2138 Hobby Dr · Forney, TX
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 4/10 · Minor
- Est. fire insurance / yr
- $1,222 – $2,270
Heat risk 7/10 · Major
- Hot days now (above 110°F)
- 7 days/yr
- Hot days in 30 yrs
- 24 days/yr
Wind risk 6/10 · Moderate
- Chance of severe wind over 30 yrs
- 27.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 1 days/yr
- Unhealthy air days in 30 yrs
- 1 days/yr
Risk factors via First Street. Map © Google.
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 +15.0/15.0
- Cash flow +6.8/30.0
- Livability +3.8/5.0
- Condition / age +3.8/5.0
- 1% rule +3.5/10.0
- Schools +3.5/10.0
- Rent growth +2.9/5.0
- DSCR +1.0/10.0
- Appreciation +0.0/10.0
$250,000
2138 Hobby Dr · Forney, TX 75126
3 bd · 2.0 ba · 1,413 sqft · SingleFamily
public records
· 27 Days on market
Built 2021
4,400 sqft lot
Garage
$177/sqft
· 17% below area
Est $302k · 17% under
$58/mo HOA · 3% of rent
↓ 6% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Welcome to this beautifully maintained one-story home in the sought-after Clements Ranch community of Forney, where comfort, convenience, and everyday living come together. The thoughtfully designed floor plan offers an inviting living room with a cozy fireplace that flows seamlessly into the kitchen and breakfast nook, creating a warm and functional space for gathering, entertaining, or simply enjoying daily life. The bright primary suite provides a relaxing retreat with an ensuite bath featuring a separate shower and a spacious walk-in closet.
Key facts
- One story home
- Primary suite
- Ensuite bath
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/2.0-bath single-family listed at $250k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-393 ($-5k/yr) — negative.
- To cash-flow at today's rent, offer at most $181k (27.8% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (14.9% below list).
- Recommended offer: $181k (27.8% below list) — sets the bar for cash-flow.
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: Lewis El (math 32% / reading 32%, grade F, #2,268 of 4,322 statewide, top 55%, 763 students, 50% FRL); Brown Middle (math 29% / reading 39%, grade F, #892 of 1,662 statewide, top 55%, 673 students, 56% FRL); North Forney H S (math 32% / reading 45%, grade F, #866 of 1,632 statewide, top 54%, 2,502 students, 49% FRL) — zoned schools average 52% FRL vs 26% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
- Market conditions: Rents rising (+1.4%/yr); 3067 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals lingering (median 101d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 97% 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 $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
- It's been on market 27 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
- 4 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.
Risks & watch-outs
- Watch-outs: property tax is 2.9% of price.
- Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$180,583
(27.8% below list)
Questions for the listing agent
- 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?
- Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- 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
- 0.85% ✗
- Cap rate
- 4.41%
- Cash-on-cash
- -6.74%
- DSCR
- 0.70
- GRM
- 9.8
CMA / ARV
- ARV (median comp)
- $302,463
- List price
- $250,000
- Delta
- -17.35%
- 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 |
|---|---|---|---|---|---|---|---|
| 2340 Neff Ln | 0.12mi | 3/2.0 | 1,418 (+0%) | 7mo | $269,900 | $190 | 88 |
| 2804 Lenham Ln | 0.21mi | 3/2.0 | 1,440 (+2%) | 5mo | $243,000 | $169 | 83 |
| 2124 Hobby Dr | 0.05mi | 3/2.0 | 1,530 (+8%) | 6mo | $220,000 | $144 | 78 |
| 1605 Ackerly Dr | 0.47mi | 3/2.0 | 1,429 (+1%) | 1mo | $235,000 | $164 | 75 |
| 2031 Jack County Dr | 0.41mi | 3/2.0 | 1,350 (-4%) | 4mo | $245,000 | $181 | 70 |
| 1719 Ackerly Dr | 0.25mi | 3/2.5 | 1,540 (+9%) | 6mo | $260,000 | $169 | 66 |
| 1610 Kalamath St | 0.68mi | 3/2.0 | 1,418 (+0%) | 4mo | $225,000 | $159 | 64 |
| 5520 Yarborough Dr | 0.36mi | 3/2.0 | 1,596 (+13%) | 4mo | $250,000 | $157 | 59 |
| 1016 Camp Verde Dr | 0.68mi | 3/2.0 | 1,508 (+7%) | 1mo | $214,900 | $143 | 56 |
| 2041 Henrietta Dr | 0.51mi | 4/2.0 (+1) | 1,560 (+10%) | 5mo | $240,900 | $154 | 50 |
| 2431 Rosharon Dr | 0.71mi | 4/2.0 (+1) | 1,575 (+12%) | 3mo | $248,000 | $157 | 40 |
| 2203 Vance Dr | 0.72mi | 4/2.0 (+1) | 1,560 (+10%) | 5mo | $254,900 | $163 | 40 |
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
- -30.0%
- Equity multiple
- 0.02×
- Total profit
- $-68,623
- Equity at exit
- $37,276
10-year hold
- IRR
- -42.0%
- Equity multiple
- -0.49×
- Total profit
- $-104,224
- Equity at exit
- $21,615
Cash invested: $70,000 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 47 active · 20 under contract
- Months of supply
- 11.8 mo (9%/mo absorbed)
- Median asking
- $254,900 ($165/sqft)
- Median days on market
- 92 d
- This list price
- 40% of active listings are priced below it
- ARV vs active asking
- +29.9% above current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 75126
- Rents YoY
- 1.4%
- Active inventory
- 3067
- Price-to-rent
- 9.8×
Monthly cashflow live
↻
- Estimated rent
- $2,127 high interval (Pro) →
- Mortgage (P&I)
- −$1,311
- Tax from tax record
- −$600 /mo · $7,203/yr
- Insurance
- −$104
- HOA
- −$58
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$447
- Net cashflow
- $-393
Break-even live
Break-even rent
$2,625
Max offer price
$180,583
Occupancy floor
—
Sensitivity live
| Price | -10% $-251 | -5% $-322 | +0% $-393 | +5% $-464 | +10% $-534 |
|---|---|---|---|---|---|
| Rent | -10% $-561 | -5% $-477 | +0% $-393 | +5% $-309 | +10% $-225 |
| Rate | -1.0pp $-267 | -0.5pp $-329 | base $-393 | +0.5pp $-458 | +1.0pp $-524 |
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
- $62,500
- Closing costs
- $7,500
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 39 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 1004 Trickham Dr Forney, TX | 3.0 | 2.0 | 1825 | $2,250 | $1.23 | 94d | 1 | 0.25mi |
| 2047 Enchanted Rock Dr Forney, TX | 4.0 | 2.0 | 1636 | $2,000 | $1.22 | 99d | 1 | 0.27mi |
| 1804 Arcola Ct Forney, TX | 4.0 | 3.0 | 1619 | $1,895 | $1.17 | 108d | 1 | 0.36mi |
| 1804 Arcola Ct Forney, TX | 4.0 | 2.5 | 1619 | $1,895 | $1.17 | 111d | 1 | 0.36mi |
| 1427 Ganado Dr Forney, TX | 4.0 | 2.0 | 1512 | $2,095 | $1.39 | 118d | 1 | 0.39mi |
| 1427 Ganado Dr Forney, TX | 3.0 | 2.0 | 1520 | $1,895 | $1.25 | 90d | 1 | 0.39mi |
| 1427 Ganado Dr Forney, TX | 4.0 | 2.0 | 1512 | $1,895 | $1.25 | 86d | 1 | 0.39mi |
| 2117 Silsbee Ct Forney, TX | 3.0 | 2.0 | 1663 | $1,995 | $1.20 | 112d | 1 | 0.47mi |
| 2317 Mount Olive Ln Forney, TX | 3.0 | 2.0 | 1728 | $2,200 | $1.27 | 84d | 1 | 0.48mi |
| 1080 Norias Dr Forney, TX | 3.0 | 2.0 | 1704 | $2,200 | $1.29 | 57d | 1 | 0.48mi |
| 2143 Erika Ln Forney, TX | 3.0 | 2.0 | 1680 | $2,100 | $1.25 | 74d | 1 | 0.56mi |
| 1037 Johnson City Ave Forney, TX | 3.0 | 2.0 | 1660 | $1,895 | $1.14 | 120d | 1 | 0.57mi |
| 1037 Johnson City Ave Forney, TX | 3.0 | 2.0 | 1660 | $1,895 | $1.14 | 115d | 1 | 0.57mi |
| 1031 Johnson City Ave Forney, TX | 3.0 | 2.0 | 1609 | $1,950 | $1.21 | 100d | 1 | 0.57mi |
| 17235 Lake Ray Hubbard Dr Unit Labs Forney, TX | 2.0 | 1.0 | 1056 | $2,950 | $2.79 | 43d | 1 | 0.61mi |
| 2010 Diamondback Forney, TX | 3.0 | 2.0 | 1750 | $2,099 | $1.20 | 120d | 1 | 0.64mi |
| 2014 Zavala Forney, TX | 3.0 | 2.0 | 1616 | $1,800 | $1.11 | 39d | 1 | 0.68mi |
| 5529 McClelland St Forney, TX | 3.0 | 2.0 | 1450 | $1,750 | $1.21 | 108d | 1 | 0.79mi |
| 5529 McClelland St Forney, TX | 3.0 | 2.0 | 1450 | $1,750 | $1.21 | 102d | 1 | 0.79mi |
| 5661 McClelland St Forney, TX | 3.0 | 2.0 | 1590 | $1,945 | $1.22 | 90d | 1 | 0.79mi |
| 5516 Berea St Forney, TX | 3.0 | 2.0 | 1266 | $1,875 | $1.48 | 139d | 1 | 0.82mi |
| 5537 Berea St Forney, TX | 3.0 | 2.0 | 1239 | $1,740 | $1.40 | 74d | 1 | 0.82mi |
| 5693 McClelland St Forney, TX | 4.0 | 2.5 | 1685 | $1,839 | $1.09 | 103d | 1 | 0.82mi |
| 2116 Hartley Dr Forney, TX | 3.0 | 2.0 | 1582 | $1,995 | $1.26 | 73d | 1 | 0.83mi |
| 1304 Broaddus Rd Forney, TX | 4.0 | 2.0 | 1624 | $2,100 | $1.29 | 57d | 1 | 0.93mi |
| 2075 Hartley Dr Forney, TX | 4.0 | 2.0 | 1604 | $1,995 | $1.24 | 90d | 1 | 0.94mi |
| 2066 Charismatic Dr Forney, TX | 4.0 | 2.0 | 1858 | $2,400 | $1.29 | 10d | 1 | 0.96mi |
| 1622 Governors Blvd Heath, TX | 3.0 | 2.5 | 1800 | $3,000 | $1.67 | 139d | 1 | 0.99mi |
| 1606 Governors Blvd Heath, TX | 3.0 | 2.5 | 1791 | $3,000 | $1.68 | 120d | 1 | 0.99mi |
| 2401 Lalun Ln Forney, TX | 4.0 | 2.0 | 1854 | $2,049 | $1.11 | 90d | 1 | 1.02mi |
| 2402 Buchanan Ln Forney, TX | 4.0 | 2.0 | 1858 | $2,399 | $1.29 | 120d | 1 | 1.04mi |
| 2402 Buchanan Ln Forney, TX | 4.0 | 2.0 | 1858 | $2,299 | $1.24 | 97d | 1 | 1.04mi |
| 2157 Clarion Dr Forney, TX | 3.0 | 2.0 | 1608 | $1,975 | $1.23 | 139d | 1 | 1.25mi |
| 4349 Johnstown Ln Forney, TX | 3.0 | 2.0 | 1260 | $2,250 | $1.79 | 65d | 1 | 1.29mi |
| 2412 Bold Venture Dr Forney, TX | 3.0 | 2.0 | 1448 | $1,895 | $1.31 | 139d | 1 | 1.31mi |
| 4307 Johnstown Ln Forney, TX | 3.0 | 2.0 | 1247 | $1,745 | $1.40 | 120d | 1 | 1.32mi |
| 4119 Wintergreen Dr Forney, TX | 2.0 | 1.0 | 1011 | $1,500 | $1.48 | 114d | 1 | 1.36mi |
| 4423 Culrin Way Forney, TX | 4.0 | 2.0 | 1497 | $2,250 | $1.50 | 72d | 1 | 1.37mi |
| 4101 Wintergreen Dr Forney, TX | 3.0 | 2.0 | 1239 | $1,645 | $1.33 | 102d | 1 | 1.37mi |
Property features AI
Finance
- Other
- Washer, dryer, refrigerator and security system are negotiable (listed as exclusions)
- Financial info
- Accepts Cash, Conventional, FHA and VA financing
- HOA & community
- Mandatory HOAMonthly association fee of $58HOA includes full use of facilities and management feesHOA management: 4 Sight Property Management
Exterior
- Parking
- Attached garage facing front2 covered garage spaces
- Security
- Owned security system (wireless)Carbon monoxide detector(s), fire alarm, smoke detector(s)
- Utilities
- Cable availableElectricity availableMUD waterMUD sewerLocated in a Municipal Utility District
- Home design
- Single family residenceResidential propertyOne storyProperty attached: Yes
- Construction
- Built in 2021Brick constructionComposition roofSlab foundation
- Exterior features
- Wood fencingIrrigation equipmentLess than 0.5 acre lot (approximately 0.101 acres)Subdivision: Clements Ranch
Interior
- Kitchen
- Granite countertopsBuilt-in cabinetsPantryDishwasherDisposalMicrowaveEat-in kitchen
- Bedrooms
- 3 bedrooms, all on one levelPrimary bedroom on main level with walk-in closet and ensuite bathTwo additional bedrooms on main level
- Flooring
- CarpetCeramic tileLaminate
- Bathrooms
- 2 full bathroomsPrimary bathroom with garden tub, separate shower and dual sinks
- Heating & cooling
- Central heatingFireplace(s) contributes to heatingCentral airCeiling fan(s)
- Interior features
- Open floorplanEat-in kitchenGranite countersHigh-speed internet availableSmart home systemBuilt-in cabinets (in kitchen and primary bedroom)PantryDual sinks in primary bathEnsuite bath with garden tub and separate showerCarbon monoxide detector(s), fire alarm, smoke detector(s) and owned wireless security system
- Laundry & utility
- Utility room on main level
Listing history 40 events
-
2026-09-24days on market $250,000 Active 27 DOM
-
2026-09-23days on market $250,000 Active 26 DOM
-
2026-09-22days on market $250,000 Active 25 DOM
-
2026-09-21days on market $250,000 Active 24 DOM
-
2026-09-20days on market $250,000 Active 23 DOM
-
2026-09-19days on market $250,000 Active 22 DOM
-
2026-09-18days on market $250,000 Active 21 DOM
-
2026-09-17days on market $250,000 Active 20 DOM
-
2026-09-16days on market $250,000 Active 19 DOM
-
2026-09-15days on market $250,000 Active 18 DOM
-
2026-09-14days on market $250,000 Active 17 DOM
-
2026-09-13days on market $250,000 Active 16 DOM
-
2026-09-12days on market $250,000 Active 15 DOM
-
2026-09-11days on market $250,000 Active 14 DOM
-
2026-09-05days on market $250,000 Active 8 DOM
-
2026-09-04days on market $250,000 Active 7 DOM
-
2026-09-02days on market $250,000 Active 5 DOM
-
2026-08-31days on market $250,000 Active 3 DOM
-
2026-08-28pricedays on market $250,000 Active 1 DOM
-
2026-08-27days on market $260,000 Active 22 DOM
-
2026-08-25days on market $260,000 Active 20 DOM
-
2026-08-24days on market $260,000 Active 19 DOM
-
2026-08-23days on market $260,000 Active 18 DOM
-
2026-08-22days on market $260,000 Active 17 DOM
-
2026-08-21days on market $260,000 Active 16 DOM
-
2026-08-20days on market $260,000 Active 15 DOM
-
2026-08-19days on market $260,000 Active 14 DOM
-
2026-08-18days on market $260,000 Active 13 DOM
-
2026-08-17days on market $260,000 Active 12 DOM
-
2026-08-16days on market $260,000 Active 11 DOM
-
2026-08-15days on market $260,000 Active 10 DOM
-
2026-08-14days on market $260,000 Active 9 DOM
-
2026-08-13days on market $260,000 Active 8 DOM
-
2026-08-12days on market $260,000 Active 7 DOM
-
2026-08-11days on market $260,000 Active 6 DOM
-
2026-08-10days on market $260,000 Active 5 DOM
-
2026-08-09days on market $260,000 Active 4 DOM
-
2026-08-08days on market $260,000 Active 3 DOM
-
2026-08-05pricestatusdays on market $260,000 Active 1 DOM
-
2025-09-19$265,000 Active 1238-char remark
ⓘ 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
- $7,203 · $600/mo
- Projected year-2 tax
- $7,203 · $600/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 · 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $25,526
- − Mortgage interest
- −$14,004
- − Property taxes
- −$7,203
- − Insurance
- −$1,250
- − Repairs & maintenance
- −$2,042
- − Management
- −$2,042
- − HOA
- −$696
- − Depreciation
- −$7,273
- Taxable loss
- −$8,983
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$2,156
- After-tax cash flow
- $-2,559/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 · 1 photo
75/100
Cosmetic rehab
Est. rehab $7,065–$21,195 screening
This move-in ready, 2021-built home in Travis Ranch, TX, offers a well-maintained single-story floor plan with modern finishes and no construction delays. It is ideal for first-time buyers, downsizers, or those seeking a low-maintenance home with a spacious primary suite and open-concept living.
Value-add opportunities
- Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
- Both Landscaping improvements — Enhances curb appeal and adds value ↑
- Both New flooring in kitchen and bathrooms — Improves functionality and aesthetics ↑
- Both New countertops in kitchen — Enhances functionality and aesthetics ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 35/100
Zoned Schools
Elementary
Lewis El
F
TX #2,268/4,322
Nat'l #24,950/41,679
Middle
Jackson Middle
High
North Forney H S
F
TX #866/1,632
Nat'l #8,796/17,239
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
B
Composite livability gradescore 76/100
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 · 138,716 people
- City population
- 84,799
- Metro
- Dallas-Fort Worth-Arlington, TX
- Population (ZIP)
- 84,799
- Household income
- $103,673
- Rent vs Own
- Severe rent burden
- 20% of renters
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 |
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| Technology | 5 | $198B |
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| Engineering / Construction | 4 | $72B |
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| Energy Services | 3 | $60B |
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| Utilities | 3 | $41B |
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| Healthcare | 2 | $330B |
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Price history
-5.7% since first listed7 events — show timeline
- 2026-08-28 Listed $250,000 NTREIS
- 2026-08-27 Listing Removed — NTREIS
- 2026-08-05 Relisted — NTREIS
- 2026-07-10 Listing Removed — NTREIS
- 2026-07-02 Listed $260,000 NTREIS
- 2026-05-22 Listing Removed — NTREIS
- 2025-09-19 Listed $265,000 NTREIS
Property tax history
+44.0%/yrLatest (2026): $7,203 · -5.6% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…