1344 Honeysuckle Dr · Mansfield, TX 76063

$220,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 11 Days on market

Built 1996 8,799 sqft lot Est $210k · at est.

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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 +18.1/30.0
• DSCR +5.7/10.0
• ARV discount +5.4/15.0
• 1% rule +5.3/10.0
• Schools +4.6/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS IS AN INVESTOR BUY-PLEASE SHOW AND SELL

Key facts

• 8,799 sq ft lot
• Built 1996
• Listed 11 days

Property features AI

Finance

• Other: Subdivision: Vinewood; Directions provided to reach the property
• Financial info: Listing terms: Cash, Conventional; Treat as clear loan type; No second mortgage indicated
• HOA & community: No homeowner association

Exterior

• Parking: Driveway (no garage, no covered/carport spaces)
• Utilities: Cable available; City sewer; City water; Curbs
• Home design: Manufactured home (residential); One story; Entry on main level
• Construction: Composition roof; Pillar/post/pier foundation; Built in 1996
• Exterior features: Covered porch(es); Storage; Wood fencing; Interior lot in a subdivision

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: Primary bedroom (1st level) with separate shower, separate vanities, and walk-in closet; Two additional bedrooms (1st level)
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Ceiling fan(s); Electric cooling
• Interior features: Decorative lighting; Flat screen wiring; Skylight(s); Two living areas; One dining area; 7 total rooms; One level
• Laundry & utility: Utility room with washer hookup; Separate utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $220k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Cap rate 7.4% vs local median 2.8% in Mansfield — 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 72/100 on livability (#243 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, health & safety D-.
• Mansfield ISD (suburban): math 47% / reading 53% proficiency, ranked #125 of 826 in TX (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Annette Perry El (math 44% / reading 41%, grade F, #1,313 of 4,322 statewide, top 31%, 522 students, 48% FRL).
• Market conditions: Rents soft (-1.2%/yr); 715 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 2,152 units permitted in Johnson County in 2024 (76 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 $7k of value loss. Plan a longer hold.
• Johnson County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 19y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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?
4. 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.
5. 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.
6. 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: 1.03% ✓
• Cap rate: 7.35%
• Cash-on-cash: 3.79%
• DSCR: 1.17
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $210,000
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1353 Vinewood Dr	0.12mi	3/2.0	1,680 (0%)	10mo	$234,500	$140	86
1310 Honeysuckle Dr	0.15mi	3/2.0	1,708 (+2%)	15mo	$160,000	$94	78
1330 Vinewood Dr	0.15mi	4/2.0 (+1)	1,800 (+7%)	7mo	$225,000	$125	70

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: -13.9%
• Equity multiple: 0.52×
• Total profit: $-29,799
• Equity at exit: $32,803

10-year hold

• IRR: -11.1%
• Equity multiple: 0.43×
• Total profit: $-35,241
• Equity at exit: $19,022

Cash invested: $61,600 (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 76063

• Home prices YoY: -29.5%
• Rents YoY: -1.2%
• Active inventory: 715
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,256 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$342 /mo · $4,105/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $194

Break-even live

Break-even rent $2,009

Max offer price $220,000

Occupancy floor 86%

Sensitivity live

Price	-10% $319	-5% $257	+0% $194	+5% $132	+10% $70
Rent	-10% $16	-5% $105	+0% $194	+5% $284	+10% $373
Rate	-1.0pp $305	-0.5pp $250	base $194	+0.5pp $137	+1.0pp $79

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
925 Remington Ranch Rd Mansfield, TX	3.0	2.0	1524	$2,350	$1.54	12d	1	0.31mi
906 Fort Worth St Mansfield, TX	3.0	2.0	1383	$2,051	$1.48	8d	1	0.55mi
800 Fort Worth St Mansfield, TX	3.0	2.0	1383	$1,875	$1.36	44d	1	0.57mi
627 McKown Dr Mansfield, TX	3.0	2.0	1377	$2,000	$1.45	25d	1	0.58mi
609 Kings Way Dr Unit A Mansfield, TX	3.0	2.0	1064	$1,800	$1.69	44d	1	0.60mi
608 Hillcrest St Mansfield, TX	3.0	2.0	1282	$1,800	$1.40	3d	1	0.67mi
649 Blueberry Hill Ln Mansfield, TX	3.0	2.0	1441	$2,075	$1.44	2d	1	0.77mi
414 Arlington St Mansfield, TX	3.0	2.0	1734	$2,095	$1.21	0d	1	0.79mi
307 Kings Way Dr Mansfield, TX	3.0	2.0	1220	$1,790	$1.47	25d	1	0.84mi
303 Kings Way Dr Unit B Mansfield, TX	3.0	2.0	1064	$2,200	$2.07	0d	1	0.86mi
625 Hollyberry Dr Mansfield, TX	3.0	2.0	1303	$2,150	$1.65	19d	1	0.90mi
621 Hollyberry Dr Mansfield, TX	3.0	2.0	1152	$2,180	$1.89	4d	1	0.91mi
609 Blueberry Hill Ln Mansfield, TX	3.0	2.0	1796	$2,195	$1.22	13d	1	0.93mi
606 Plainview Dr Mansfield, TX	2.0	2.0	1246	$1,826	$1.47	0d	1	0.96mi
1814 Buckeye Ln Mansfield, TX	4.0	2.5	2187	$3,500	$1.60	0d	1	0.96mi
313 Hillcrest St Mansfield, TX	4.0	1.5	1600	$3,000	$1.88	44d	1	0.96mi
628 Sandiford Ct Mansfield, TX	4.0	2.5	2156	$3,200	$1.48	19d	1	0.97mi
305 Live Oak Dr Mansfield, TX	4.0	2.0	1320	$2,000	$1.52	44d	1	0.98mi
309 Hillcrest St Mansfield, TX	3.0	2.0	1300	$1,950	$1.50	44d	1	0.98mi
1824 Buckeye Ln Mansfield, TX	4.0	2.5	2230	$3,500	$1.57	0d	1	1.00mi
2309 Lannister St Mansfield, TX	4.0	2.0	2174	$3,300	$1.52	44d	1	1.09mi
311 Stell Ave Mansfield, TX	3.0	2.0	1484	$2,190	$1.48	13d	1	1.16mi
500 E Kimball St Unit 1 Mansfield, TX	3.0	2.5	1527	$2,295	$1.50	8d	1	1.29mi
2000 Nahvi Rd Mansfield, TX	2.0	1.0–2.0	942	$2,674	$2.84	0d	19	1.38mi
214 Juniper St Mansfield, TX	3.0	2.0	1610	$2,250	$1.40	44d	1	1.44mi
223 N Willow St Mansfield, TX	3.0	2.0	1304	$2,150	$1.65	21d	1	1.49mi

Listing history 9 events

1. 2026-06-18
   days on market $220,000 Active 11 DOM
2. 2026-06-17
   days on market $220,000 Active 10 DOM
3. 2026-06-16
   days on market $220,000 Active 9 DOM
4. 2026-06-15
   days on market $220,000 Active 8 DOM
5. 2026-06-13
   days on market $220,000 Active 6 DOM
6. 2026-06-13
   days on market $220,000 Active 5 DOM
7. 2026-06-09
   days on market $220,000 Active 2 DOM
8. 2026-06-08
   remarks 505-char remark
9. 2026-06-08
   listed $220,000 Active 1 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: $4,105 · $342/mo
• Projected year-2 tax: $4,105 · $342/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $27,067
• − Mortgage interest: −$12,323
• − Property taxes: −$4,105
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,165
• − Management: −$2,165
• − Depreciation: −$6,400
• Taxable loss: −$1,192
• Est. tax savings @ 24.0%: +$286
• After-tax cash flow: $2,620/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: Mansfield ISD
• NCES district ID: 4828920
• Math proficiency: 47% ▼ -17.00%
• Reading proficiency: 53% ▼ -6.00%
• Median HH income: $81,934
• Composite: 45.82/100
• National rank: #2558
• State rank: #125 of 826 in TX

Livability — Mansfield

• Score: 72/100
• State rank: #243
• US rank: #5833

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mansfield, TX
• County: Tarrant County · 2,033,669 people
• City population: 82,625
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 82,625
• Household income: $118,946
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 2081.0

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 179,678 people
• By 2030: 189,208 · +5.3%
• By 2040: 207,261 · +15.4%
• By 2050: 223,064 · +24.1%
• By 2075: 259,979 · +44.7%
• By 2100: 275,395 · +53.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 52% Black 22% Hispanic / Latino 17% Two or more races 10% Asian 4%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Italian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 82% English-only · Spanish 10% Other Indo-European 2% Vietnamese 2%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+51.4) · D 23.9% · R 75.3%
• 2008→2024 swing: -3.9pp toward R · 2008: -47.5pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+53.0 2016: R+58.3 2012: R+55.6 2008: R+47.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -108.63%
• Current HPI: 259.1952
• Rent YoY: ▼ -1.18%
• 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

+489.8% since first listed

6 events — show timeline

• 2026-06-05 Listed $220,000 NTREIS
• 2007-04-19 Sold (Public Records) — Public Records
• 2007-04-13 Sold (MLS) — NTREIS
• 2007-03-19 Listing Removed — NTREIS
• 2007-02-21 Listed $37,300 NTREIS
• 1997-06-24 Sold (Public Records) — Public Records

Property tax history

+5.9%/yr

Latest (2025): $4,105 · +0.2% YoY. Source: county tax records.