1705 Sandy Pond St · Forney, TX 75126

$257,990

3 bd · 2.0 ba · 1,447 sqft · Land · 4 Days on market

Built 2026 6,534 sqft lot $67/mo HOA · 3% 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).

• Cash flow +15.2/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Schools +4.0/10.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Built by Mattamy Homes - The Falkirk - Available September! The Falkirk welcomes you with a sense of space, warmth, and ease. This home blends comfort, flow, and function beautifully. The airy layout connects the kitchen, dining area, and Great Room creating the perfect space for a relaxing evening or hosting friends. A central island and gourmet kitchen make everyday meals and special gatherings feel effortless. The private owner’s suite features a large walk-in closet and dual-sink bathroom. Two secondary bedrooms are thoughtfully placed near a full bathroom, ideal for guests, kids, or a home office. Smart features like a dedicated laundry room, energy-efficient tankless water heate

Key facts

• Central island
• Private owners suite
• Gourmet kitchen

Tags

• ELECTRIC FIREPLACE
• CENTRAL ISLAND
• GOURMET KITCHEN
• PRIVATE OWNERS SUITE
• LARGE WALK-IN CLOSET
• DUAL-SINK BATHROOM

Property features AI

Finance

• Other: Subdivision: Walden Pond
• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing
• HOA & community: Mandatory association managed by Essex Management; Annual association fee; Association covers full use of facilities, grounds maintenance, and management fees

Exterior

• Parking: Attached 2-car garage with garage door opener and front-facing garage; 2 covered parking spaces
• Security: Smoke detector(s); Carbon monoxide detector(s)
• Utilities: City water; City sewer; Individual gas meter; Individual water meter; Underground utilities; Sidewalks, curbs and concrete; Community mailbox; Located in a municipal utility district
• Home design: Single family residence; One story; New construction (incomplete)
• Construction: Brick construction; Radiant barrier; Composition roof; Slab foundation; Built in 2026
• Exterior features: Covered porch(es); Wood fencing; Landscaped yard; Sprinkler system; Interior lot

Interior

• Kitchen: Granite countertops; Built-in cabinets; Kitchen island; Gas cooktop; Electric oven; Microwave; Dishwasher; Disposal; Water line to refrigerator; Plumbed for gas in kitchen
• Bedrooms: Primary bedroom on main level with dual sinks and walk-in closet; Two additional bedrooms on main level (each with walk-in closet for one bedroom)
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Electric heating elements; Ceiling fan(s); ENERGY STAR qualified equipment
• Interior features: Open floorplan; Kitchen island; Pantry; Decorative lighting; Cable TV available; Flat screen wiring; High speed internet available
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Gas water heater; Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $258k.

Deal economics

• At list price, monthly cash flow is $89 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (14.5% below list).
• Recommended offer: $221k (14.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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); 2200 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $2k of loan paydown is wiped out by about $8k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $220,708 (14.5% below list)

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 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. 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: 0.86% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.49%
• DSCR: 1.07
• GRM: 9.7

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: -15.6%
• Equity multiple: 0.45×
• Total profit: $-39,606
• Equity at exit: $38,467

10-year hold

• IRR: -10.0%
• Equity multiple: 0.43×
• Total profit: $-41,066
• Equity at exit: $22,306

Cash invested: $72,237 (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: 9.7×

Monthly cashflow live

• Estimated rent: $2,207 high
• Mortgage (P&I): −$1,353
• Tax from tax record: −$127 /mo · $1,520/yr
• Insurance: −$107
• HOA: −$67
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $89

Break-even live

Break-even rent $2,094

Max offer price $257,990

Occupancy floor 91%

Sensitivity live

Price	-10% $236	-5% $163	+0% $89	+5% $16	+10% $-57
Rent	-10% $-85	-5% $2	+0% $89	+5% $177	+10% $264
Rate	-1.0pp $219	-0.5pp $155	base $89	+0.5pp $23	+1.0pp $-45

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: $64,498
• Closing costs: $7,740
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1108 Redcoat Dr , TX	3.0	2.0	1800	$2,250	$1.25	5d	1	0.05mi
1450 Whaley Dr Forney, TX	1.0–2.0	1.0–2.0	922	$2,532	$2.75	0d	20	0.27mi
1105 N Gateway Blvd Forney, TX	1.0–3.0	1.0–2.0	987	$1,842	$1.87	0d	30	0.30mi
1412 Grove Pond Rd Forney, TX	4.0	2.0	1708	$2,500	$1.46	19d	1	0.40mi
1205 Gateway Blvd Forney, TX	2.0	1.0–2.0	957	$2,437	$2.55	44d	1	0.43mi
1200 N Gateway Blvd Forney, TX	2.0	1.0–2.0	848	$1,658	$1.96	0d	30	0.46mi
525 Ardsley Ln Forney, TX	4.0	2.0	1775	$2,395	$1.35	0d	1	0.48mi
1100 N Gateway Blvd Forney, TX	1.0–2.0	1.0–2.0	892	$1,819	$2.04	0d	30	0.48mi
1012 Barkers Pond Ave Forney, TX	4.0	2.0	1710	$2,295	$1.34	4d	1	0.52mi
10900 Reeder Ln Forney, TX	3.0	1.5	1186	$3,200	$2.70	23d	1	0.56mi
1405 N Gateway Blvd Forney, TX	1.0–3.0	1.0–2.0	936	$3,920	$4.19	0d	1	0.58mi
1750 Gleasondale Pl Forney, TX	3.0	2.0	1633	$2,200	$1.35	44d	1	0.65mi
1759 Gleasondale Pl Forney, TX	3.0	2.0	1726	$2,050	$1.19	25d	1	0.67mi
2207 Heaton Forney, TX	3.0	2.0	1423	$2,100	$1.48	44d	1	0.73mi
1430 Everett Gardens Way Forney, TX	3.0	2.0	1465	$1,950	$1.33	13d	1	0.73mi
1462 Everett Gardens Way Forney, TX	4.0	2.0	1858	$2,195	$1.18	25d	1	0.78mi
1462 Everett Gardens Way Forney, TX	4.0	2.0	1858	$2,195	$1.18	3d	1	0.78mi
2029 Cone Flower Dr Forney, TX	3.0	2.0	1604	$1,816	$1.13	8d	1	0.80mi
2217 Perrymead Dr Forney, TX	3.0	2.0	1423	$2,360	$1.66	5d	1	0.81mi
2105 Cardinal Dr Forney, TX	4.0	2.0	1763	$2,200	$1.25	23d	1	0.83mi
2106 Bluebell Forney, TX	3.0	2.0	1541	$1,950	$1.27	6d	1	0.85mi
4432 Thalia Way Forney, TX	3.0	2.0	1816	$2,100	$1.16	44d	1	0.85mi
2201 Woodberry Dr Forney, TX	3.0	2.0	1839	$2,050	$1.11	44d	1	0.88mi
236 Pennridge Dr Forney, TX	3.0	2.0	1871	$2,295	$1.23	25d	1	0.90mi
2015 Gardenia Dr Forney, TX	3.0	2.0	1598	$1,850	$1.16	21d	1	0.92mi
2421 Eldor Way Forney, TX	4.0	2.0	1680	$2,195	$1.31	25d	1	0.94mi
2009 Brook Meadow Dr Forney, TX	3.0	2.0	1714	$1,800	$1.05	44d	1	0.95mi
2023 Avondown Rd Forney, TX	3.0	2.0	1640	$2,191	$1.34	0d	1	0.96mi
2000 Natchez Dr Forney, TX	3.0	2.0	1551	$1,819	$1.17	44d	1	0.99mi
2101 Wildwood Dr Forney, TX	3.0	2.0	1558	$1,900	$1.22	44d	1	1.05mi
300 Trailhouse Ln Forney, TX	1.0–3.0	1.0–2.0	1041	$2,115	$2.03	0d	37	1.29mi
1300 N Gateway Blvd Forney, TX	1.0–3.0	1.0–2.0	1039	$2,492	$2.40	0d	22	1.30mi
3039 Boran Dr Forney, TX	3.0	2.0	1690	$2,000	$1.18	44d	1	1.31mi
201 Wildwood Blvd Forney, TX	1.0–2.0	1.0–2.0	964	$1,955	$2.03	0d	33	1.31mi
3018 Sweetwater Trl Forney, TX	3.0	2.0	1532	$1,950	$1.27	7d	1	1.32mi
3095 Barzona Rd Forney, TX	4.0	2.0	1683	$1,850	$1.10	18d	1	1.34mi
507 Thunder Trl Forney, TX	3.0	2.0	1800	$2,300	$1.28	0d	1	1.36mi
2004 Chisolm Trl Forney, TX	3.0	2.0	1708	$2,150	$1.26	19d	1	1.41mi
3016 Boran Dr Forney, TX	3.0	2.0	1681	$2,100	$1.25	44d	1	1.43mi
3010 Saddleback Way Forney, TX	3.0	2.0	1538	$1,895	$1.23	44d	1	1.45mi

HOA detail

• Monthly dues: $67 · $804/yr
• Likely covers: water

Listing history 3 events

1. 2026-06-21
   days on market $257,990 Active 4 DOM
2. 2026-06-17
   remarks 693-char remark
3. 2026-06-17
   listed $257,990 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: $1,520 · $127/mo
• Projected year-2 tax: $4,721 · $393/mo
• Expected delta: +$3,201/yr (+$267/mo · 210.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $26,485
• − Mortgage interest: −$14,451
• − Property taxes: −$1,520
• − Insurance: −$1,290
• − Repairs & maintenance: −$2,119
• − Management: −$2,119
• − HOA: −$804
• − Depreciation: −$7,505
• Taxable loss: −$3,323
• Est. tax savings @ 24.0%: +$798
• After-tax cash flow: $1,872/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

• 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

1 event — show timeline

• 2026-06-17 Listed $257,990 NTREIS