714 Parkview Dr · Forney, TX 75126

$159,900

3 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 56 Days on market

Built 1994 4,487 sqft lot Est $262k · 39% under

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Why this score? — see what drove the B 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 +29.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Schools +4.0/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Freshly updated and ready for its new owner! This 3-bedroom, 2-bath mobile home in Forney has been recently refreshed with improvements that make it move-in ready while still offering comfortable living space and a functional layout. The home features generous living areas, a practical floor plan, and updates that give it a clean, welcoming feel throughout. Whether you're a first-time buyer looking for an affordable home or an investor seeking a solid rental opportunity, this property offers both value and flexibility. Located in the growing Forney area with convenient access to nearby amenities, this home provides a great opportunity to own a refreshed property at an approachable price poi

Key facts

• Convenient access
• Refreshed property
• 4,487 sq ft lot

Tags

• CONVENIENT ACCESS
• REFRESHED PROPERTY

Property features AI

Finance

• Financial info: Accepts Cash, Conventional, FHA, and VA financing
• HOA & community: No homeowner association

Exterior

• Parking: Driveway
• Utilities: City water; City sewer; Electricity connected; Individual water meter; Not in a municipal utility district
• Home design: Single-family residence; Single story; Accessible approach with ramp and accessible grip
• Construction: Built in 1994; Preowned condition
• Exterior features: Fenced yard (wood); Storage structure; Corner lot

Interior

• Kitchen: Electric cooktop; Electric oven; Electric range
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Combination flooring
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: High-speed internet available; 9 total rooms; One living area; One dining area; One level (single story)
• Laundry & utility: Electric water heater; Utility room on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $545 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 4.1% in Forney — 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 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: Claybon El (math 55% / reading 58%, grade C+, #559 of 4,322 statewide, top 13%, 575 students, 35% FRL).
• Zoned-school proficiency averages 56% at this address vs 42% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Forney ISD average implies; a family-tenant draw the district grade alone would hide.
• 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 15d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 1.4% rent growth), your $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $155,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.27% ✓
• Cap rate: 10.38%
• Cash-on-cash: 14.61%
• DSCR: 1.65
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $262,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
714 Parkview Dr	0.00mi	3/2.0	1,344 (0%)	1mo	$159,900	$119	99
620 Park Creek Ave	0.03mi	3/2.0	1,216 (-10%)	1mo	$120,000	$99	82
1438 Merlin Buff St	0.25mi	3/2.0	1,302 (-3%)	3mo	$234,999	$180	81
1432 Merlin Buff St	0.25mi	3/2.0	1,302 (-3%)	6mo	$243,699	$187	78
207 Cornell Dr	0.55mi	3/2.0	1,356 (+1%)	1mo	$264,900	$195	72
102 Marquette St	0.64mi	3/2.0	1,388 (+3%)	7mo	$274,999	$198	58
104 Marquette St	0.63mi	3/2.0	1,317 (-2%)	12mo	$275,000	$209	57
124 Stanford	0.54mi	3/2.0	1,488 (+11%)	4mo	$235,000	$158	54
214 Centenary Dr	0.56mi	3/2.0	1,408 (+5%)	15mo	$265,000	$188	54
105 Windsor Dr	0.56mi	3/2.0	1,214 (-10%)	10mo	$274,900	$226	50
210 S Chestnut St	0.67mi	3/2.0	1,241 (-8%)	9mo	$249,900	$201	49
401 E Church St	0.70mi	3/2.0	1,530 (+14%)	2mo	$315,000	$206	43

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: 3.3%
• Equity multiple: 1.13×
• Total profit: $5,631
• Equity at exit: $23,842

10-year hold

• IRR: 11.3%
• Equity multiple: 1.83×
• Total profit: $36,985
• Equity at exit: $13,825

Cash invested: $44,772 (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: 6.6×

Monthly cashflow live

• Estimated rent: $2,030 high
• Mortgage (P&I): −$839
• Tax from tax record: −$154 /mo · $1,844/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $545

Break-even live

Break-even rent $1,340

Max offer price $159,900

Occupancy floor 68%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
404 Oak St Unit 1 Forney, TX	2.0	2.0	1000	$1,349	$1.35	1d	1	0.36mi
300 Stanford Forney, TX	3.0	2.0	1714	$1,999	$1.17	2d	1	0.50mi
201 Wildwood Blvd Forney, TX	1.0–2.0	1.0–2.0	964	$1,955	$2.03	1d	42	0.54mi
124 Stanford Forney, TX	3.0	2.0	1488	$1,800	$1.21	7d	1	0.54mi
300 Trailhouse Ln Forney, TX	1.0–3.0	1.0–2.0	1041	$2,115	$2.03	1d	40	0.58mi
517 Burgett St Forney, TX	3.0	2.0	1280	$1,695	$1.32	2d	1	0.60mi
304 Burgett St Forney, TX	3.0	2.0	1417	$1,595	$1.13	43d	1	0.64mi
102 Galloping Trl Forney, TX	3.0	2.0	1663	$1,999	$1.20	7d	1	0.71mi
113 Galloping Trl Forney, TX	3.0	2.0	1482	$1,769	$1.19	16d	1	0.74mi
121 Princeton Cir Forney, TX	3.0	2.0	1604	$2,095	$1.31	11d	1	0.79mi
407 S Bois D Arc St Forney, TX	3.0	1.5	1008	$1,500	$1.49	43d	1	0.82mi
321 S Chestnut St Forney, TX	4.0	2.0	1831	$2,150	$1.17	24d	1	0.83mi
308 Southlake Dr Forney, TX	3.0	2.0	1491	$1,965	$1.32	2d	1	0.86mi
905 Royal St Forney, TX	3.0	1.5	1250	$1,750	$1.40	43d	1	0.91mi
920 Royal St Forney, TX	3.0	2.0	1296	$1,870	$1.44	3d	1	0.92mi
611 Orchard Ln Forney, TX	4.0	2.0	1540	$2,000	$1.30	22d	1	0.94mi
110 Meadow Ct Forney, TX	3.0	2.0	1840	$1,795	$0.98	12d	1	0.95mi
236 Pennridge Dr Forney, TX	3.0	2.0	1871	$2,295	$1.23	24d	1	0.97mi
603 Woodcrest Way Forney, TX	3.0	2.0	1234	$1,805	$1.46	24d	1	0.99mi
415 Southlake Dr Forney, TX	3.0	2.0	1283	$1,913	$1.49	6d	1	1.00mi
415 Southlake Dr Forney, TX	3.0	2.0	1283	$1,723	$1.34	43d	1	1.00mi
2201 Woodberry Dr Forney, TX	3.0	2.0	1839	$2,050	$1.11	43d	1	1.02mi
2105 Cardinal Dr Forney, TX	4.0	2.0	1763	$2,200	$1.25	22d	1	1.04mi
404 Woodcrest Way Forney, TX	3.0	2.0	1434	$1,900	$1.32	43d	1	1.05mi
511 Brazos St Forney, TX	3.0	2.0	1570	$1,945	$1.24	7d	1	1.06mi
416 Woodcrest Way Forney, TX	3.0	2.0	1379	$1,950	$1.41	20d	1	1.11mi
416 Forestwood Dr Forney, TX	3.0	2.0	1267	$1,799	$1.42	2d	1	1.13mi
907 Alpine St Forney, TX	3.0	2.0	1300	$1,810	$1.39	43d	1	1.14mi
509 Southlake Dr Forney, TX	3.0	2.0	1157	$2,299	$1.99	12d	1	1.14mi
105 Fieldwood Ct Forney, TX	3.0	2.0	1820	$2,400	$1.32	20d	1	1.16mi
413 Redbud Dr Unit NA Forney, TX	3.0	2.0	1671	$2,200	$1.32	43d	1	1.17mi
413 Driftwood Ct Forney, TX	3.0	2.0	1733	$1,999	$1.15	10d	1	1.24mi
413 Driftwood Ct Forney, TX	3.0	2.0	1733	$2,000	$1.15	15d	1	1.24mi
604 Carl C Senter St Forney, TX	3.0	2.0	1314	$2,300	$1.75	1d	1	1.28mi
308 Chinaberry Trl Forney, TX	3.0	2.0	1772	$1,950	$1.10	43d	1	1.31mi
616 Carl C Senter St Forney, TX	4.0	2.0	1507	$1,950	$1.29	43d	1	1.32mi
105 Independence Trl Forney, TX	3.0	2.0	1608	$1,900	$1.18	7d	1	1.39mi
213 Independence Trl Forney, TX	3.0	2.0	1487	$1,900	$1.28	43d	1	1.43mi
1100 N Gateway Blvd Forney, TX	1.0–2.0	1.0–2.0	892	$1,819	$2.04	1d	29	1.46mi
224 Independence Trl Forney, TX	3.0	2.0	1562	$2,145	$1.37	7d	1	1.49mi

Listing history 11 events

1. 2026-05-08
   status Pending
2. 2026-04-28
   historical Active Option Contract
3. 2026-04-21
   price $159,900
4. 2026-03-26
   price $169,000
5. 2026-03-13
   listed $175,000 Active
6. 2026-02-02
   historical
7. 2026-01-23
   price $122,500
8. 2026-01-09
   listed $125,000 Active
9. 2025-11-20
   soldstatus
10. 2022-03-01
    soldstatus
11. 1996-11-08
    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: $1,844 · $154/mo
• Projected year-2 tax: $2,926 · $244/mo
• Expected delta: +$1,082/yr (+$90/mo · 58.7%)

ⓘ 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 7/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $24,364
• − Mortgage interest: −$8,957
• − Property taxes: −$1,844
• − Insurance: −$800
• − Repairs & maintenance: −$1,949
• − Management: −$1,949
• − Depreciation: −$4,652
• Taxable income: $4,213
• Est. tax owed @ 24.0%: −$1,011
• After-tax cash flow: $5,530/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

• Census place: Forney, TX
• 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

+27.9% since first listed

11 events — show timeline

• 2026-05-08 Pending — NTREIS
• 2026-04-28 Contingent — NTREIS
• 2026-04-21 Price Changed $159,900 NTREIS
• 2026-03-26 Price Changed $169,000 NTREIS
• 2026-03-13 Listed $175,000 NTREIS
• 2026-02-02 Listing Removed — NTREIS
• 2026-01-23 Price Changed $122,500 NTREIS
• 2026-01-09 Listed $125,000 NTREIS
• 2025-11-20 Sold (Public Records) — Public Records
• 2022-03-01 Sold (Public Records) — Public Records
• 1996-11-08 Sold (Public Records) — Public Records

Property tax history

+10.6%/yr

Latest (2025): $1,844 · +10.8% YoY. Source: county tax records.