6076 Mojave Dr · Terrell, TX 75126

$2,595

5 bd · 4.0 ba · 2,962 sqft · Land · 8 Days on market

Built 2026 4,792 sqft lot $21/mo HOA · 1% of rent

---

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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS# 21164333 - Built by Starlight Homes - Ready Now! ~ This spacious 2-story home is the perfect new addition in your life. Enjoy an open concept kitchen and family room throughout the home and spread out in the second-floor loft. The kitchen features upgrades such as granite countertops, stainless steel appliances and a large island. Entertain friends on your very own private patio.

Key facts

• Private backyard
• Modern kitchen
• 4,792 sq ft lot

Tags

• WINDMILL FARMS COMMUNITY
• OPEN-CONCEPT FLOOR PLAN
• MODERN KITCHEN
• PRIVATE BACKYARD
• EASY ACCESS TO MAJOR HIGHWAYS

Property features AI

Finance

• HOA & community: Mandatory association with annual fee ($250); HOA covers grounds maintenance; HOA managed by Essex Management

Exterior

• Parking: 2-car attached garage
• Utilities: City water; City sewer; Located in a municipal utility district
• Home design: Single-family residence; Residential property; Entry across two stories; Year built 2026; Smart home features
• Construction: New construction (2026)
• Exterior features: Lot smaller than 0.5 acre (about 0.11 acre); Subdivision: Windmill Farms Ph 6b; No smoking restriction

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Dishwasher
• Bedrooms: Primary bedroom located on level 2 (approx. 17 x 15)
• Bathrooms: 4 full bathrooms
• Interior features: Open floorplan; Two levels; One living area; One dining area; Room count of 3
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath land listed at $3k.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $3k).
• Cap rate 981.2% vs local median 3.8% in Terrell — 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 67/100 on livability (#520 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities C-, employment D, 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: Blackburn El (math 19% / reading 22%, grade F, #3,515 of 4,322 statewide, top 82%, 697 students, 53% FRL) — zoned schools average 53% FRL vs 26% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 20% at this address vs 42% district-wide (-22 pts) — the specific schools serving this property underperform the Forney ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.4%/yr); 2179 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $18 of loan paydown is wiped out by about $78 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 $727 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.

Recommended offer $2,595

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
5. 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.
6. 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.
7. 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: 104.73% ✓
• Cap rate: 981.16%
• Cash-on-cash: 3481.66%
• DSCR: 155.91
• GRM: 0.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.42% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 179.43×
• Total profit: $129,648
• Equity at exit: $387

10-year hold

• IRR: —
• Equity multiple: 371.35×
• Total profit: $269,098
• Equity at exit: $224

Cash invested: $727 (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: 0.1×

Monthly cashflow live

• Estimated rent: $2,718 high
• Mortgage (P&I): −$14
• Tax est. 1.5%: −$3 /mo · $39/yr
• Insurance: −$1
• HOA: −$21
• Vacancy / Maint / Mgmt: −$571
• Net cashflow: $2,108

Break-even live

Break-even rent $49

Max offer price $2,595

Occupancy floor 17%

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: $649
• Closing costs: $78
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6076 Mojave Dr Forney, TX	5.0	4.0	2962	$2,900	$0.98	43d	1	0.03mi
6076 Mojave Dr Forney, TX	5.0	4.0	2962	$2,595	$0.88	3d	1	0.03mi
6075 Mojave Dr Forney, TX	5.0	3.0	2777	$2,595	$0.93	15d	1	0.04mi
5734 Roadhouse Forney, TX	4.0	2.5	2121	$2,350	$1.11	1d	1	0.09mi
6229 Old Bridge Way Forney, TX	4.0	2.5	2121	$1,950	$0.92	12d	1	0.17mi
6231 Old Bridge Way Forney, TX	4.0	3.0	2308	$2,300	$1.00	1d	1	0.18mi
6310 Tropicana Ln Forney, TX	5.0	3.0	2580	$2,685	$1.04	1d	1	0.20mi
4080 Dayton Dr Forney, TX	4.0	2.5	1984	$2,295	$1.16	18d	1	0.76mi
1129 Clear Dusk Ln Forney, TX	5.0	3.0	2520	$3,600	$1.43	43d	1	1.03mi
4424 Lassen Trl Forney, TX	4.0	2.0	1984	$2,295	$1.16	43d	1	1.06mi
1229 Autumn Mist Ln Forney, TX	4.0	3.0	2609	$2,795	$1.07	4d	1	1.12mi
3109 Chillingham Dr Forney, TX	4.0	2.5	2181	$2,199	$1.01	2d	1	1.15mi
3024 Chico Dr Forney, TX	5.0	2.5	2694	$2,350	$0.87	12d	1	1.25mi
9245 Switchgrass Ln Forney, TX	4.0	2.5	3326	$2,700	$0.81	43d	1	1.28mi
1539 Wheatley Way Forney, TX	4.0	3.0	2396	$2,995	$1.25	16d	1	1.36mi
1539 Wheatley Way Forney, TX	4.0	3.0	2396	$2,800	$1.17	10d	1	1.36mi
3017 Villegas Way Forney, TX	4.0	2.5	2153	$2,150	$1.00	43d	1	1.36mi
9200 Hawthorne Dr Forney, TX	4.0	2.0	2037	$2,440	$1.20	11d	1	1.36mi
3012 Villegas Way Forney, TX	5.0	2.5	2725	$2,400	$0.88	1d	1	1.39mi
1535 Calcot Ln Forney, TX	4.0	3.0	2036	$2,600	$1.28	15d	1	1.39mi
8050 Privet St Forney, TX	4.0	2.0	2045	$2,100	$1.03	24d	1	1.47mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 7 events

1. 2026-05-21
   listed $2,595 Active
2. 2026-05-18
   historical $2,900
3. 2026-04-20
   price $2,900
4. 2026-03-18
   listed $3,000
5. 2026-03-13
   soldstatus Closed 387-char remark

   Show marketing remark (387 chars)

   MLS# 21164333 - Built by Starlight Homes - Ready Now! ~ This spacious 2-story home is the perfect new addition in your life. Enjoy an open concept kitchen and family room throughout the home and spread out in the second-floor loft. The kitchen features upgrades such as granite countertops, stainless steel appliances and a large island. Entertain friends on your very own private patio.

6. 2026-02-23
   status Pending 387-char remark

   Show marketing remark (387 chars)

   MLS# 21164333 - Built by Starlight Homes - Ready Now! ~ This spacious 2-story home is the perfect new addition in your life. Enjoy an open concept kitchen and family room throughout the home and spread out in the second-floor loft. The kitchen features upgrades such as granite countertops, stainless steel appliances and a large island. Entertain friends on your very own private patio.

7. 2026-01-27
   listed $330,990 Active 387-char remark

   Show marketing remark (387 chars)

   MLS# 21164333 - Built by Starlight Homes - Ready Now! ~ This spacious 2-story home is the perfect new addition in your life. Enjoy an open concept kitchen and family room throughout the home and spread out in the second-floor loft. The kitchen features upgrades such as granite countertops, stainless steel appliances and a large island. Entertain friends on your very own private patio.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $32,614
• − Mortgage interest: −$145
• − Property taxes: −$39
• − Insurance: −$13
• − Repairs & maintenance: −$2,609
• − Management: −$2,609
• − HOA: −$252
• − Depreciation: −$75
• Taxable income: $26,871
• Est. tax owed @ 24.0%: −$6,449
• After-tax cash flow: $18,849/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 — Terrell

• Score: 67/100
• State rank: #520
• US rank: #10213

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Kaufman County · 122,338 people
• City population: 28,206
• 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

-99.2% since first listed

7 events — show timeline

• 2026-05-21 Listed $2,595 NTREIS
• 2026-05-18 Rental Removed $2,900 NTREIS
• 2026-04-20 Price Changed $2,900 NTREIS
• 2026-03-18 Listed for Rent $3,000 NTREIS
• 2026-03-13 Sold (MLS) — NTREIS
• 2026-02-23 Pending — NTREIS
• 2026-01-27 Listed $330,990 NTREIS