1115 Honeysuckle Vine Dr · Rosenberg, TX 77469

$270,000

4 bd · 3.0 ba · 2,284 sqft · SingleFamily public records · 41 Days on market

Built 2011 6,250 sqft lot $118/sqft · 6% below area Est $286k · 6% under $50/mo HOA · 2% of rent

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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 +21.1/30.0
• ARV discount +10.0/15.0
• 1% rule +7.1/10.0
• DSCR +6.7/10.0
• Schools +4.6/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Centex's ''Clayton'' is a well designed 2 story home w/ large family room and formal living room upon entry. The island kitchen features granite countertops and opens onto your backyard patio. Guest bedroom & full bath at rear of home for family guests. Upstairs is the owner's suite with dual sinks, garden soaking tub & separate shower & large walk-in closet. Two separate bedrooms share a full bath along with a large family gameroom.

Key facts

• Large living area
• Ample cabinet space
• Center island

Tags

• OPEN-CONCEPT LAYOUT
• LARGE LIVING AREA
• FIREPLACE
• CENTER ISLAND
• AMPLE CABINET SPACE
• BREAKFAST BAR SEATING

Property features AI

Finance

• HOA & community: Association managed by Genesis Community Mgmt; Annual association fee of $600

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Electric service
• Home design: Residential property; Built in 2011; Slab foundation; Composition roof
• Construction: Brick construction
• Exterior features: Located in a subdivision

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Washer hookup; Electric dryer hookup; Dishwasher; Gas oven; Gas range; Microwave; Carpet flooring; Tile flooring; 6 total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $384 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $270k).
• Recommended offer: $262k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 3.4% in Rosenberg — 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 62/100 on livability (#922 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: schools D-, amenities F, commute F.
• Lamar CISD (suburban): math 50% / reading 53% proficiency, ranked #116 of 826 in TX (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-1.8%/yr); 1332 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).
• This rent runs 38% of the median local income ($102k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Fort Bend County population projected at +75% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y 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

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: severe wind risk, 99% 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 $261,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.21% ✓
• Cap rate: 8.00%
• Cash-on-cash: 6.10%
• DSCR: 1.27
• GRM: 6.9

CMA / ARV

• ARV (median comp): $285,911
• List price: $270,000
• Delta: -5.57%
• 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
8719 Gladiolus Dr	0.17mi	4/2.5	2,370 (+4%)	4mo	$375,000	$158	81
8715 Gladiolus Dr	0.16mi	4/2.0	2,210 (-3%)	6mo	$369,900	$167	78
8707 Rocky Knoll Ln	0.52mi	3/2.0 (-1)	2,280 (-0%)	2mo	$335,000	$147	65
9210 Hemlock Dr	0.46mi	4/2.0	2,140 (-6%)	2mo	$369,999	$173	62
831 Shenandoah Falls Ln	0.35mi	3/2.0 (-1)	2,113 (-8%)	3mo	$320,000	$151	60
719 Honeysuckle Vine Dr	0.35mi	4/2.0	2,025 (-11%)	6mo	$315,000	$156	55
8710 Snyder Farm Ln	0.55mi	4/2.0	2,131 (-7%)	6mo	$349,000	$164	54
9103 Turnbull Ln	0.44mi	3/2.0 (-1)	2,439 (+7%)	7mo	$409,998	$168	53
8723 Rocky Knoll Ln	0.48mi	4/2.5	2,593 (+14%)	0mo	$359,000	$138	53
9202 Sorrell Hollow Ln	0.73mi	4/2.0	2,216 (-3%)	8mo	$330,000	$149	51
523 Bonbrook Ln	0.64mi	4/2.0	2,131 (-7%)	8mo	$329,990	$155	49
1719 Barrows Ln	0.72mi	4/2.5	2,547 (+12%)	5mo	$349,990	$137	41

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: -10.8%
• Equity multiple: 0.62×
• Total profit: $-28,575
• Equity at exit: $40,258

10-year hold

• IRR: -7.2%
• Equity multiple: 0.61×
• Total profit: $-29,266
• Equity at exit: $23,345

Cash invested: $75,600 (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 77469

• Home prices YoY: -25.1%
• Rents YoY: -1.8%
• Active inventory: 1332
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $3,260 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$612 /mo · $7,348/yr
• Insurance: −$112
• HOA: −$50
• Vacancy / Maint / Mgmt: −$685
• Net cashflow: $384

Break-even live

Break-even rent $2,773

Max offer price $270,000

Occupancy floor 83%

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
615 Arbor Green Ln Rosenberg, TX	4.0	3.0	2564	$3,800	$1.48	43d	1	0.74mi
2302 Grande Laurel Ct Richmond, TX	4.0	3.5	2832	$2,975	$1.05	18d	1	1.19mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 18 events

1. 2026-06-18
   days on market $270,000 Active 41 DOM
2. 2026-06-17
   pricedays on market $270,000 Active 40 DOM
3. 2026-06-16
   days on market $275,000 Active 39 DOM
4. 2026-06-15
   days on market $275,000 Active 38 DOM
5. 2026-06-13
   days on market $275,000 Active 36 DOM
6. 2026-06-09
   days on market $275,000 Active 32 DOM
7. 2026-06-08
   days on market $275,000 Active 31 DOM
8. 2026-06-07
   days on market $275,000 Active 30 DOM
9. 2026-06-04
   days on market $275,000 Active 27 DOM
10. 2026-06-03
    days on market $275,000 Active 26 DOM
11. 2026-06-02
    days on market $275,000 Active 25 DOM
12. 2026-06-01
    days on market $275,000 Active 24 DOM
13. 2026-05-31
    days on market $275,000 Active 23 DOM
14. 2026-05-08
    listed $275,000 Active 348-char remark
15. 2025-05-23
    soldstatus
16. 2012-03-13
    soldstatus 455-char remark

    Show marketing remark (455 chars)

    Centex's ''Clayton'' is a well designed 2 story home w/ large family room and formal living room upon entry. The island kitchen features granite countertops and opens onto your backyard patio. Guest bedroom & full bath at rear of home for family guests. Upstairs is the owner's suite with dual sinks, garden soaking tub & separate shower & large walk-in closet. Two separate bedrooms share a full bath along with a large family gameroom.

17. 2011-12-11
    historical 455-char remark

    Show marketing remark (455 chars)

    Centex's ''Clayton'' is a well designed 2 story home w/ large family room and formal living room upon entry. The island kitchen features granite countertops and opens onto your backyard patio. Guest bedroom & full bath at rear of home for family guests. Upstairs is the owner's suite with dual sinks, garden soaking tub & separate shower & large walk-in closet. Two separate bedrooms share a full bath along with a large family gameroom.

18. 2011-11-28
    listed $157,730 455-char remark

    Show marketing remark (455 chars)

    Centex's ''Clayton'' is a well designed 2 story home w/ large family room and formal living room upon entry. The island kitchen features granite countertops and opens onto your backyard patio. Guest bedroom & full bath at rear of home for family guests. Upstairs is the owner's suite with dual sinks, garden soaking tub & separate shower & large walk-in closet. Two separate bedrooms share a full bath along with a large family gameroom.

ⓘ 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: $7,348 · $612/mo
• Projected year-2 tax: $7,348 · $612/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 9/10 Extreme 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $39,115
• − Mortgage interest: −$15,124
• − Property taxes: −$7,348
• − Insurance: −$1,350
• − Repairs & maintenance: −$3,129
• − Management: −$3,129
• − HOA: −$600
• − Depreciation: −$7,855
• Taxable income: $580
• Est. tax owed @ 24.0%: −$139
• After-tax cash flow: $4,473/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: Lamar CISD
• NCES district ID: 4826580
• Math proficiency: 50% ▼ -12.00%
• Reading proficiency: 53% ▼ -4.00%
• Median HH income: $75,213
• Composite: 46.43/100
• National rank: #2452
• State rank: #116 of 826 in TX

Livability — Rosenberg

• Score: 62/100
• State rank: #922
• US rank: #16414

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Fort Bend County · 836,777 people
• City population: 115,151
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 69,826
• Household income: $102,125
• Rent vs Own: 20.6% rent · 79.4% own
• Severe rent burden: 1292.0

Population outlook (Fort Bend County) Hauer SSP2

• Today (2025): 1,004,526 people
• By 2030: 1,153,104 · +14.8%
• By 2040: 1,453,718 · +44.7%
• By 2050: 1,753,781 · +74.6%
• By 2075: 2,455,772 · +144.5%
• By 2100: 2,930,528 · +191.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.76)
• Race & ethnicity: Hispanic / Latino 29% White 27% Black 25% Two or more races 15% Asian 15%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Romanian 1% Lithuanian 1%
• Foreign-born: 24% · Canada, Vietnam, China
• Languages at home: 65% English-only · Spanish 17% Other Indo-European 7% Other Asian/Pacific 2%

Political lean MEDSL · Fort Bend

• 2024 margin: Toss-up / Even · D 49.5% · R 47.9% · Other 2.6%
• 2008→2024 swing: +4.0pp toward D · 2008: -2.4pp · 2024: 1.6pp
• All cycles: 2024: D+1.6 2020: D+10.6 2016: D+6.6 2012: R+6.8 2008: R+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.66%
• Current HPI: 234.9892
• Rent YoY: ▼ -1.81%
• 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

+71.2% since first listed

6 events — show timeline

• 2026-06-16 Price Changed $270,000 HARMLS
• 2026-05-08 Listed $275,000 HARMLS
• 2025-05-23 Sold (Public Records) — Public Records
• 2012-03-13 Sold (MLS) — HARMLS
• 2011-12-11 Listing Removed — HARMLS
• 2011-11-28 Listed $157,730 HARMLS

Property tax history

+17.8%/yr

Latest (2025): $7,348 · +10.0% YoY. Source: county tax records.