605 Rock Brook Dr · Forney, TX 75126

$300,000

5 bd · 2.5 ba · 2,420 sqft · SingleFamily public records · 7 Days on market

Built 2004 7,623 sqft lot Est $356k · 16% under $29/mo HOA · 1% 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).

• ARV discount +14.6/15.0
• Cash flow +12.5/30.0
• 1% rule +4.4/10.0
• Schools +4.0/10.0
• Livability +3.8/5.0
• DSCR +3.7/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This adorable 2 story home feature an open floor plan with 4 large bedrooms, 2 living areas, formal living and dinning room. Kitchen with breakfast room, large pantry and laundry room combination, 2 . 5 baths and large game room. They just installed new granite counter tops, new ceramic tile in kitchen, pantry and all bathrooms. All new carpet upstairs, new vanity in master bath, new roof and AC. Located in a great neighborhood near all shopping, restaurants and schools. It has a large back yard great for the kids and all your little fur babys. Garage is heated and air conditioned. You have a large storage building for all those neat thing you just can't seem to throw away. Tis a great place to come home to.

Key facts

• Light filled layout
• Formal living room
• 7,623 sq ft lot

Tags

• LIGHT FILLED LAYOUT
• OPEN CONCEPT MAIN FAMILY AREA
• FORMAL LIVING ROOM
• ELEGANT FORMAL DINING ROOM
• WELL APPOINTED KITCHEN
• BRIGHT BREAKFAST NOOK

Property features AI

Finance

• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing
• HOA & community: Mandatory HOA; Annual association fee of $350 (includes management fees)

Exterior

• Parking: Attached 2-car garage with garage door opener (garage faces front); 2 covered parking spaces; Driveway
• Utilities: City water; City sewer; Electricity connected; Cable available; Underground utilities; Not in a municipal utility district
• Home design: Single family residence; Residential property; Two-story
• Construction: Brick construction; Composition roof; Built in 2004
• Exterior features: Covered patio; Deck; Balcony; Wood fencing; Interior lot

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave
• Bedrooms: 5 bedrooms; Primary bedroom on level 2 with walk-in closet (approx. 18 x 14)
• Bathrooms: 2 full bathrooms and 1 half bathroom (3 total)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cable TV available; Eat-in kitchen; Kitchen island; Two living areas; Two dining areas; Two levels
• Laundry & utility: Utility room with full-size washer/dryer area; Washer hookup

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-42 ($-498/yr) — negative.
• To cash-flow at today's rent, offer at most $293k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $281k (6.3% below list).
• Recommended offer: $281k (6.3% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Crosby El (math 37% / reading 36%, grade F, #1,883 of 4,322 statewide, top 44%, 682 students, 59% FRL); Brown Middle (math 29% / reading 39%, grade F, #892 of 1,662 statewide, top 55%, 673 students, 56% FRL); North Forney H S (math 32% / reading 45%, grade F, #866 of 1,632 statewide, top 54%, 2,502 students, 49% FRL) — zoned schools average 55% FRL vs 26% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.4%/yr); 2200 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 33% 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 14y 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $281,177 (6.3% 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. 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 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?
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: 0.94% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.59%
• DSCR: 0.97
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $355,740
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 Garner Ct	0.31mi	4/2.5 (-1)	2,350 (-3%)	0mo	$305,000	$130	76
221 Wolf Dr	0.28mi	4/2.5 (-1)	2,510 (+4%)	1mo	$320,000	$127	75
608 Fox Gln	0.09mi	4/2.5 (-1)	2,632 (+9%)	4mo	$319,900	$122	73
100 Patriot Pkwy	0.36mi	4/2.0 (-1)	2,316 (-4%)	1mo	$350,000	$151	68
539 San Angelo Dr	0.41mi	4/3.0 (-1)	2,484 (+3%)	3mo	$434,025	$175	67
506 Fort Davis Dr	0.45mi	4/2.5 (-1)	2,543 (+5%)	2mo	$399,090	$157	64
101 Long Prairie Dr	0.09mi	4/2.0 (-1)	2,086 (-14%)	2mo	$269,900	$129	64
512 Pinnacles Ct	0.45mi	4/3.5 (-1)	2,505 (+4%)	2mo	$434,356	$173	62
120 Big Bend Dr	0.28mi	4/2.5 (-1)	2,152 (-11%)	2mo	$295,000	$137	62
116 Old Glory Ln	0.43mi	4/3.0 (-1)	2,763 (+14%)	4mo	$419,990	$152	46
232 Cisco Trl	0.73mi	4/2.5 (-1)	2,691 (+11%)	2mo	$394,990	$147	40
229 Cisco Trl	0.74mi	4/3.0 (-1)	2,756 (+14%)	2mo	$399,900	$145	33

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: -19.2%
• Equity multiple: 0.34×
• Total profit: $-55,500
• Equity at exit: $44,731

10-year hold

• IRR: -15.7%
• Equity multiple: 0.18×
• Total profit: $-68,583
• Equity at exit: $25,939

Cash invested: $84,000 (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: 2200
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,812 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$536 /mo · $6,427/yr
• Insurance: −$125
• HOA: −$29
• Vacancy / Maint / Mgmt: −$590
• Net cashflow: $-42

Break-even live

Break-even rent $2,864

Max offer price $292,663

Occupancy floor 96%

Sensitivity live

Price	-10% $128	-5% $43	+0% $-42	+5% $-126	+10% $-211
Rent	-10% $-264	-5% $-153	+0% $-42	+5% $70	+10% $181
Rate	-1.0pp $110	-0.5pp $35	base $-42	+0.5pp $-119	+1.0pp $-198

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
213 Long Prairie Dr Forney, TX	4.0	2.5	1964	$2,025	$1.03	18d	1	0.14mi
108 Antler Trl Forney, TX	4.0	2.0	2250	$2,449	$1.09	26d	1	0.37mi
114 Galloping Trl Forney, TX	6.0	2.5	2837	$2,800	$0.99	45d	1	0.39mi
315 Forestwood Dr Forney, TX	4.0	2.0	2102	$2,085	$0.99	26d	1	0.40mi
1124 Longhorn Ln Forney, TX	4.0	2.5	2093	$2,500	$1.19	26d	1	0.52mi
100 Acadia Ln Forney, TX	5.0	4.5	3216	$2,850	$0.89	9d	1	0.52mi
511 Rosewood Ln Forney, TX	4.0	2.0	1900	$2,070	$1.09	24d	1	0.57mi
209 Chesapeake Dr Forney, TX	4.0	3.5	2950	$3,400	$1.15	45d	1	0.58mi
280 Cisco Trl Forney, TX	5.0	3.0	2476	$3,800	$1.53	26d	1	0.59mi
293 Arbury Dr Forney, TX	4.0	3.5	2928	$2,590	$0.88	9d	1	0.61mi
293 Arbury Dr Forney, TX	4.0	3.5	2928	$2,801	$0.96	26d	1	0.61mi
130 Monument Dr Forney, TX	4.0	3.0	2748	$3,499	$1.27	26d	1	0.64mi
2105 Cardinal Dr Forney, TX	4.0	2.0	1763	$2,200	$1.25	24d	1	0.79mi
525 Ardsley Ln Forney, TX	4.0	2.0	1775	$2,395	$1.35	1d	1	0.91mi
2239 Heaton Forney, TX	5.0	2.5	2780	$3,299	$1.19	19d	1	0.93mi
534 Tuscany Dr Forney, TX	4.0	2.0	2069	$2,500	$1.21	45d	1	0.97mi
1408 Grove Pond Rd Forney, TX	4.0	3.5	2543	$3,095	$1.22	45d	1	1.00mi
1412 Grove Pond Rd Forney, TX	4.0	2.0	1708	$2,500	$1.46	20d	1	1.01mi
106 Painted Trl Forney, TX	4.0	2.5	2926	$2,395	$0.82	45d	1	1.02mi
106 Painted Trl Forney, TX	4.0	2.0	2926	$2,725	$0.93	14d	1	1.02mi
635 Brockwell Bnd Forney, TX	4.0	3.0	2506	$3,300	$1.32	21d	1	1.21mi
2452 Brightling Bnd Forney, TX	5.0	4.0	3200	$3,495	$1.09	20d	1	1.32mi
1421 Kirkhill Ln Forney, TX	4.0	3.0	2545	$3,600	$1.41	26d	1	1.34mi
1421 Kirkhill Ln Unit 1421 Heath, TX	4.0	3.0	2545	$3,500	$1.38	22d	1	1.34mi
114 Cole St Forney, TX	4.0	3.0	2603	$2,529	$0.97	24d	1	1.34mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 6 events

1. 2026-06-21
   days on market $300,000 Active 7 DOM
2. 2026-06-18
   days on market $300,000 Active 4 DOM
3. 2026-06-17
   days on market $300,000 Active 3 DOM
4. 2026-06-16
   days on market $300,000 Active 2 DOM
5. 2026-06-15
   remarks 693-char remark
6. 2026-06-15
   listed $300,000 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: $6,427 · $536/mo
• Projected year-2 tax: $6,427 · $536/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 8/10 Severe 7 d/yr ≥110°F today · 24 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: $33,741
• − Mortgage interest: −$16,805
• − Property taxes: −$6,427
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,699
• − Management: −$2,699
• − HOA: −$348
• − Depreciation: −$8,727
• Taxable loss: −$5,464
• Est. tax savings @ 24.0%: +$1,311
• After-tax cash flow: $813/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

+122.2% since first listed

15 events — show timeline

• 2026-06-13 Listed $300,000 NTREIS
• 2018-09-25 Sold (Public Records) — Public Records
• 2018-09-21 Sold (MLS) — NTREIS
• 2018-08-10 Pending — NTREIS
• 2018-08-05 Contingent — NTREIS
• 2018-07-21 Price Changed $227,000 NTREIS
• 2018-07-16 Listed $238,000 NTREIS
• 2013-11-06 Sold (Public Records) — Public Records
• 2013-11-05 Sold (MLS) — NTREIS
• 2013-08-19 Pending — NTREIS
• 2013-08-14 Contingent — NTREIS
• 2013-07-29 Listed $145,000 NTREIS
• 2013-02-12 Listing Removed — NTREIS
• 2013-02-11 Price Changed $134,000 NTREIS
• 2012-11-19 Listed $135,000 NTREIS

Property tax history

+3.5%/yr

Latest (2025): $6,427 · -6.3% YoY. Source: county tax records.