4035 Merriman Dr · Heartland, TX 75126

$224,900

3 bd · 2.0 ba · 1,404 sqft · SingleFamily public records · 47 Days on market

Built 2013 5,000 sqft lot $160/sqft · 13% below area Est $258k · 13% under

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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 +13.2/15.0
• Cash flow +8.0/30.0
• 1% rule +4.2/10.0
• Schools +3.6/10.0
• Rent growth +2.9/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

***PRICED TO SELL***Welcome to 4035 Merriman Dr, Forney TX! This charming home boasts 3 bedrooms and 2 baths, offering a perfect blend of comfort and style. The spacious living area is the perfect humble retreat. The kitchen is a chef's dream with modern appliances and ample cabinet space. The primary bedroom is a tranquil retreat with an ensuite bath for added convenience. The additional bedrooms are versatile and can be used as a home office or guest room. Step outside to the private backyard, perfect for entertaining or enjoying a morning coffee. Stay out of the Texas heat with a brand new 3 ton AC unit, and low light shaded windows. With access to 4 pools, fishing, walking trails, and fitness center this home is the perfect retreat. This home is close to all local schools, parks, and shopping. Perfectly located for commuting workers, with short travels to local shopping. Don't miss the opportunity to make this your new home sweet home!

Key facts

• Walk-in closet
• Ample cabinet space
• Modern kitchen

Tags

• OPEN-CONCEPT LAYOUT
• MODERN KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• AMPLE CABINET SPACE
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-230 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (18.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (8.4% below list).
• Recommended offer: $184k (18.1% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Crandall ISD (rural): math 36% / reading 42% proficiency, ranked #351 of 826 in TX (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.4%/yr); 2179 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $7k 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

• It's been on market 47 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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 3.1% of price.
• 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 $184,256 (18.1% 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. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.92% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.38%
• DSCR: 0.80
• GRM: 9.1

CMA / ARV

• ARV (median comp): $257,587
• List price: $224,900
• Delta: -12.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2005 Peony St	0.16mi	3/2.0	1,404 (0%)	1mo	$235,000	$167	92
4040 Golden Rod Dr	0.13mi	3/2.0	1,419 (+1%)	2mo	$199,999	$141	91
4010 Ridgetop Dr	0.19mi	3/2.0	1,404 (0%)	2mo	$225,000	$160	90
3402 Pumice Ct	0.22mi	3/2.0	1,442 (+3%)	1mo	$249,900	$173	84
4009 Freedom St	0.26mi	3/2.0	1,419 (+1%)	4mo	$214,900	$151	83
3402 Agate Trl	0.24mi	3/2.0	1,440 (+3%)	3mo	$265,000	$184	82
4005 Freedom St	0.27mi	3/2.0	1,270 (-10%)	2mo	$199,900	$157	70
2007 Pine Knot Dr	0.48mi	3/2.0	1,475 (+5%)	1mo	$239,900	$163	68
2008 Pine Knot Dr	0.49mi	3/2.0	1,521 (+8%)	1mo	$224,999	$148	62
2021 Lake Trail Dr	0.68mi	3/2.0	1,520 (+8%)	0mo	$114,900	$76	54
3105 Cassinia Pkwy	0.63mi	3/2.0	1,554 (+11%)	0mo	$245,000	$158	52
2015 Allyson Dr	0.54mi	4/2.0 (+1)	1,614 (+15%)	3mo	$245,000	$152	42

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: -25.8%
• Equity multiple: 0.14×
• Total profit: $-54,103
• Equity at exit: $33,533

10-year hold

• IRR: -29.3%
• Equity multiple: -0.24×
• Total profit: $-77,912
• Equity at exit: $19,445

Cash invested: $62,972 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,059 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$584 /mo · $7,006/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-230

Break-even live

Break-even rent $2,351

Max offer price $184,256

Occupancy floor —

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4032 Eagle Dr Forney, TX	3.0	2.0	1456	$1,775	$1.22	4d	1	0.09mi
4009 Freedom St Heartland, TX	3.0	2.0	1419	$1,800	$1.27	44d	1	0.27mi
2015 Angel Way Heartland, TX	3.0	2.0	1408	$1,671	$1.19	22d	1	0.38mi
3941 Hometown Blvd Unit 3941 Crandall, TX	3.0	2.5	1736	$2,400	$1.38	43d	1	0.54mi
2040 Shawnee Trl Heartland, TX	4.0	2.0	1836	$2,000	$1.09	15d	1	0.63mi
2038 Allyson Dr Heartland, TX	3.0	2.0	1496	$1,900	$1.27	43d	1	0.66mi
2035 Karsen Ln Heartland, TX	4.0	2.0	1587	$2,125	$1.34	1d	1	0.95mi
2919 Cascade Ln Forney, TX	3.0	2.0	1481	$2,200	$1.49	43d	1	1.00mi
3001 Glazner Dr Forney, TX	3.0	2.0	1510	$2,350	$1.56	43d	1	1.03mi
4002 Bighorn Dr Forney, TX	3.0	2.0	1365	$2,120	$1.55	2d	1	1.13mi
4001 Fairmont Ln Forney, TX	4.0	2.0	1545	$2,000	$1.29	43d	1	1.15mi
3137 Grimaldo Dr Forney, TX	3.0	2.0	1585	$2,195	$1.38	24d	1	1.21mi
3137 Grimaldo Dr Forney, TX	3.0	2.0	1565	$1,995	$1.27	12d	1	1.21mi
3324 Perman Dr Forney, TX	3.0	2.5	1724	$2,125	$1.23	12d	1	1.23mi
3028 Willow Wood Ct Crandall, TX	3.0	2.5	1764	$2,600	$1.47	43d	1	1.25mi
2826 Hudson Dr Crandall, TX	3.0	2.0	1639	$2,400	$1.46	6d	1	1.29mi

Listing history 17 events

1. 2026-05-09
   price $224,900 955-char remark

   Show marketing remark (955 chars)

   ***PRICED TO SELL***Welcome to 4035 Merriman Dr, Forney TX! This charming home boasts 3 bedrooms and 2 baths, offering a perfect blend of comfort and style. The spacious living area is the perfect humble retreat. The kitchen is a chef's dream with modern appliances and ample cabinet space. The primary bedroom is a tranquil retreat with an ensuite bath for added convenience. The additional bedrooms are versatile and can be used as a home office or guest room. Step outside to the private backyard, perfect for entertaining or enjoying a morning coffee. Stay out of the Texas heat with a brand new 3 ton AC unit, and low light shaded windows. With access to 4 pools, fishing, walking trails, and fitness center this home is the perfect retreat. This home is close to all local schools, parks, and shopping. Perfectly located for commuting workers, with short travels to local shopping. Don't miss the opportunity to make this your new home sweet home!

2. 2026-05-05
   price $229,900 955-char remark

   Show marketing remark (955 chars)

   ***PRICED TO SELL***Welcome to 4035 Merriman Dr, Forney TX! This charming home boasts 3 bedrooms and 2 baths, offering a perfect blend of comfort and style. The spacious living area is the perfect humble retreat. The kitchen is a chef's dream with modern appliances and ample cabinet space. The primary bedroom is a tranquil retreat with an ensuite bath for added convenience. The additional bedrooms are versatile and can be used as a home office or guest room. Step outside to the private backyard, perfect for entertaining or enjoying a morning coffee. Stay out of the Texas heat with a brand new 3 ton AC unit, and low light shaded windows. With access to 4 pools, fishing, walking trails, and fitness center this home is the perfect retreat. This home is close to all local schools, parks, and shopping. Perfectly located for commuting workers, with short travels to local shopping. Don't miss the opportunity to make this your new home sweet home!

3. 2026-04-09
   price $234,900 955-char remark

   Show marketing remark (955 chars)

   ***PRICED TO SELL***Welcome to 4035 Merriman Dr, Forney TX! This charming home boasts 3 bedrooms and 2 baths, offering a perfect blend of comfort and style. The spacious living area is the perfect humble retreat. The kitchen is a chef's dream with modern appliances and ample cabinet space. The primary bedroom is a tranquil retreat with an ensuite bath for added convenience. The additional bedrooms are versatile and can be used as a home office or guest room. Step outside to the private backyard, perfect for entertaining or enjoying a morning coffee. Stay out of the Texas heat with a brand new 3 ton AC unit, and low light shaded windows. With access to 4 pools, fishing, walking trails, and fitness center this home is the perfect retreat. This home is close to all local schools, parks, and shopping. Perfectly located for commuting workers, with short travels to local shopping. Don't miss the opportunity to make this your new home sweet home!

4. 2026-04-09
   listed $235,000 Active 955-char remark

   Show marketing remark (955 chars)

   ***PRICED TO SELL***Welcome to 4035 Merriman Dr, Forney TX! This charming home boasts 3 bedrooms and 2 baths, offering a perfect blend of comfort and style. The spacious living area is the perfect humble retreat. The kitchen is a chef's dream with modern appliances and ample cabinet space. The primary bedroom is a tranquil retreat with an ensuite bath for added convenience. The additional bedrooms are versatile and can be used as a home office or guest room. Step outside to the private backyard, perfect for entertaining or enjoying a morning coffee. Stay out of the Texas heat with a brand new 3 ton AC unit, and low light shaded windows. With access to 4 pools, fishing, walking trails, and fitness center this home is the perfect retreat. This home is close to all local schools, parks, and shopping. Perfectly located for commuting workers, with short travels to local shopping. Don't miss the opportunity to make this your new home sweet home!

5. 2026-03-29
   historical
6. 2026-03-28
   price $244,000
7. 2026-01-14
   price $249,000
8. 2025-10-20
   listed $255,000 Active
9. 2021-08-19
   soldstatus Sold
10. 2021-08-19
    soldstatus
11. 2021-07-14
    status Pending
12. 2021-07-11
    historical Active Option Contract
13. 2021-07-03
    listed $255,000 Active
14. 2014-05-19
    soldstatus
15. 2014-05-16
    soldstatus Closed
16. 2014-03-28
    status Pending
17. 2014-02-21
    listed $148,990 Active

ⓘ 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: $7,006 · $584/mo
• Projected year-2 tax: $7,006 · $584/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 7/10 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: $24,712
• − Mortgage interest: −$12,598
• − Property taxes: −$7,006
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,977
• − Management: −$1,977
• − Depreciation: −$6,543
• Taxable loss: −$6,513
• Est. tax savings @ 24.0%: +$1,563
• After-tax cash flow: $-1,198/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: Crandall ISD
• NCES district ID: 4815510
• Math proficiency: 36% ▼ -13.00%
• Reading proficiency: 42% ▼ -8.00%
• Median HH income: $70,076
• Composite: 35.57/100
• National rank: #4901
• State rank: #351 of 826 in TX

Livability — Heartland

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Heartland, TX
• County: Kaufman County · 122,338 people
• 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

+50.9% since first listed

17 events — show timeline

• 2026-05-09 Price Changed $224,900 HARMLS
• 2026-05-05 Price Changed $229,900 HARMLS
• 2026-04-09 Price Changed $234,900 HARMLS
• 2026-04-09 Listed $235,000 HARMLS
• 2026-03-29 Listing Removed — NTREIS
• 2026-03-28 Price Changed $244,000 NTREIS
• 2026-01-14 Price Changed $249,000 NTREIS
• 2025-10-20 Listed $255,000 NTREIS
• 2021-08-19 Sold (Public Records) — Public Records
• 2021-08-19 Sold (MLS) — NTREIS
• 2021-07-14 Pending — NTREIS
• 2021-07-11 Contingent — NTREIS
• 2021-07-03 Listed $255,000 NTREIS
• 2014-05-19 Sold (Public Records) — Public Records
• 2014-05-16 Sold (MLS) — NTREIS
• 2014-03-28 Pending — NTREIS
• 2014-02-21 Listed $148,990 NTREIS

Property tax history

+23.5%/yr

Latest (2025): $7,006 · -4.5% YoY. Source: county tax records.