1236 Haggetts Pond Rd · Forney, TX 75126

$309,900

4 bd · 2.0 ba · 2,100 sqft · SingleFamily public records · 2 Days on market

Built 2024 8,320 sqft lot Est $315k · at est. $67/mo HOA · 3% of rent ↓ 2% since listing

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Why this score? — see what drove the F 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 +8.2/15.0
• Cash flow +7.1/30.0
• Schools +4.0/10.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

LENNAR Walden Pond West - Springsteen Floorplan - This single-story home shares an open layout between the kitchen, nook and family room for easy entertaining, along with access to the covered patio for year-round outdoor lounging. A luxe owner's suite is in a rear of the home and comes complete with an en-suite bathroom and walk-in closet. There are three secondary bedrooms near the front of the home, ideal for household members and overnight guests, as well as a versatile flex space that can transform to meet the homeowner’s needs.

Key facts

• Walk-in closet
• Flex space
• Covered patio

Tags

• OPEN-CONCEPT LAYOUT
• COVERED PATIO
• PRIVATE OWNER’S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• FLEX SPACE

Property features AI

Finance

• Other: Subdivision: Walden Pond West Ph 1; Directions: Walden Pond 1818 Cabin Wood Ln, Forney, TX 75126 — located on FM 548 just a couple miles north of I80; County: Kaufman; Country: United States; Possession: 30–60 days; Standard listing conditions
• HOA & community: Mandatory HOA; HOA managed by ESSEX MANAGEMENT; HOA fee $800 annually; Association fee includes full use of facilities

Exterior

• Parking: Covered parking for 2 vehicles; 2-car attached garage with single doors; Driveway; Garage door opener; Garage faces front; Kitchen-level garage access
• Security: Carbon monoxide detector(s); Fire alarm
• Utilities: City water; City sewer; Concrete gutters and curbs; Sidewalks
• Home design: Single family residence; Residential property; Attached property; Built in 2024; Preowned; One story
• Construction: Brick construction; Slab foundation
• Exterior features: Located on a cul-de-sac

Interior

• Kitchen: Kitchen with built-in cabinets; Kitchen island; Dishwasher; Disposal; Gas oven; Microwave; Plumbed for gas in kitchen
• Bedrooms: 4 bedrooms (all on the main level); Primary bedroom on main level (approx. 14 x 13); Bedroom on main level (approx. 11 x 11); Bedroom on main level (approx. 11 x 11); Bedroom on main level (approx. 13 x 11)
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); ENERGY STAR qualified equipment; Central air (electric)
• Interior features: Cable TV available; High-speed internet available; Kitchen island; 7 total rooms; One living area; One dining area; One-level layout
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room; Tankless water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-438 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (25.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $265k (14.4% below list).
• Recommended offer: $232k (25.0% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 76/100 on livability (#98 in TX, #3,339 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities C-, commute F.
• Forney ISD (rural): math 41% / reading 44% proficiency, ranked #234 of 826 in TX (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Crosby El (math 37% / reading 36%, grade F, #1,883 of 4,322 statewide, top 44%, 682 students, 59% FRL) — zoned schools average 59% FRL vs 26% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.4%/yr); 2179 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,747 units permitted in Kaufman County in 2024 (180 in 5+ unit buildings).
• This rent runs 31% of the median local income ($104k/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 $9k of value loss. Plan a longer hold.
• Kaufman County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 2.8% of price.

Recommended offer $232,491 (25.0% 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. 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 B-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?
6. 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?
7. 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.
8. 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.
9. 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: 0.86% ✗
• Cap rate: 4.60%
• Cash-on-cash: -6.06%
• DSCR: 0.73
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $315,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
534 Tuscany Dr	0.04mi	4/2.0	2,069 (-2%)	2mo	$344,989	$167	94
1210 Haggetts Pond Rd	0.13mi	4/2.0	2,062 (-2%)	1mo	$300,999	$146	90
2103 Martins Pond Rd	0.26mi	4/2.0	2,044 (-3%)	1mo	$275,000	$135	82
1208 Haggetts Pond Rd	0.14mi	4/2.0	1,902 (-9%)	2mo	$287,999	$151	77
2009 Brackett Pond Rd	0.25mi	4/2.0	1,952 (-7%)	1mo	$306,949	$157	76
605 Marlee Dr	0.41mi	3/2.0 (-1)	2,054 (-2%)	2mo	$300,000	$146	71
104 Acadia Ln	0.48mi	4/2.0	1,996 (-5%)	1mo	$294,900	$148	68
1715 Guswood Dr	0.08mi	3/2.0 (-1)	1,801 (-14%)	2mo	$288,099	$160	66
124 Antler Trl	0.72mi	4/2.0	1,994 (-5%)	1mo	$300,000	$150	58
1106 Redcoat Dr	0.37mi	4/2.5	2,389 (+14%)	2mo	$329,090	$138	56
510 Fort Davis Dr	0.71mi	3/2.5 (-1)	2,322 (+11%)	2mo	$384,525	$166	40
1128 Redcoat Dr	0.73mi	3/2.5 (-1)	2,334 (+11%)	2mo	$316,690	$136	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 · 1.42% rent growth · sell at horizon

5-year hold

• IRR: -28.8%
• Equity multiple: 0.06×
• Total profit: $-81,999
• Equity at exit: $46,207

10-year hold

• IRR: -37.7%
• Equity multiple: -0.41×
• Total profit: $-122,709
• Equity at exit: $26,794

Cash invested: $86,772 (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 75126

• Rents YoY: 1.4%
• Active inventory: 2179
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,654 high
• Mortgage (P&I): −$1,625
• Tax from tax record: −$714 /mo · $8,565/yr
• Insurance: −$129
• HOA: −$67
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $-438

Break-even live

Break-even rent $3,209

Max offer price $232,491

Occupancy floor —

Sensitivity live

Price	-10% $-263	-5% $-350	+0% $-438	+5% $-526	+10% $-614
Rent	-10% $-648	-5% $-543	+0% $-438	+5% $-333	+10% $-229
Rate	-1.0pp $-282	-0.5pp $-359	base $-438	+0.5pp $-519	+1.0pp $-600

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: $77,475
• Closing costs: $9,297
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
534 Tuscany Dr Forney, TX	4.0	2.0	2069	$2,500	$1.21	44d	1	0.02mi
1412 Grove Pond Rd Forney, TX	4.0	2.0	1708	$2,500	$1.46	19d	1	0.09mi
1408 Grove Pond Rd Forney, TX	4.0	3.5	2543	$3,095	$1.22	44d	1	0.10mi
2127 Pecan Ridge Dr Forney, TX	3.0	2.0	2113	$2,100	$0.99	44d	1	0.31mi
209 Chesapeake Dr Forney, TX	4.0	3.5	2950	$3,400	$1.15	44d	1	0.38mi
1108 Redcoat Dr , TX	3.0	2.0	1800	$2,250	$1.25	5d	1	0.39mi
2207 Heaton Forney, TX	3.0	2.0	1423	$2,100	$1.48	44d	1	0.48mi
2213 Heaton Forney, TX	3.0	2.0	2146	$2,395	$1.12	8d	1	0.50mi
2213 Heaton Forney, TX	3.0	2.0	2146	$2,395	$1.12	17d	1	0.50mi
1105 N Gateway Blvd Forney, TX	1.0–3.0	1.0–2.0	987	$1,842	$1.87	2d	33	0.53mi
2105 Cardinal Dr Forney, TX	4.0	2.0	1763	$2,200	$1.25	22d	1	0.53mi
2225 Heaton Forney, TX	3.0	2.0	1909	$2,150	$1.13	44d	1	0.54mi
2201 Woodberry Dr Forney, TX	3.0	2.0	1839	$2,050	$1.11	44d	1	0.55mi
2217 Perrymead Dr Forney, TX	3.0	2.0	1423	$2,360	$1.66	5d	1	0.57mi
236 Pennridge Dr Forney, TX	3.0	2.0	1871	$2,295	$1.23	25d	1	0.60mi
2239 Heaton Forney, TX	5.0	2.5	2780	$3,299	$1.19	18d	1	0.60mi
108 Antler Trl Forney, TX	4.0	2.0	2250	$2,449	$1.09	25d	1	0.66mi
1421 Kirkhill Ln Forney, TX	4.0	3.0	2545	$3,600	$1.41	25d	1	0.69mi
1421 Kirkhill Ln Unit 1421 Heath, TX	4.0	3.0	2545	$3,500	$1.38	21d	1	0.69mi
236 Archer Way Forney, TX	3.0	2.0	2016	$2,300	$1.14	19d	1	0.71mi
293 Arbury Dr Forney, TX	4.0	3.5	2928	$2,590	$0.88	8d	1	0.73mi
293 Arbury Dr Forney, TX	4.0	3.5	2928	$2,801	$0.96	25d	1	0.73mi
1012 Barkers Pond Ave Forney, TX	4.0	2.0	1710	$2,295	$1.34	3d	1	0.76mi
2902 Hanscom St Forney, TX	4.0	3.5	2657	$3,200	$1.20	44d	1	0.78mi
120 Garner Ct Forney, TX	3.0	2.0	2214	$2,500	$1.13	44d	1	0.78mi
213 Long Prairie Dr Forney, TX	4.0	2.5	1964	$2,025	$1.03	17d	1	0.83mi
280 Cisco Trl Forney, TX	5.0	3.0	2476	$3,800	$1.53	25d	1	0.86mi
106 Painted Trl Forney, TX	4.0	2.5	2926	$2,395	$0.82	44d	1	0.87mi
106 Painted Trl Forney, TX	4.0	2.0	2926	$2,725	$0.93	13d	1	0.87mi
2023 Avondown Rd Forney, TX	3.0	2.0	1640	$2,296	$1.40	5d	1	0.91mi
1750 Gleasondale Pl Forney, TX	3.0	2.0	1633	$2,200	$1.35	44d	1	0.95mi
1759 Gleasondale Pl Forney, TX	3.0	2.0	1726	$2,050	$1.19	25d	1	0.96mi
635 Brockwell Bnd Forney, TX	4.0	3.0	2506	$3,300	$1.32	20d	1	0.97mi
1410 Crossford Trl Forney, TX	3.0	2.5	2707	$2,650	$0.98	2d	1	0.98mi
1430 Everett Gardens Way Forney, TX	3.0	2.0	1465	$1,950	$1.33	13d	1	0.99mi
501 Branch St Forney, TX	3.0	2.0	2130	$2,320	$1.09	6d	1	0.99mi
1025 Dunhill Ln Forney, TX	4.0	2.0	2273	$2,450	$1.08	2d	1	1.00mi
1462 Everett Gardens Way Forney, TX	4.0	2.0	1858	$2,195	$1.18	25d	1	1.05mi
1462 Everett Gardens Way Forney, TX	4.0	2.0	1858	$2,195	$1.18	2d	1	1.05mi
2121 Juniper Dr Forney, TX	4.0	2.0	1935	$2,249	$1.16	3d	1	1.07mi

HOA detail

• Monthly dues: $67 · $804/yr

Listing history 3 events

1. 2026-06-18
   days on market $309,900 Active 2 DOM
2. 2026-06-17
   remarks 681-char remark
3. 2026-06-17
   listed $309,900 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: $8,565 · $714/mo
• Projected year-2 tax: $8,565 · $714/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $31,850
• − Mortgage interest: −$17,359
• − Property taxes: −$8,565
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,548
• − Management: −$2,548
• − HOA: −$804
• − Depreciation: −$9,015
• Taxable loss: −$10,539
• Est. tax savings @ 24.0%: +$2,529
• After-tax cash flow: $-2,729/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: Forney ISD
• NCES district ID: 4819560
• Math proficiency: 41% ▼ -20.00%
• Reading proficiency: 44% ▼ -12.00%
• Median HH income: $86,679
• Composite: 40.07/100
• National rank: #3812
• State rank: #234 of 826 in TX

Livability — Forney

• Score: 76/100
• State rank: #98
• US rank: #3339

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Kaufman County · 122,338 people
• City population: 84,799
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 84,799
• Household income: $103,673
• Rent vs Own: 19.5% rent · 80.5% own
• Severe rent burden: 1306.0

Population outlook (Kaufman County) Hauer SSP2

• Today (2025): 138,716 people
• By 2030: 150,815 · +8.7%
• By 2040: 174,877 · +26.1%
• By 2050: 198,020 · +42.8%
• By 2075: 251,908 · +81.6%
• By 2100: 285,325 · +105.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 45% Black 25% Hispanic / Latino 23% Two or more races 14% Asian 3%
• Hispanic origin (detail): Mexican 18% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 1% Portuguese 1%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 79% English-only · Spanish 14% Arabic 1% Vietnamese 1%

Political lean MEDSL · Kaufman

• 2024 margin: Strong R (+27.9) · D 35.6% · R 63.5%
• 2008→2024 swing: +7.9pp toward D · 2008: -35.8pp · 2024: -27.9pp
• All cycles: 2024: R+27.9 2020: R+33.9 2016: R+47.0 2012: R+44.4 2008: R+35.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -102.93%
• Current HPI: 148.5749
• Rent YoY: ▲ 1.42%
• 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

-2.2% since first listed

5 events — show timeline

• 2026-06-16 Listed $309,900 NTREIS
• 2025-02-25 Sold (MLS) — NTREIS
• 2025-02-09 Pending — NTREIS
• 2025-01-13 Price Changed $321,799 NTREIS
• 2025-01-07 Listed $316,799 NTREIS

Property tax history

+1197.8%/yr

Latest (2025): $8,565 · +1197.8% YoY. Source: county tax records.