1023 Halifax Ln · Forney, TX 75126

$225,000

3 bd · 2.0 ba · 1,400 sqft · SingleFamily · 105 Days on market

Built 2003 6,534 sqft lot $161/sqft · 11% below area Est $252k · 11% under $45/mo HOA · 2% of rent

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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).

• Cash flow +15.7/30.0
• ARV discount +12.4/15.0
• DSCR +4.8/10.0
• 1% rule +4.2/10.0
• 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

Discover comfort and convenience in this 3-bedroom home featuring a dedicated study—perfect for work, learning, or play. Recent upgrades include brand-new windows, fresh carpet in study and accessory bedrooms and a new roof, ensuring peace of mind and efficiency. The backyard offers something truly special: direct access to the elementary school just beyond the fence, making morning drop-offs effortless and after-school routines a breeze. Ideally located near the newly opened H-E-B and Home Depot, you’ll enjoy quick access to shopping, dining, and everyday essentials. This home blends practicality, location, and is ready for you to move in and make it your own.

Key facts

• Recent upgrades
• New roof
• Dedicated study

Tags

• DEDICATED STUDY
• RECENT UPGRADES
• NEW ROOF
• QUICK ACCESS TO SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $98 ($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 $206k (8.3% below list).
• Recommended offer: $205k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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 at typical pace (median 25d 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 $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 105 days — a 9% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask has dropped $25k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $204,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
7. 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.
8. 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: 0.92% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.87%
• DSCR: 1.08
• GRM: 9.1

CMA / ARV

• ARV (median comp): $252,430
• List price: $225,000
• Delta: -10.87%
• 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
1010 Halifax Ln	0.06mi	3/2.0	1,399 (-0%)	2mo	$220,000	$157	96
1002 Halifax Ln	0.09mi	3/2.0	1,419 (+1%)	12mo	$245,000	$173	84
1011 Hampton Dr	0.22mi	3/2.0	1,438 (+3%)	9mo	$215,000	$150	78
1102 Alexandria Dr	0.15mi	3/2.0	1,433 (+2%)	14mo	$240,000	$167	77
1108 Halifax Ln	0.15mi	3/2.0	1,502 (+7%)	5mo	$220,000	$146	76
1526 Warrington Way	0.09mi	3/2.0	1,547 (+10%)	9mo	$247,000	$160	71
3009 Marble Falls Dr	0.18mi	3/2.0	1,541 (+10%)	19mo	$260,000	$169	59
2111 Preston Trl	0.75mi	3/2.0	1,514 (+8%)	8mo	$250,000	$165	45
3003 Barnhart Way	0.55mi	3/2.0	1,531 (+9%)	18mo	$278,999	$182	44
3207 Clear Springs Dr	0.67mi	3/2.0	1,576 (+13%)	9mo	$267,900	$170	40
4300 Elderberry St	0.58mi	3/2.0	1,604 (+15%)	15mo	$255,000	$159	36
5075 Royal Springs Dr	0.64mi	3/2.0	1,598 (+14%)	17mo	$240,000	$150	32

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: -15.1%
• Equity multiple: 0.47×
• Total profit: $-33,436
• Equity at exit: $33,548

10-year hold

• IRR: -9.4%
• Equity multiple: 0.46×
• Total profit: $-33,856
• Equity at exit: $19,454

Cash invested: $63,000 (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.

Methodology + full state rankings →

ZIP-level market 75126

• Rents YoY: 1.4%
• Active inventory: 2179
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,064 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$214 /mo · $2,568/yr
• Insurance: −$94
• HOA: −$45
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $98

Break-even live

Break-even rent $1,940

Max offer price $225,000

Occupancy floor 90%

Sensitivity live

Price	-10% $225	-5% $162	+0% $98	+5% $34	+10% $-29
Rent	-10% $-65	-5% $16	+0% $98	+5% $179	+10% $261
Rate	-1.0pp $211	-0.5pp $155	base $98	+0.5pp $40	+1.0pp $-20

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1108 Halifax Ln Forney, TX	3.0	2.0	1502	$1,835	$1.22	8d	1	0.13mi
1108 Halifax Ln Forney, TX	3.0	2.0	1502	$1,835	$1.22	18d	1	0.13mi
1019 Chelsea Ln Forney, TX	4.0	2.0	1840	$2,230	$1.21	5d	1	0.17mi
1100 Alexandria Dr Forney, TX	3.0	2.0	1574	$1,895	$1.20	44d	1	0.18mi
1100 Alexandria Dr Forney, TX	3.0	2.0	1553	$1,725	$1.11	8d	1	0.18mi
3018 Sweetwater Trl Forney, TX	3.0	2.0	1532	$1,950	$1.27	6d	1	0.44mi
1123 Singletree Dr Forney, TX	3.0	2.0	1492	$1,750	$1.17	25d	1	0.45mi
1123 Singletree Dr Forney, TX	3.0	2.0	1492	$1,750	$1.17	3d	1	0.45mi
1111 Cumberland Dr Forney, TX	3.0	2.0	1424	$1,750	$1.23	44d	1	0.48mi
1300 N Gateway Blvd Forney, TX	1.0–3.0	1.0–2.0	1039	$2,492	$2.40	0d	22	0.52mi
1002 Manassas Dr Forney, TX	3.0	2.0	1648	$1,999	$1.21	44d	1	0.53mi
1002 Manassas Dr Forney, TX	3.0	2.0	1649	$2,250	$1.36	5d	1	0.53mi
2004 Chisolm Trl Forney, TX	3.0	2.0	1708	$2,150	$1.26	19d	1	0.60mi
4620 Elderberry St Forney, TX	3.0	2.0	1856	$1,850	$1.00	21d	1	0.65mi
1003 Windmill Farms Blvd Forney, TX	1.0–3.0	1.0–2.0	1081	$2,170	$2.01	2d	37	0.66mi
4432 Thalia Way Forney, TX	3.0	2.0	1816	$2,100	$1.16	44d	1	0.70mi
3007 Boran Dr Forney, TX	3.0	2.0	1650	$2,200	$1.33	25d	1	0.90mi
2015 Gardenia Dr Forney, TX	3.0	2.0	1598	$1,850	$1.16	21d	1	0.92mi
2029 Cone Flower Dr Forney, TX	3.0	2.0	1604	$1,816	$1.13	8d	1	0.94mi
3016 Boran Dr Forney, TX	3.0	2.0	1681	$2,100	$1.25	44d	1	0.95mi
2009 Brook Meadow Dr Forney, TX	3.0	2.0	1714	$1,800	$1.05	44d	1	0.96mi
2000 Natchez Dr Forney, TX	3.0	2.0	1551	$1,819	$1.17	44d	1	0.97mi
3023 Villegas Way Forney, TX	4.0	2.0	1683	$1,875	$1.11	25d	1	0.99mi
3039 Boran Dr Forney, TX	3.0	2.0	1690	$2,000	$1.18	44d	1	1.00mi
10900 Reeder Ln Forney, TX	3.0	1.5	1186	$3,200	$2.70	22d	1	1.01mi
2101 Wildwood Dr Forney, TX	3.0	2.0	1558	$1,900	$1.22	44d	1	1.02mi
3013 McCoy Rd Forney, TX	3.0	2.0	1643	$1,895	$1.15	25d	1	1.03mi
3010 McCoy Rd Forney, TX	4.0	2.0	1683	$2,050	$1.22	25d	1	1.05mi
3083 Chillingham Dr Forney, TX	3.0	2.0	1224	$2,800	$2.29	44d	1	1.07mi
3095 Barzona Rd Forney, TX	4.0	2.0	1683	$1,850	$1.10	18d	1	1.09mi
3088 Chillingham Dr Forney, TX	3.0	2.0	1643	$1,850	$1.13	44d	1	1.09mi
3133 Angus Dr Forney, TX	3.0	2.0	1681	$2,050	$1.22	44d	1	1.10mi
1405 N Gateway Blvd Forney, TX	1.0–3.0	1.0–2.0	936	$3,920	$4.19	2d	1	1.11mi
9225 Lone Cypress Dr Forney, TX	3.0	2.0	1605	$2,120	$1.32	5d	1	1.13mi
2106 Bluebell Forney, TX	3.0	2.0	1541	$1,950	$1.27	5d	1	1.18mi
3112 Shorthorn Way Forney, TX	3.0	2.0	1450	$2,150	$1.48	8d	1	1.23mi
3010 Saddleback Way Forney, TX	3.0	2.0	1538	$1,895	$1.23	44d	1	1.25mi
3122 Zapta Rd Forney, TX	3.0	2.0	1681	$2,150	$1.28	44d	1	1.31mi
1205 Gateway Blvd Forney, TX	2.0	1.0–2.0	957	$2,437	$2.55	44d	1	1.35mi
1200 N Gateway Blvd Forney, TX	2.0	1.0–2.0	848	$1,670	$1.97	2d	30	1.42mi

HOA detail

• Monthly dues: $45 · $540/yr

Listing history 29 events

1. 2026-06-18
   days on market $225,000 Active 105 DOM
2. 2026-06-17
   days on market $225,000 Active 104 DOM
3. 2026-06-16
   days on market $225,000 Active 103 DOM
4. 2026-06-15
   days on market $225,000 Active 102 DOM
5. 2026-06-13
   days on market $225,000 Active 100 DOM
6. 2026-06-13
   days on market $225,000 Active 99 DOM
7. 2026-06-09
   days on market $225,000 Active 96 DOM
8. 2026-06-08
   days on market $225,000 Active 95 DOM
9. 2026-06-07
   days on market $225,000 Active 94 DOM
10. 2026-06-04
    days on market $225,000 Active 91 DOM
11. 2026-06-03
    days on market $225,000 Active 90 DOM
12. 2026-06-02
    days on market $225,000 Active 89 DOM
13. 2026-06-01
    days on market $225,000 Active 88 DOM
14. 2026-05-31
    days on market $225,000 Active 87 DOM
15. 2026-05-14
    price $239,000 683-char remark

    Show marketing remark (683 chars)

    Discover comfort and convenience in this 3-bedroom home featuring a dedicated study—perfect for work, learning, or play. Recent upgrades include brand-new windows, fresh carpet in study and accessory bedrooms and a new roof, ensuring peace of mind and efficiency. The backyard offers something truly special: direct access to the elementary school just beyond the fence, making morning drop-offs effortless and after-school routines a breeze. Ideally located near the newly opened H-E-B and Home Depot, you’ll enjoy quick access to shopping, dining, and everyday essentials. This home blends practicality, location, and is ready for you to move in and make it your own.

16. 2026-02-26
    listed $249,999 Active 683-char remark

    Show marketing remark (683 chars)

    Discover comfort and convenience in this 3-bedroom home featuring a dedicated study—perfect for work, learning, or play. Recent upgrades include brand-new windows, fresh carpet in study and accessory bedrooms and a new roof, ensuring peace of mind and efficiency. The backyard offers something truly special: direct access to the elementary school just beyond the fence, making morning drop-offs effortless and after-school routines a breeze. Ideally located near the newly opened H-E-B and Home Depot, you’ll enjoy quick access to shopping, dining, and everyday essentials. This home blends practicality, location, and is ready for you to move in and make it your own.

17. 2020-10-01
    soldstatus Sold 258-char remark

    Show marketing remark (258 chars)

    Updates completed 4-23! Lovely 3 Bedroom 2 bath home located in Windmill Farm addition. Beautiful open floor plan with updated kitchen cabinets and new SS appliances. New granite throughout home. Fresh paint throughout! Schedule a showing to see this beauty!

18. 2020-09-22
    soldstatus
19. 2020-08-22
    status Pending 258-char remark

    Show marketing remark (258 chars)

    Updates completed 4-23! Lovely 3 Bedroom 2 bath home located in Windmill Farm addition. Beautiful open floor plan with updated kitchen cabinets and new SS appliances. New granite throughout home. Fresh paint throughout! Schedule a showing to see this beauty!

20. 2020-06-23
    price $215,000 258-char remark

    Show marketing remark (258 chars)

    Updates completed 4-23! Lovely 3 Bedroom 2 bath home located in Windmill Farm addition. Beautiful open floor plan with updated kitchen cabinets and new SS appliances. New granite throughout home. Fresh paint throughout! Schedule a showing to see this beauty!

21. 2020-03-12
    listed $219,900 Active 258-char remark

    Show marketing remark (258 chars)

    Updates completed 4-23! Lovely 3 Bedroom 2 bath home located in Windmill Farm addition. Beautiful open floor plan with updated kitchen cabinets and new SS appliances. New granite throughout home. Fresh paint throughout! Schedule a showing to see this beauty!

22. 2013-01-04
    soldstatus
23. 2012-09-24
    soldstatus Closed
24. 2012-09-08
    status Pending
25. 2012-08-26
    status Active
26. 2012-08-24
    historical
27. 2012-08-22
    listed $106,900 Active
28. 2003-11-10
    soldstatus
29. 2002-11-15
    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: $2,568 · $214/mo
• Projected year-2 tax: $4,118 · $343/mo
• Expected delta: +$1,549/yr (+$129/mo · 60.3%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 25 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: $24,769
• − Mortgage interest: −$12,603
• − Property taxes: −$2,568
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,982
• − Management: −$1,982
• − HOA: −$540
• − Depreciation: −$6,545
• Taxable loss: −$2,576
• Est. tax savings @ 24.0%: +$618
• After-tax cash flow: $1,793/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

+123.6% since first listed

15 events — show timeline

• 2026-05-14 Price Changed $239,000 NTREIS
• 2026-02-26 Listed $249,999 NTREIS
• 2020-10-01 Sold (MLS) — NTREIS
• 2020-09-22 Sold (Public Records) — Public Records
• 2020-08-22 Pending — NTREIS
• 2020-06-23 Price Changed $215,000 NTREIS
• 2020-03-12 Listed $219,900 NTREIS
• 2013-01-04 Sold (Public Records) — Public Records
• 2012-09-24 Sold (MLS) — NTREIS
• 2012-09-08 Pending — NTREIS
• 2012-08-26 Relisted — NTREIS
• 2012-08-24 Listing Removed — NTREIS
• 2012-08-22 Listed $106,900 NTREIS
• 2003-11-10 Sold (Public Records) — Public Records
• 2002-11-15 Sold (Public Records) — Public Records

Property tax history

-0.8%/yr

Latest (2025): $2,568 · -5.6% YoY. Source: county tax records.