen, & NEW light fixtures. Schedule your appointment today! Room measurements are approximate. Never flooded. NO RESTRICTIONS.

22. 2018-11-08
    price $157,500 366-char remark

    Show marketing remark (366 chars)

    Beautifully remodeled 3/2 home in Magnolia, lot is surrounded by woods and quiet neighbors. NEW Stainless Steel appliances, New paint, NEW Marble counter-tops in kitchen and baths, NEW laminate wood flooring, and porcelain tile in kitchen, & NEW light fixtures. Schedule your appointment today! Room measurements are approximate. Never flooded. NO RESTRICTIONS.

23. 2018-08-31
    listed $165,000 Active 366-char remark

    Show marketing remark (366 chars)

    Beautifully remodeled 3/2 home in Magnolia, lot is surrounded by woods and quiet neighbors. NEW Stainless Steel appliances, New paint, NEW Marble counter-tops in kitchen and baths, NEW laminate wood flooring, and porcelain tile in kitchen, & NEW light fixtures. Schedule your appointment today! Room measurements are approximate. Never flooded. NO RESTRICTIONS.

24. 2018-08-24
    historical
25. 2018-08-16
    historical
26. 2018-08-16
    listed $155,000 Active
27. 2018-07-26
    price $159,995
28. 2018-06-19
    price $164,995
29. 2018-06-19
    price $169,995
30. 2018-05-29
    listed $175,000 Active
31. 2018-03-17
    status Pending
32. 2018-02-26
    status Option Pending
33. 2018-02-23
    historical
34. 2018-01-18
    price $169,950
35. 2018-01-11
    listed $175,000 Active
36. 2017-07-18
    historical
37. 2017-05-03
    price $125,000
38. 2017-01-18
    listed $150,000 Active
39. 2017-01-18
    historical
40. 2017-01-11
    listed $78,493 Active
41. 2016-07-19
    historical
42. 2016-06-24
    price $99,950
43. 2016-06-06
    listed $119,000 Active
44. 2015-06-02
    soldstatus

ⓘ 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: $3,721 · $310/mo
• Projected year-2 tax: $3,752 · $313/mo
• Expected delta: +$31/yr (+$3/mo · 0.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $24,693
• − Mortgage interest: −$11,483
• − Property taxes: −$3,721
• − Insurance: −$6,144
• − Repairs & maintenance: −$1,975
• − Management: −$1,975
• − Depreciation: −$5,964
• Taxable loss: −$6,569
• Est. tax savings @ 24.0%: +$1,577
• After-tax cash flow: $-1,681/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: Magnolia ISD
• NCES district ID: 4828740
• Math proficiency: 42% ▼ -7.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $71,692
• Composite: 39.46/100
• National rank: #3958
• State rank: #247 of 826 in TX

Livability — Pinehurst

• Score: 55/100
• State rank: #1350
• US rank: #23272

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pinehurst, TX
• County: Montgomery County · 663,713 people
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 44,900
• Household income: $112,504
• Rent vs Own: 20.1% rent · 79.9% own
• Severe rent burden: 586.0

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 713,896 people
• By 2030: 805,263 · +12.8%
• By 2040: 992,708 · +39.1%
• By 2050: 1,179,590 · +65.2%
• By 2075: 1,628,084 · +128.1%
• By 2100: 1,937,880 · +171.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 25% Two or more races 18% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 14% Puerto Rican 1%
• Common ancestry: Lithuanian 4% Slovak 2% Italian 2%
• Foreign-born: 11% · Canada, Vietnam
• Languages at home: 83% English-only · Spanish 15% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+45.5) · D 26.8% · R 72.3%
• 2008→2024 swing: +7.2pp toward D · 2008: -52.7pp · 2024: -45.5pp
• All cycles: 2024: R+45.5 2020: R+43.8 2016: R+51.4 2012: R+60.7 2008: R+52.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.09%
• Current HPI: 512.87
• Rent YoY: ▲ 0.32%
• Metro: Houston-The Woodlands-Sugar Land, 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

+80.7% since first listed

29 events — show timeline

• 2026-05-11 Price Changed $215,000 HARMLS
• 2026-05-04 Price Changed $220,000 HARMLS
• 2026-04-10 Listed $235,000 HARMLS
• 2019-01-23 Sold (Public Records) — Public Records
• 2019-01-22 Sold (MLS) — HARMLS
• 2018-12-17 Pending — HARMLS
• 2018-11-08 Price Changed $157,500 HARMLS
• 2018-08-31 Listed $165,000 HARMLS
• 2018-08-24 Listing Removed — HARMLS
• 2018-08-16 Listed $155,000 HARMLS
• 2018-08-16 Listing Removed — HARMLS
• 2018-07-26 Price Changed $159,995 HARMLS
• 2018-06-19 Price Changed $164,995 HARMLS
• 2018-06-19 Price Changed $169,995 HARMLS
• 2018-05-29 Listed $175,000 HARMLS
• 2018-03-17 Pending — HARMLS
• 2018-02-26 Pending — HARMLS
• 2018-02-23 Listing Removed — HARMLS
• 2018-01-18 Price Changed $169,950 HARMLS
• 2018-01-11 Listed $175,000 HARMLS
• 2017-07-18 Listing Removed — HARMLS
• 2017-05-03 Price Changed $125,000 HARMLS
• 2017-01-18 Listed $150,000 HARMLS
• 2017-01-18 Listing Removed — HARMLS
• 2017-01-11 Listed $78,493 HARMLS
• 2016-07-19 Listing Removed — HARMLS
• 2016-06-24 Price Changed $99,950 HARMLS
• 2016-06-06 Listed $119,000 HARMLS
• 2015-06-02 Sold (Public Records) — Public Records

Property tax history

+6.1%/yr

Latest (2025): $3,721 · +3.6% YoY. Source: county tax records.