157 Honeysuckle · Cedar Point, TX 77351

$19,900

2 bd · 1.0 ba · 576 sqft · SingleFamily public records · 4 Days on market

Built 1986 5,000 sqft lot $58/mo HOA · 6% of rent

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Check out this charming property that is waiting for you to enjoy it in Summer and Winter! Has a small home that can be rebuilt or a tear down to add another new place. Electricity and Water available. Cedar Point has lots to offer and is an attractive choice to seek a peaceful get away. Walking distance to Lake Livingston, 24-hour manned security gate. The lot next to it is for sale as well. (Ask for details) Both can be bought but sold separately for more space! Enjoy this private community's boat ramp, Pool, park, playground, and clubhouse. Minutes from downtown Livingston and easy commute to Houston. Electricity and Water available. Call or email agent today for more details! Pics are u

Key facts

• Fishing dock
• Gated subdivision
• Pool

Tags

• GATED SUBDIVISION
• POOL
• PARK
• BOAT RAMPS
• FISHING DOCK
• CLUB HOUSE

Property features AI

Finance

• Other:
• Financial info:
• HOA & community: Cerdar Point HOA; Annual association fee of $695; Association amenities include boat dock, boat ramp, clubhouse, meeting/banquet/party room, picnic area, playground, park, pool, gated access, security/guard, and lake or pond access; Association fee covers clubhouse, common areas, and recreation facilities

Exterior

• Parking:
• Security: Gated community with controlled access and guard; Community security features
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story
• Construction: Built in 1986; Block foundation; Composition roof; Construction materials: Unknown
• Exterior features: Cleared lot; Pond on the property; Community pool

Interior

• Kitchen:
• Bedrooms:
• Flooring:
• Bathrooms: 1 full bathroom
• Heating & cooling:
• Interior features: 2 total rooms
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $595 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Cap rate 42.2% vs local median 3.6% in Cedar Point — 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 49/100 on livability (#1,509 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment F.
• Onalaska ISD (rural): math 50% / reading 48% proficiency, ranked #213 of 826 in TX (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Onalaska Jr/Sr High (math 48% / reading 55%, grade D+, #478 of 1,632 statewide, top 29%, 527 students, 58% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: 1202 active listings in the ZIP; 769 units permitted in Polk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $138 of loan paydown is wiped out by about $597 of value loss. Plan a longer hold.
• Polk County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts 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

• Watch-outs: property tax is 3.5% of price.
• Climate carrying-cost: severe wind risk, 98% 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 $19,900

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 5.24% ✓
• Cap rate: 42.17%
• Cash-on-cash: 128.14%
• DSCR: 6.70
• GRM: 1.6

CMA / ARV

• ARV (on-the-fly): $80,064
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
165 Acorn #178	0.34mi	2/1.0	640 (+11%)	21mo	$89,000	$139	48

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.24×
• Total profit: $34,744
• Equity at exit: $2,967

10-year hold

• IRR: —
• Equity multiple: 15.24×
• Total profit: $79,343
• Equity at exit: $1,721

Cash invested: $5,572 (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 77351

• Home prices YoY: -14.8%
• Active inventory: 1202
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $1,042 medium
• Mortgage (P&I): −$104
• Tax from tax record: −$58 /mo · $692/yr
• Insurance: −$8
• HOA: −$58
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $595

Break-even live

Break-even rent $289

Max offer price $19,900

Occupancy floor 38%

Sensitivity live

Price	-10% $606	-5% $601	+0% $595	+5% $589	+10% $584
Rent	-10% $513	-5% $554	+0% $595	+5% $636	+10% $677
Rate	-1.0pp $605	-0.5pp $600	base $595	+0.5pp $590	+1.0pp $585

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: $4,975
• Closing costs: $597
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $58 · $696/yr
• Likely covers: waterelectricpoolsecurity

Listing history 11 events

1. 2026-06-21
   days on market $19,900 Active 4 DOM
2. 2026-06-19
   days on market $19,900 Active 2 DOM
3. 2026-06-17
   days on marketlisting id $19,900 Active 1 DOM
4. 2026-06-08
   days on market $19,900 Active 143 DOM
5. 2026-06-07
   days on market $19,900 Active 142 DOM
6. 2026-06-05
   days on market $19,900 Active 139 DOM
7. 2026-06-03
   days on market $19,900 Active 138 DOM
8. 2026-06-02
   days on market $19,900 Active 137 DOM
9. 2026-06-01
   days on market $19,900 Active 136 DOM
10. 2026-05-31
    days on market $19,900 Active 135 DOM
11. 2026-05-30
    days on market $19,900 Active 134 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: $692 · $58/mo
• Projected year-2 tax: $692 · $58/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,506
• − Mortgage interest: −$1,115
• − Property taxes: −$692
• − Insurance: −$100
• − Repairs & maintenance: −$1,001
• − Management: −$1,001
• − HOA: −$696
• − Depreciation: −$579
• Taxable income: $7,324
• Est. tax owed @ 24.0%: −$1,758
• After-tax cash flow: $5,382/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: Onalaska ISD
• NCES district ID: 4833690
• Math proficiency: 50% ▼ -10.00%
• Reading proficiency: 48% ▼ -1.00%
• Median HH income: $38,882
• Composite: 40.91/100
• National rank: #3616
• State rank: #213 of 826 in TX

Livability — Cedar Point

• Score: 49/100
• State rank: #1509
• US rank: #25794

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cedar Point, TX
• County: Polk County · 37,143 people
• Metro: nan
• Population (ZIP): 37,143
• Household income: $66,834
• Rent vs Own: 21.5% rent · 78.5% own
• Severe rent burden: 608.0

Population outlook (Polk County) Hauer SSP2

• Today (2025): 51,049 people
• By 2030: 53,243 · +4.3%
• By 2040: 56,528 · +10.7%
• By 2050: 59,243 · +16.1%
• By 2075: 63,528 · +24.4%
• By 2100: 60,376 · +18.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 14% Two or more races 9% Black 8% Native American 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 2% Italian 2% Portuguese 2%
• Foreign-born: 5% · Canada
• Languages at home: 88% English-only · Spanish 10%

Political lean MEDSL · Polk

• 2024 margin: Solid R (+58.9) · D 20.2% · R 79.1%
• 2008→2024 swing: -21.7pp toward R · 2008: -37.2pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+54.5 2016: R+56.5 2012: R+48.2 2008: R+37.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.11%
• Current HPI: 178.5316
• Rent YoY: —
• Metro: nan
• 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

-63.8% since first listed

23 events — show timeline

• 2026-06-17 Listed $19,900 HARMLS
• 2026-06-08 Listing Removed — HARMLS
• 2026-04-28 Price Changed $19,900 HARMLS
• 2026-04-22 Relisted — HARMLS
• 2026-04-21 Pending — HARMLS
• 2026-04-21 Pending — HARMLS
• 2026-04-12 Relisted — HARMLS
• 2026-04-10 Listing Removed — HARMLS
• 2026-03-26 Price Changed $21,500 HARMLS
• 2026-02-15 Price Changed $22,500 HARMLS
• 2026-01-28 Price Changed $24,500 HARMLS
• 2026-01-12 Listed $29,500 HARMLS
• 2025-12-15 Listing Removed — HARMLS
• 2025-09-24 Relisted — HARMLS
• 2025-09-23 Listing Removed — HARMLS
• 2025-08-29 Price Changed $28,500 HARMLS
• 2025-06-23 Listed $34,500 HARMLS
• 2025-06-02 Listing Removed — HARMLS
• 2025-04-03 Relisted — HARMLS
• 2025-04-01 Listing Removed — HARMLS
• 2025-03-20 Price Changed $39,500 HARMLS
• 2025-02-02 Price Changed $49,500 HARMLS
• 2025-01-21 Listed $55,000 HARMLS

Property tax history

+3.1%/yr

Latest (2025): $692 · +19.2% YoY. Source: county tax records.