Windhaven II Plan · Forney, TX 75126

$239,999

3 bd · 2.0 ba · 1,311 sqft · SingleFamily · 953 Days on market

Excellent condition ↓ 8% since listing

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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).

• Cash flow +11.8/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +4.0/10.0
• Livability +3.8/5.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This single-story home has a classic layout for young families. The front door leads to a foyer with a laundry room attached, while down the hall is the open concept living area with a family room, dining room and kitchen. Adjacent are three bedrooms, including the owner's suite, which features a walk-in closet and full bathroom.

Key facts

• 2 garage spots
• Listed 953 days

🏗️ New construction. The $239,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $243,146.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-65 ($-781/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (2.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (14.8% below list).
• Recommended offer: $204k (14.8% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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.
• Market conditions: Rents rising (+1.4%/yr); 2179 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 953 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.

Recommended offer $204,464 (14.8% 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 953 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.84% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.15%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (median comp): $243,146
• List price: $239,999
• Delta: -1.29%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1233 Canyon Wren Dr	0.07mi	3/2.0	1,311 (0%)	2mo	$226,924	$173	95
1221 Canyon Wren Dr	0.11mi	3/2.0	1,311 (0%)	2mo	$242,049	$185	93
1225 Canyon Wren Dr	0.10mi	3/2.0	1,311 (0%)	3mo	$236,999	$181	93
1217 Canyon Wren Dr	0.13mi	3/2.0	1,311 (0%)	2mo	$238,499	$182	92
1429 Dovekie Dr	0.13mi	3/2.0	1,311 (0%)	2mo	$238,999	$182	92
1722 Crossbill St	0.11mi	3/2.0	1,311 (0%)	5mo	$224,999	$172	90
1603 Sparrow Hawk Rd	0.26mi	3/2.0	1,302 (-1%)	4mo	$239,449	$184	84
1709 Crossbill St	0.15mi	3/2.0	1,451 (+11%)	1mo	$222,000	$153	74
1704 Crossbill St	0.15mi	3/2.0	1,451 (+11%)	2mo	$246,449	$170	74
1218 Canyon Wren Dr	0.12mi	3/2.0	1,461 (+11%)	2mo	$246,999	$169	73
1340 Wedgeleaf Ln	0.24mi	3/2.0	1,461 (+11%)	1mo	$248,000	$170	69
1119 Barbary Fields St	0.32mi	3/2.0	1,461 (+11%)	6mo	$273,534	$187	61

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: -20.0%
• Equity multiple: 0.31×
• Total profit: $-46,713
• Equity at exit: $36,254

10-year hold

• IRR: -16.7%
• Equity multiple: 0.14×
• Total profit: $-58,609
• Equity at exit: $21,023

Cash invested: $68,081 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,045 high
• Mortgage (P&I): −$1,275
• Tax est. 1.5%: −$304 /mo · $3,647/yr
• Insurance: −$101
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $-65

Break-even live

Break-even rent $2,127

Max offer price $233,731

Occupancy floor 98%

Sensitivity live

Price	-10% $103	-5% $19	+0% $-65	+5% $-149	+10% $-233
Rent	-10% $-227	-5% $-146	+0% $-65	+5% $16	+10% $96
Rate	-1.0pp $57	-0.5pp $-3	base $-65	+0.5pp $-128	+1.0pp $-192

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: $60,787
• Closing costs: $7,294
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1318 Canyon Wren Dr Forney, TX	3.0	2.0	1411	$1,699	$1.20	22d	1	0.03mi
1231 Canyon Wren Dr Forney, TX	3.0	2.0	1451	$1,785	$1.23	44d	1	0.10mi
1229 Canyon Wren Dr Forney, TX	3.0	2.0	1461	$1,785	$1.22	44d	1	0.11mi
1228 Canyon Wren Dr Forney, TX	3.0	2.0	1451	$1,785	$1.23	44d	1	0.11mi
1227 Canyon Wren Dr Forney, TX	4.0	2.0	1474	$1,995	$1.35	44d	1	0.11mi
1223 Canyon Wren Dr Forney, TX	3.0	2.0	1522	$1,800	$1.18	44d	1	0.13mi
1222 Canyon Wren Dr Forney, TX	3.0	2.0	1302	$1,775	$1.36	44d	1	0.13mi
1220 Canyon Wren Dr Forney, TX	3.0	2.0	1720	$1,815	$1.06	8d	1	0.14mi
1622 Rosy Finch Dr Forney, TX	4.0	2.0	1665	$2,195	$1.32	44d	1	0.14mi
1720 Crossbill St Forney, TX	3.0	2.0	1461	$1,785	$1.22	44d	1	0.15mi
1429 Dovekie Dr Forney, TX	3.0	2.0	1311	$2,500	$1.91	2d	1	0.15mi
1718 Crossbill St Forney, TX	3.0	2.0	1311	$1,730	$1.32	22d	1	0.15mi
1625 Rosy Finch Dr Forney, TX	4.0	2.0	1667	$2,095	$1.26	44d	1	0.15mi
1727 Crossbill St Forney, TX	3.0	2.0	1311	$1,750	$1.33	19d	1	0.15mi
1716 Crossbill St Forney, TX	3.0	2.0	1451	$1,785	$1.23	44d	1	0.16mi
1725 Crossbill St Forney, TX	3.0	2.0	1451	$1,785	$1.23	44d	1	0.16mi
1723 Crossbill St Forney, TX	3.0	2.0	1461	$1,785	$1.22	44d	1	0.16mi
1719 Crossbill St Forney, TX	3.0	2.0	1474	$1,795	$1.22	22d	1	0.17mi
1715 Crossbill St Forney, TX	3.0	2.0	1522	$1,785	$1.17	22d	1	0.17mi
1211 Canyon Wren Dr Forney, TX	4.0	2.0	1656	$2,400	$1.45	22d	1	0.17mi
1708 Crossbill St Forney, TX	3.0	2.0	1760	$1,840	$1.05	16d	1	0.18mi
1631 Rosy Finch Dr Heath, TX	4.0	2.0	1665	$2,600	$1.56	17d	1	0.18mi
1426 Merlin Bluff St Forney, TX	3.0	2.0	1522	$1,785	$1.17	22d	1	0.21mi
1419 Merlin Bluff St Forney, TX	3.0	2.0	1454	$1,900	$1.31	13d	1	0.22mi
1621 Sparrow Hawk Rd Forney, TX	3.0	2.0	1522	$1,785	$1.17	22d	1	0.24mi
2330 Aspen Hill Dr Forney, TX	3.0	2.0	1498	$1,795	$1.20	19d	1	0.26mi
1405 Merlin Bluff St Forney, TX	3.0	2.0	1500	$2,400	$1.60	7d	1	0.27mi
1611 Sparrow Hawk Rd Forney, TX	3.0	2.0	1522	$1,800	$1.18	44d	1	0.27mi
2111 River Pine Rd Forney, TX	3.0	2.0	1496	$1,950	$1.30	44d	1	0.27mi
1355 Wedgeleaf Ln Forney, TX	3.0	2.0	1461	$2,200	$1.51	44d	1	0.28mi
1947 Aves Glen Ln Forney, TX	3.0	2.0	1411	$2,195	$1.56	25d	1	0.30mi
1158 Barbary Fields St Forney, TX	4.0	2.0	1780	$2,300	$1.29	44d	1	0.32mi
1729 High Perch Ln Forney, TX	4.0	2.0	1720	$2,350	$1.37	44d	1	0.33mi
1147 Barbary Fields St Forney, TX	3.0	2.0	1522	$2,100	$1.38	3d	1	0.34mi
1728 High Perch Ln Forney, TX	3.0	2.0	1474	$1,800	$1.22	19d	1	0.34mi
1289 Wedgeleaf Ln Forney, TX	3.0	2.0	1522	$1,785	$1.17	22d	1	0.34mi
1285 Wedgeleaf Ln Forney, TX	3.0	2.0	1522	$1,800	$1.18	44d	1	0.35mi
1281 Wedgeleaf Ln Forney, TX	3.0	2.0	1522	$1,805	$1.19	13d	1	0.37mi
2003 Pine Stone Ln Forney, TX	3.0	2.0	1488	$2,000	$1.34	44d	1	0.40mi
2043 Pleasant Knoll Cir Forney, TX	3.0	2.0	1734	$2,099	$1.21	44d	1	0.44mi

Listing history 28 events

1. 2026-06-18
   days on market $239,999 Active 953 DOM
2. 2026-06-17
   days on market $239,999 Active 952 DOM
3. 2026-06-16
   days on market $239,999 Active 951 DOM
4. 2026-06-15
   days on market $239,999 Active 950 DOM
5. 2026-06-13
   days on market $239,999 Active 948 DOM
6. 2026-06-13
   days on market $239,999 Active 947 DOM
7. 2026-06-09
   days on market $239,999 Active 944 DOM
8. 2026-06-08
   days on market $239,999 Active 943 DOM
9. 2026-06-07
   days on market $239,999 Active 942 DOM
10. 2026-06-04
    days on market $239,999 Active 939 DOM
11. 2026-06-03
    days on market $239,999 Active 938 DOM
12. 2026-06-02
    days on market $239,999 Active 937 DOM
13. 2026-06-01
    days on market $239,999 Active 936 DOM
14. 2026-05-31
    days on market $239,999 Active 935 DOM
15. 2024-05-10
    price $239,999 331-char remark

    Show marketing remark (331 chars)

    This single-story home has a classic layout for young families. The front door leads to a foyer with a laundry room attached, while down the hall is the open concept living area with a family room, dining room and kitchen. Adjacent are three bedrooms, including the owner's suite, which features a walk-in closet and full bathroom.

16. 2024-03-30
    price $244,999 331-char remark

    Show marketing remark (331 chars)

    This single-story home has a classic layout for young families. The front door leads to a foyer with a laundry room attached, while down the hall is the open concept living area with a family room, dining room and kitchen. Adjacent are three bedrooms, including the owner's suite, which features a walk-in closet and full bathroom.

17. 2024-03-13
    price $241,999 331-char remark

    Show marketing remark (331 chars)

    This single-story home has a classic layout for young families. The front door leads to a foyer with a laundry room attached, while down the hall is the open concept living area with a family room, dining room and kitchen. Adjacent are three bedrooms, including the owner's suite, which features a walk-in closet and full bathroom.

18. 2024-02-27
    price $239,999 331-char remark

    Show marketing remark (331 chars)

    This single-story home has a classic layout for young families. The front door leads to a foyer with a laundry room attached, while down the hall is the open concept living area with a family room, dining room and kitchen. Adjacent are three bedrooms, including the owner's suite, which features a walk-in closet and full bathroom.

19. 2024-02-27
    price $234,999 331-char remark

    Show marketing remark (331 chars)

    This single-story home has a classic layout for young families. The front door leads to a foyer with a laundry room attached, while down the hall is the open concept living area with a family room, dining room and kitchen. Adjacent are three bedrooms, including the owner's suite, which features a walk-in closet and full bathroom.

20. 2024-02-26
    price $233,999 331-char remark

    Show marketing remark (331 chars)

    This single-story home has a classic layout for young families. The front door leads to a foyer with a laundry room attached, while down the hall is the open concept living area with a family room, dining room and kitchen. Adjacent are three bedrooms, including the owner's suite, which features a walk-in closet and full bathroom.

21. 2024-02-24
    price $234,999 331-char remark

    Show marketing remark (331 chars)

    This single-story home has a classic layout for young families. The front door leads to a foyer with a laundry room attached, while down the hall is the open concept living area with a family room, dining room and kitchen. Adjacent are three bedrooms, including the owner's suite, which features a walk-in closet and full bathroom.

22. 2024-02-21
    price $233,999 331-char remark

    Show marketing remark (331 chars)

    This single-story home has a classic layout for young families. The front door leads to a foyer with a laundry room attached, while down the hall is the open concept living area with a family room, dining room and kitchen. Adjacent are three bedrooms, including the owner's suite, which features a walk-in closet and full bathroom.

23. 2024-02-18
    price $226,999 331-char remark

    Show marketing remark (331 chars)

    This single-story home has a classic layout for young families. The front door leads to a foyer with a laundry room attached, while down the hall is the open concept living area with a family room, dining room and kitchen. Adjacent are three bedrooms, including the owner's suite, which features a walk-in closet and full bathroom.

24. 2024-02-14
    price $224,999 331-char remark

    Show marketing remark (331 chars)

    This single-story home has a classic layout for young families. The front door leads to a foyer with a laundry room attached, while down the hall is the open concept living area with a family room, dining room and kitchen. Adjacent are three bedrooms, including the owner's suite, which features a walk-in closet and full bathroom.

25. 2023-12-15
    price $244,999 331-char remark

    Show marketing remark (331 chars)

    This single-story home has a classic layout for young families. The front door leads to a foyer with a laundry room attached, while down the hall is the open concept living area with a family room, dining room and kitchen. Adjacent are three bedrooms, including the owner's suite, which features a walk-in closet and full bathroom.

26. 2023-12-07
    price $254,999 331-char remark

    Show marketing remark (331 chars)

    This single-story home has a classic layout for young families. The front door leads to a foyer with a laundry room attached, while down the hall is the open concept living area with a family room, dining room and kitchen. Adjacent are three bedrooms, including the owner's suite, which features a walk-in closet and full bathroom.

27. 2023-11-26
    price $264,999 331-char remark

    Show marketing remark (331 chars)

    This single-story home has a classic layout for young families. The front door leads to a foyer with a laundry room attached, while down the hall is the open concept living area with a family room, dining room and kitchen. Adjacent are three bedrooms, including the owner's suite, which features a walk-in closet and full bathroom.

28. 2023-11-08
    listed $259,999 Active 331-char remark

    Show marketing remark (331 chars)

    This single-story home has a classic layout for young families. The front door leads to a foyer with a laundry room attached, while down the hall is the open concept living area with a family room, dining room and kitchen. Adjacent are three bedrooms, including the owner's suite, which features a walk-in closet and full bathroom.

ⓘ 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: $24,536
• − Mortgage interest: −$13,620
• − Property taxes: −$3,647
• − Insurance: −$1,216
• − Repairs & maintenance: −$1,963
• − Management: −$1,963
• − Depreciation: −$7,073
• Taxable loss: −$4,946
• Est. tax savings @ 24.0%: +$1,187
• After-tax cash flow: $406/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This single-story home is in excellent condition with a classic layout, modern finishes, and a well-maintained exterior. It is move-in ready and would benefit from minor updates to further enhance its curb appeal and value.

Value-add opportunities

• Resale Painting the exterior — Fresh paint can enhance curb appeal and home value
• Resale Landscaping improvements — Enhanced landscaping can attract more potential buyers
• Both Adding smart home features — Smart home features can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior — Fresh paint can enhance curb appeal and home value ↑
• Resale Landscaping improvements — Enhanced landscaping can attract more potential buyers ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-7.7% since first listed

14 events — show timeline

• 2024-05-10 Price Changed $239,999 Zillow
• 2024-03-30 Price Changed $244,999 Zillow
• 2024-03-13 Price Changed $241,999 Zillow
• 2024-02-27 Price Changed $239,999 Zillow
• 2024-02-27 Price Changed $234,999 Zillow
• 2024-02-26 Price Changed $233,999 Zillow
• 2024-02-24 Price Changed $234,999 Zillow
• 2024-02-21 Price Changed $233,999 Zillow
• 2024-02-18 Price Changed $226,999 Zillow
• 2024-02-14 Price Changed $224,999 Zillow
• 2023-12-15 Price Changed $244,999 Zillow
• 2023-12-07 Price Changed $254,999 Zillow
• 2023-11-26 Price Changed $264,999 Zillow
• 2023-11-08 Listed $259,999 Zillow