209 N Mcgraw St · Forney, TX 75126

$179,000

2 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 19 Days on market

Built 1970 0.28 ac lot $160/sqft · 18% below area Est $219k · 18% under

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Why this score? — see what drove the C- 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 +15.0/15.0
• Cash flow +13.4/30.0
• 1% rule +4.9/10.0
• DSCR +4.0/10.0
• Schools +4.0/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming home on larger corner lot in the Heart of Forney. Sit on the front porch or relax on the back patio with stone fireplace the choice is yours. Of course it will be hard to leave the beauty of the entertainers kitchen or open concept living room. This home was updated in August 2018 with all new floors, paint, baseboards and much more. Kitchen has granite counter-tops with island excellent storage space and dining area. The laundry room is off the kitchen. Split bedroom floor plan with updated bathrooms including walk in shower. Large metal building at end of drive can be workshop or detached garage. There is separate storage bldg for your extras. Don't miss out on this rare find.

Key facts

• 0.28 acre lot
• 2 garage spots
• Built 1970

Property features AI

Finance

• Financial info: Listing accepts cash and conventional financing; Special listing conditions: Standard
• HOA & community: No homeowners association

Exterior

• Parking: Attached garage; 2-car garage (covered spaces: 2)
• Security: Smoke detector(s)
• Utilities: City water; City sewer; Municipal utility district: no
• Home design: Single-family residence; One story; Residential property in W J Garrett subdivision
• Construction: Built in 1970 (preowned); Stone veneer and stucco exterior; Slab foundation
• Exterior features: Covered patio and covered porch; Wood fencing; Few trees on an interior lot

Interior

• Kitchen: Granite counters; Kitchen island; Eat-in kitchen with built-in cabinets; Electric cooktop and electric oven; Dishwasher; Refrigerator; Garbage disposal
• Bedrooms: Primary bedroom on level 1 with ensuite bathroom; Second bedroom on level 1 with ensuite bath
• Flooring: Hardwood floors
• Bathrooms: Two full bathrooms (both on level 1), including primary bath with built-in cabinets
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Open floorplan with decorative lighting and built-in features; Granite countertops and kitchen island; Pantry; High-speed internet available; Window coverings
• Laundry & utility: Laundry room on level 1; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $2 ($20/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 $177k (1.2% below list).
• Recommended offer: $176k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.3% 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: Claybon El (math 55% / reading 58%, grade C+, #559 of 4,322 statewide, top 13%, 575 students, 35% FRL).
• Zoned-school proficiency averages 56% at this address vs 42% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Forney ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.4%/yr); 2179 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $1k of loan paydown is wiped out by about $5k 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 19 days — a 2% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y 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 2.6% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,315 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 0.99% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.04%
• DSCR: 1.00
• GRM: 8.4

CMA / ARV

• ARV (median comp): $219,446
• List price: $179,000
• Delta: -18.43%
• 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
209 N Mcgraw St	0.00mi	2/2.0	1,120 (0%)	0mo	$179,000	$160	96
115 W Main St	0.29mi	2/2.0	1,097 (-2%)	10mo	$229,900	$210	70
605 Elm St	0.28mi	3/1.5 (+1)	980 (-12%)	0mo	$199,900	$204	59
102 Weaver	0.54mi	2/1.0	1,160 (+4%)	13mo	$139,000	$120	58
407 E Broad St	0.44mi	2/2.0	962 (-14%)	2mo	$279,900	$291	51
421 Brazos St	0.53mi	3/1.5 (+1)	1,236 (+10%)	4mo	$224,500	$182	47
606 E Broad St	0.55mi	3/1.5 (+1)	980 (-12%)	1mo	$170,000	$173	46
620 Park Creek Ave	0.69mi	3/2.0 (+1)	1,216 (+9%)	1mo	$120,000	$99	44
617 E Buffalo St	0.58mi	3/1.0 (+1)	988 (-12%)	12mo	$235,000	$238	38
919 Royal St	0.62mi	3/1.5 (+1)	1,225 (+9%)	14mo	$215,000	$176	37
911 Bermuda St	0.73mi	3/2.0 (+1)	1,275 (+14%)	9mo	$257,750	$202	26
922 Alpine St	0.74mi	3/2.0 (+1)	1,246 (+11%)	14mo	$249,000	$200	26

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: -18.2%
• Equity multiple: 0.37×
• Total profit: $-31,544
• Equity at exit: $26,689

10-year hold

• IRR: -14.2%
• Equity multiple: 0.25×
• Total profit: $-37,832
• Equity at exit: $15,477

Cash invested: $50,120 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,769 high
• Mortgage (P&I): −$939
• Tax from tax record: −$382 /mo · $4,589/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $2

Break-even live

Break-even rent $1,767

Max offer price $179,000

Occupancy floor 95%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
517 Burgett St Forney, TX	3.0	2.0	1280	$1,695	$1.32	2d	1	0.12mi
304 Burgett St Forney, TX	3.0	2.0	1417	$1,595	$1.13	43d	1	0.15mi
211 W Trinity St Unit D Forney, TX	1.0	1.0	840	$1,200	$1.43	43d	1	0.34mi
404 Oak St Unit 1 Forney, TX	2.0	2.0	1000	$1,349	$1.35	2d	1	0.38mi
407 S Bois D Arc St Forney, TX	3.0	1.5	1008	$1,500	$1.49	43d	1	0.53mi
905 Royal St Forney, TX	3.0	1.5	1250	$1,750	$1.40	43d	1	0.56mi
920 Royal St Forney, TX	3.0	2.0	1296	$1,870	$1.44	3d	1	0.63mi
124 Stanford Forney, TX	3.0	2.0	1488	$1,800	$1.21	7d	1	0.63mi
907 Alpine St Forney, TX	3.0	2.0	1300	$1,810	$1.39	43d	1	0.69mi
308 Southlake Dr Forney, TX	3.0	2.0	1491	$1,965	$1.32	2d	1	0.71mi
415 Southlake Dr Forney, TX	3.0	2.0	1283	$1,913	$1.49	6d	1	0.73mi
415 Southlake Dr Forney, TX	3.0	2.0	1283	$1,723	$1.34	43d	1	0.73mi
509 Southlake Dr Forney, TX	3.0	2.0	1157	$2,299	$1.99	12d	1	0.79mi
603 Woodcrest Way Forney, TX	3.0	2.0	1234	$1,805	$1.46	24d	1	0.80mi
404 Woodcrest Way Forney, TX	3.0	2.0	1434	$1,900	$1.32	43d	1	0.81mi
416 Woodcrest Way Forney, TX	3.0	2.0	1379	$1,950	$1.41	20d	1	0.83mi
113 Galloping Trl Forney, TX	3.0	2.0	1482	$1,769	$1.19	17d	1	0.86mi
416 Forestwood Dr Forney, TX	3.0	2.0	1267	$1,799	$1.42	2d	1	0.88mi
604 Carl C Senter St Forney, TX	3.0	2.0	1314	$2,300	$1.75	2d	1	0.90mi
300 Trailhouse Ln Forney, TX	1.0–3.0	1.0–2.0	1041	$1,620	$1.56	2d	40	1.06mi
201 Wildwood Blvd Forney, TX	1.0–2.0	1.0–2.0	964	$1,955	$2.03	2d	42	1.10mi
213 Independence Trl Forney, TX	3.0	2.0	1487	$1,900	$1.28	43d	1	1.36mi

Listing history 23 events

1. 2026-05-18
   historical Active Option Contract 991-char remark
2. 2026-05-07
   listed $179,000 Active 991-char remark
3. 2018-09-19
   soldstatus
4. 2018-09-17
   soldstatus Sold 696-char remark

   Show marketing remark (696 chars)

   Charming home on larger corner lot in the Heart of Forney. Sit on the front porch or relax on the back patio with stone fireplace the choice is yours. Of course it will be hard to leave the beauty of the entertainers kitchen or open concept living room. This home was updated in August 2018 with all new floors, paint, baseboards and much more. Kitchen has granite counter-tops with island excellent storage space and dining area. The laundry room is off the kitchen. Split bedroom floor plan with updated bathrooms including walk in shower. Large metal building at end of drive can be workshop or detached garage. There is separate storage bldg for your extras. Don't miss out on this rare find.

5. 2018-09-04
   status Pending 696-char remark

   Show marketing remark (696 chars)

   Charming home on larger corner lot in the Heart of Forney. Sit on the front porch or relax on the back patio with stone fireplace the choice is yours. Of course it will be hard to leave the beauty of the entertainers kitchen or open concept living room. This home was updated in August 2018 with all new floors, paint, baseboards and much more. Kitchen has granite counter-tops with island excellent storage space and dining area. The laundry room is off the kitchen. Split bedroom floor plan with updated bathrooms including walk in shower. Large metal building at end of drive can be workshop or detached garage. There is separate storage bldg for your extras. Don't miss out on this rare find.

6. 2018-08-27
   historical Active Option Contract 696-char remark

   Show marketing remark (696 chars)

   Charming home on larger corner lot in the Heart of Forney. Sit on the front porch or relax on the back patio with stone fireplace the choice is yours. Of course it will be hard to leave the beauty of the entertainers kitchen or open concept living room. This home was updated in August 2018 with all new floors, paint, baseboards and much more. Kitchen has granite counter-tops with island excellent storage space and dining area. The laundry room is off the kitchen. Split bedroom floor plan with updated bathrooms including walk in shower. Large metal building at end of drive can be workshop or detached garage. There is separate storage bldg for your extras. Don't miss out on this rare find.

7. 2018-08-16
   listed $149,900 Active 696-char remark

   Show marketing remark (696 chars)

   Charming home on larger corner lot in the Heart of Forney. Sit on the front porch or relax on the back patio with stone fireplace the choice is yours. Of course it will be hard to leave the beauty of the entertainers kitchen or open concept living room. This home was updated in August 2018 with all new floors, paint, baseboards and much more. Kitchen has granite counter-tops with island excellent storage space and dining area. The laundry room is off the kitchen. Split bedroom floor plan with updated bathrooms including walk in shower. Large metal building at end of drive can be workshop or detached garage. There is separate storage bldg for your extras. Don't miss out on this rare find.

8. 2015-06-26
   soldstatus
9. 2015-06-25
   soldstatus Sold

   Show marketing remark (453 chars)

   You must see this charming and affordable home on a large corner lot in Forney. This home has been delightfully updated. .. featuring attractive paint colors, a spacious kitchen with great cabinet & counter space, tiled showers, 2 large bedrooms, an amazing covered patio with stone FP, and more. Large metal building in back can be used as a detached garage or workshop. There is also a separate storage building for your extras. Do not hesitate!

10. 2015-06-08
    status Pending

    Show marketing remark (453 chars)

    You must see this charming and affordable home on a large corner lot in Forney. This home has been delightfully updated. .. featuring attractive paint colors, a spacious kitchen with great cabinet & counter space, tiled showers, 2 large bedrooms, an amazing covered patio with stone FP, and more. Large metal building in back can be used as a detached garage or workshop. There is also a separate storage building for your extras. Do not hesitate!

11. 2015-05-23
    historical Active Option Contract

    Show marketing remark (453 chars)

    You must see this charming and affordable home on a large corner lot in Forney. This home has been delightfully updated. .. featuring attractive paint colors, a spacious kitchen with great cabinet & counter space, tiled showers, 2 large bedrooms, an amazing covered patio with stone FP, and more. Large metal building in back can be used as a detached garage or workshop. There is also a separate storage building for your extras. Do not hesitate!

12. 2015-05-16
    status Active

    Show marketing remark (453 chars)

    You must see this charming and affordable home on a large corner lot in Forney. This home has been delightfully updated. .. featuring attractive paint colors, a spacious kitchen with great cabinet & counter space, tiled showers, 2 large bedrooms, an amazing covered patio with stone FP, and more. Large metal building in back can be used as a detached garage or workshop. There is also a separate storage building for your extras. Do not hesitate!

13. 2015-05-05
    historical Active Option Contract

    Show marketing remark (453 chars)

    You must see this charming and affordable home on a large corner lot in Forney. This home has been delightfully updated. .. featuring attractive paint colors, a spacious kitchen with great cabinet & counter space, tiled showers, 2 large bedrooms, an amazing covered patio with stone FP, and more. Large metal building in back can be used as a detached garage or workshop. There is also a separate storage building for your extras. Do not hesitate!

14. 2015-04-22
    listed $119,900 Active

    Show marketing remark (453 chars)

    You must see this charming and affordable home on a large corner lot in Forney. This home has been delightfully updated. .. featuring attractive paint colors, a spacious kitchen with great cabinet & counter space, tiled showers, 2 large bedrooms, an amazing covered patio with stone FP, and more. Large metal building in back can be used as a detached garage or workshop. There is also a separate storage building for your extras. Do not hesitate!

15. 2015-01-09
    soldstatus
16. 2009-12-14
    soldstatus
17. 2009-12-11
    historical
18. 2009-10-27
    listed $19,900
19. 2006-01-26
    soldstatus
20. 2006-01-20
    soldstatus
21. 2006-01-06
    historical
22. 2005-06-10
    listed $36,500
23. 1999-02-19
    soldstatus

ⓘ 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: $4,589 · $382/mo
• Projected year-2 tax: $4,589 · $382/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 23 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: $21,226
• − Mortgage interest: −$10,027
• − Property taxes: −$4,589
• − Insurance: −$895
• − Repairs & maintenance: −$1,698
• − Management: −$1,698
• − Depreciation: −$5,207
• Taxable loss: −$2,888
• Est. tax savings @ 24.0%: +$693
• After-tax cash flow: $713/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

+390.4% since first listed

25 events — show timeline

• 2026-06-09 Sold (MLS) — NTREIS
• 2026-05-27 Pending — NTREIS
• 2026-05-18 Contingent — NTREIS
• 2026-05-07 Listed $179,000 NTREIS
• 2018-09-19 Sold (Public Records) — Public Records
• 2018-09-17 Sold (MLS) — NTREIS
• 2018-09-04 Pending — NTREIS
• 2018-08-27 Contingent — NTREIS
• 2018-08-16 Listed $149,900 NTREIS
• 2015-06-26 Sold (Public Records) — Public Records
• 2015-06-25 Sold (MLS) — NTREIS
• 2015-06-08 Pending — NTREIS
• 2015-05-23 Contingent — NTREIS
• 2015-05-16 Relisted — NTREIS
• 2015-05-05 Contingent — NTREIS
• 2015-04-22 Listed $119,900 NTREIS
• 2015-01-09 Sold (Public Records) — Public Records
• 2009-12-14 Sold (MLS) — NTREIS
• 2009-12-11 Listing Removed — NTREIS
• 2009-10-27 Listed $19,900 NTREIS
• 2006-01-26 Sold (Public Records) — Public Records
• 2006-01-20 Sold (MLS) — NTREIS
• 2006-01-06 Listing Removed — NTREIS
• 2005-06-10 Listed $36,500 NTREIS
• 1999-02-19 Sold (Public Records) — Public Records

Property tax history

+8.9%/yr

Latest (2025): $4,589 · +10.8% YoY. Source: county tax records.