3519 Spring Time St · Forney, TX 75126

$247,245

3 bd · 2.0 ba · 1,434 sqft · SingleFamily · 6 Days on market

Built 2026 Excellent condition 4,792 sqft lot Est $268k · 8% under $42/mo HOA · 2% 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).

• ARV discount +11.0/15.0
• Cash flow +10.9/30.0
• Condition / age +5.0/5.0
• Schools +4.0/10.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• DSCR +3.2/10.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Brand new 3 2 DR Horton Home in Talty, TX. Home features an open concept with quartz counter tops, stainless steal appliance. Full SOD and sprinkler included.

Key facts

• Open concept
• Sprinkler included
• Quartz counter tops

Tags

• OPEN CONCEPT
• QUARTZ COUNTER TOPS
• STAINLESS STEEL APPLIANCE
• FULL SOD
• SPRINKLER INCLUDED

Property features AI

Finance

• Other: Located in Kaufman County, United States; Municipal Utility District service; Directions available
• HOA & community: Mandatory HOA; HOA fee $250 semi-annually; HOA includes full use of facilities; HOA managed by Neighborhood Management, Inc.

Exterior

• Parking: Driveway; Attached garage; Two covered parking spaces; Two-car garage (approx. 19' wide x 20' deep)
• Utilities: MUD water; MUD sewer; Windows noted as energy-efficient; 12-inch+ attic insulation
• Home design: Single family residence; Residential property; One story; New construction (built in 2026); Subdivision: Maplewood Meadows
• Construction: Built in 2026
• Exterior features: Less than 0.5 acre lot; Community pool; Playground

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Microwave
• Bedrooms: Primary bedroom on level 1 (approx. 13 x 15); Bedroom on level 1 (approx. 10 x 11); Bedroom on level 1 (approx. 10 x 11)
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas heating; Electric cooling; Thermostat (energy efficiency feature)
• Interior features: Open floorplan; Pantry; Five total rooms; One living area; One dining area; One level
• Laundry & utility: Water heater (energy efficiency feature noted)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $247k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-110 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (16.0% below list).
• Recommended offer: $208k (16.0% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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.
• Zoned schools: Willett El (725 students, 32% FRL).
• Market conditions: Rents rising (+1.4%/yr); 2179 active listings in the ZIP; 20 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 $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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $207,734 (16.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 0.84% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.90%
• DSCR: 0.92
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $268,158
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 Cornell Dr	0.65mi	3/2.0	1,356 (-5%)	1mo	$264,900	$195	60
214 Centenary Dr	0.57mi	3/2.0	1,408 (-2%)	15mo	$265,000	$188	58
1438 Merlin Buff St	0.65mi	3/2.0	1,302 (-9%)	3mo	$234,999	$180	52
1432 Merlin Buff St	0.65mi	3/2.0	1,302 (-9%)	6mo	$243,699	$187	49
219 Amherst Dr	0.65mi	3/2.0	1,491 (+4%)	23mo	$250,000	$168	44

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: -21.2%
• Equity multiple: 0.27×
• Total profit: $-50,236
• Equity at exit: $36,865

10-year hold

• IRR: -19.0%
• Equity multiple: 0.05×
• Total profit: $-65,422
• Equity at exit: $21,377

Cash invested: $69,229 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,077 high
• Mortgage (P&I): −$1,297
• Tax est. 1.5%: −$309 /mo · $3,709/yr
• Insurance: −$103
• HOA: −$42
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $-110

Break-even live

Break-even rent $2,216

Max offer price $231,392

Occupancy floor —

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: $61,811
• Closing costs: $7,417
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 Stanford Forney, TX	3.0	2.0	1714	$1,999	$1.17	2d	1	0.67mi
321 S Chestnut St Forney, TX	4.0	2.0	1831	$2,150	$1.17	24d	1	0.85mi
124 Stanford Forney, TX	3.0	2.0	1488	$1,800	$1.21	7d	1	0.90mi
413 Driftwood Ct Forney, TX	3.0	2.0	1733	$2,000	$1.15	15d	1	0.90mi
413 Driftwood Ct Forney, TX	3.0	2.0	1733	$1,999	$1.15	10d	1	0.90mi
201 Wildwood Blvd Forney, TX	1.0–2.0	1.0–2.0	964	$1,955	$2.03	1d	42	0.98mi
121 Princeton Cir Forney, TX	3.0	2.0	1604	$2,095	$1.31	11d	1	0.98mi
404 Oak St Unit 1 Forney, TX	2.0	2.0	1000	$1,349	$1.35	1d	1	1.03mi
105 Fieldwood Ct Forney, TX	3.0	2.0	1820	$2,400	$1.32	20d	1	1.11mi
300 Trailhouse Ln Forney, TX	1.0–3.0	1.0–2.0	1041	$2,115	$2.03	1d	40	1.11mi
407 S Bois D Arc St Forney, TX	3.0	1.5	1008	$1,500	$1.49	43d	1	1.26mi
308 Chinaberry Trl Forney, TX	3.0	2.0	1772	$1,950	$1.10	43d	1	1.29mi
304 Burgett St Forney, TX	3.0	2.0	1417	$1,595	$1.13	43d	1	1.31mi
517 Burgett St Forney, TX	3.0	2.0	1280	$1,695	$1.32	2d	1	1.36mi
236 Pennridge Dr Forney, TX	3.0	2.0	1871	$2,295	$1.23	24d	1	1.38mi
2105 Cardinal Dr Forney, TX	4.0	2.0	1763	$2,200	$1.25	21d	1	1.42mi
2201 Woodberry Dr Forney, TX	3.0	2.0	1839	$2,050	$1.11	43d	1	1.45mi
4005 Waterford Dr Forney, TX	4.0	2.0	1852	$2,350	$1.27	43d	1	1.46mi
102 Galloping Trl Forney, TX	3.0	2.0	1663	$1,999	$1.20	7d	1	1.47mi
113 Galloping Trl Forney, TX	3.0	2.0	1482	$1,769	$1.19	16d	1	1.48mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 6 events

1. 2026-06-18
   days on market $247,245 Active 6 DOM
2. 2026-06-17
   days on market $247,245 Active 5 DOM
3. 2026-06-16
   days on market $247,245 Active 4 DOM
4. 2026-06-15
   days on market $247,245 Active 3 DOM
5. 2026-06-13
   remarks 158-char remark
6. 2026-06-13
   listed $247,245 Active 1 DOM

ⓘ 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: $24,928
• − Mortgage interest: −$13,850
• − Property taxes: −$3,709
• − Insurance: −$1,236
• − Repairs & maintenance: −$1,994
• − Management: −$1,994
• − HOA: −$504
• − Depreciation: −$7,193
• Taxable loss: −$5,551
• Est. tax savings @ 24.0%: +$1,332
• After-tax cash flow: $18/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 · 6 photos

Excellent 100/100 None rehab

This brand new DR Horton home is move-in ready with excellent condition and modern finishes. Potential buyers and renters will appreciate the curb appeal and smart home features.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value.
• Both Landscaping improvements — Enhances curb appeal and value.
• Both Replace carpet with hardwood or tile — Improves durability and aesthetics.
• Both Add smart home features — Attracts tech-savvy buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value. ↑
• Both Landscaping improvements — Enhances curb appeal and value. ↑
• Both Replace carpet with hardwood or tile — Improves durability and aesthetics. ↑
• Both Add smart home features — Attracts tech-savvy buyers and renters. ↑

ⓘ 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

• 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

1 event — show timeline

• 2026-06-12 Listed $247,245 NTREIS