🏗️ New Construction
Omaha Plan · Forney, TX
Flood risk No data
- FEMA flood zone
- —
- Chance of flooding over 30 yrs
- —
- Est. flood insurance / yr
- —
Fire risk No data
- Est. fire insurance / yr
- —
Heat risk No data
- Hot days now (above threshold)
- —
- Hot days in 30 yrs
- —
Wind risk No data
- Chance of severe wind over 30 yrs
- —
Air-quality risk No data
- Unhealthy air days now
- —
- Unhealthy air days in 30 yrs
- —
Risk factors via First Street. Map © Google.
Why this score? — see what drove the F 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 +7.5/15.0
- Cash flow +6.6/30.0
- Schools +4.0/10.0
- Livability +3.8/5.0
- Rent growth +2.9/5.0
- Condition / age +2.5/5.0
- 1% rule +1.7/10.0
- DSCR +0.9/10.0
- Appreciation +0.0/10.0
$356,900
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks MLS
Discover your new home in Forney, TX at Gateway Parks. This master-planned community features a variety of floorplans with up to 5 bedrooms, 4 baths, and 3,164 sq. ft. Here, residents can enjoy on-site amenities including multiple pools and a community clubhouse. Each beautiful home offer the perfect blend of modern design from the inside out with K. Hovnanian's Looks. Whether you prefer a Loft, Farmhouse, Classic, or Elements style, our professional design team has carefully curated unique interiors to provide a cohesive aesthetic throughout your new home from the start. Convenience is key at Gateway Parks, with its fantastic location, beautiful homes, and resort-style amenities, it's the perfect place to call home. Offered By: K. Hovnanian DFW Gateway Parks, LLC The Omaha offers: Formal dining room off the foyer with access to kitchen. 2-story great room with ample natural light. Kitchen with spacious island and dual pantries. Cozy dining area with access to covered patio. Bedroom 4 with private bath. Versatile loft space to use as a media room or gameroom. Primary bath with shower and optional freestanding tub.
Key facts
- 2 parking spots
- Listed 584 days
Tags
Neighborhood map
What this means for you Summary
Snapshot
- This is a 4-bed/3.5-bath single-family listed at $357k.
Deal economics
- At list price, monthly cash flow is $-673 ($-8k/yr) — negative.
- To cash-flow at today's rent, offer at most $313k (12.4% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $274k (23.3% below list).
- Recommended offer: $274k (23.3% below list) — sets the bar for 1% rule.
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: Henderson El (math 52% / reading 54%, grade C, #705 of 4,322 statewide, top 17%, 737 students, 50% FRL); Warren Middle (math 43% / reading 50%, grade D+, #443 of 1,662 statewide, top 28%, 903 students, 26% FRL); Forney H S (math 64% / reading 58%, grade C+, #258 of 1,632 statewide, top 16%, 2,272 students, 28% FRL).
- Market conditions: Rents rising (+1.4%/yr); 2200 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
- This rent runs 32% of the median local income ($104k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.
Forward outlook
- Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 584 days — a 12% lower offer ($314k) is reasonable based on typical stale-listing flexibility.
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?
- It's been on market 584 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- 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
- 0.67% ✗
- Cap rate
- 4.32%
- Cash-on-cash
- -7.03%
- DSCR
- 0.69
- GRM
- 12.5
CMA / ARV
- ARV (median comp)
- $410,224
- List price
- $356,900
- Delta
- -13.00%
- 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 |
|---|---|---|---|---|---|---|---|
| 1811 Bachman Ln | 0.12mi | 4/3.5 | 2,878 (0%) | 1mo | $435,000 | $151 | 94 |
| 1934 Sand Springs St | 0.24mi | 4/3.5 | 2,698 (-6%) | 1mo | $385,000 | $143 | 77 |
| 1522 Bushman Ln | 0.16mi | 5/4.0 (+1) | 2,612 (-9%) | 1mo | $425,000 | $163 | 70 |
| 1330 Parkdale St | 0.14mi | 5/4.0 (+1) | 2,612 (-9%) | 2mo | $427,000 | $163 | 69 |
| 1528 Bushman Ln | 0.15mi | 5/4.0 (+1) | 3,164 (+10%) | 1mo | $460,000 | $145 | 68 |
| 1821 Bachman Ln | 0.15mi | 4/3.0 | 2,474 (-14%) | 2mo | $375,000 | $152 | 66 |
| 1508 Bushman Ln | 0.19mi | 4/3.0 | 2,474 (-14%) | 2mo | $389,000 | $157 | 64 |
| 1825 Bachman Ln | 0.17mi | 5/4.0 (+1) | 3,237 (+12%) | 0mo | $439,000 | $136 | 64 |
| 1568 Kleberg Dr | 0.30mi | 5/3.0 (+1) | 3,150 (+10%) | 2mo | $436,000 | $138 | 62 |
| 10924 Bradley Cir | 0.66mi | 4/3.5 | 3,007 (+4%) | 1mo | $600,000 | $200 | 61 |
| 1741 Everglades Dr | 0.37mi | 4/3.5 | 3,269 (+14%) | 1mo | $465,000 | $142 | 59 |
| 1569 Wyler Dr | 0.46mi | 5/3.0 (+1) | 2,568 (-11%) | 1mo | $350,000 | $136 | 52 |
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
- IRR
- -30.3%
- Equity multiple
- 0.01×
- Total profit
- $-113,597
- Equity at exit
- $61,166
- IRR
- -40.7%
- Equity multiple
- -0.49×
- Total profit
- $-170,993
- Equity at exit
- $35,469
Cash invested: $114,863 (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
ZIP-level market 75126
- Rents YoY
- 1.4%
- Active inventory
- 2200
- Price-to-rent
- 10.9×
Monthly cashflow live
- Estimated rent
- $2,736 high interval (Pro) →
- Mortgage (P&I)
- −$2,151
- Tax est. 1.5%
- −$513 /mo · $6,153/yr
- Insurance
- −$171
- HOA
- −$0
- Vacancy / Maint / Mgmt
- −$575
- Net cashflow
- $-673
Break-even live
Sensitivity live
| Price | -10% $-390 | -5% $-532 | +0% $-673 | +5% $-815 | +10% $-957 |
|---|---|---|---|---|---|
| Rent | -10% $-889 | -5% $-781 | +0% $-673 | +5% $-565 | +10% $-457 |
| Rate | -1.0pp $-467 | -0.5pp $-569 | base $-673 | +0.5pp $-780 | +1.0pp $-888 |
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
- $102,556
- Closing costs
- $12,307
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Down + closing
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Down + closing
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Down + closing
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 35 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 1926 Honey Creek Rd Forney, TX | 4.0 | 4.5 | 2874 | $3,000 | $1.04 | 45d | 1 | 0.05mi |
| 1840 Sandlin Dr Forney, TX | 4.0 | 2.0 | 2717 | $2,566 | $0.94 | 8d | 1 | 0.09mi |
| 1832 Sandlin Dr Forney, TX | 3.0 | 2.5 | 2058 | $2,400 | $1.17 | 45d | 1 | 0.11mi |
| 1825 Sandlin Dr Forney, TX | 5.0 | 3.0 | 2306 | $2,450 | $1.06 | 45d | 1 | 0.13mi |
| 1822 Sandlin Dr Forney, TX | 4.0 | 2.0 | 2338 | $2,010 | $0.86 | 0d | 1 | 0.16mi |
| 1822 Sandlin Dr Forney, TX | 4.0 | 2.0 | 2338 | $2,076 | $0.89 | 8d | 1 | 0.16mi |
| 1818 Sandlin Dr Forney, TX | 3.0 | 2.5 | 2060 | $2,115 | $1.03 | 0d | 1 | 0.17mi |
| 1804 Sandlin Dr Forney, TX | 4.0 | 2.0 | 2338 | $2,151 | $0.92 | 22d | 1 | 0.23mi |
| 1633 Glacier Dr Forney, TX | 4.0 | 2.5 | 2698 | $3,000 | $1.11 | 8d | 1 | 0.25mi |
| 1304 Meridian Dr Forney, TX | 3.0 | 2.0 | 2037 | $2,269 | $1.11 | 18d | 1 | 0.28mi |
| 1312 Caprock Dr Forney, TX | 4.0 | 3.0 | 2890 | $3,400 | $1.18 | 45d | 1 | 0.31mi |
| 1273 Palmetto Dr Forney, TX | 4.0 | 3.0 | 3370 | $3,000 | $0.89 | 45d | 1 | 0.35mi |
| 1284 Caprock Dr Forney, TX | 4.0 | 3.0 | 2982 | $3,300 | $1.11 | 26d | 1 | 0.37mi |
| 1740 Jamestown Dr Forney, TX | 5.0 | 4.0 | 3979 | $3,299 | $0.83 | 26d | 1 | 0.37mi |
| 1260 Meridian Dr Forney, TX | 3.0 | 2.0 | 1960 | $2,200 | $1.12 | 4d | 1 | 0.39mi |
| 1736 Everglades Dr Forney, TX | 3.0 | 2.5 | 2333 | $2,650 | $1.14 | 45d | 1 | 0.41mi |
| 1553 Sugarberry Dr Forney, TX | 4.0 | 3.0 | 2348 | $2,900 | $1.24 | 17d | 1 | 0.41mi |
| 1836 Big Spring Dr Forney, TX | 5.0 | 3.0 | 2680 | $2,900 | $1.08 | 45d | 1 | 0.43mi |
| 1644 Pegasus Dr Forney, TX | 4.0 | 2.0 | 2810 | $2,795 | $0.99 | 45d | 1 | 0.43mi |
| 1665 Sheldon Dr Forney, TX | 4.0 | 3.5 | 2907 | $3,200 | $1.10 | 14d | 1 | 0.44mi |
| 1557 Wyler Dr Unit 1557 Forney, TX | 4.0 | 3.0 | 2064 | $2,850 | $1.38 | 45d | 1 | 0.47mi |
| 1832 Pueblo St Forney, TX | 3.0 | 2.5 | 2060 | $2,090 | $1.01 | 3d | 1 | 0.52mi |
| 1560 Seminole Dr Forney, TX | 3.0 | 2.0 | 2020 | $2,400 | $1.19 | 14d | 1 | 0.54mi |
| 1816 Pueblo St Forney, TX | 4.0 | 2.0 | 2204 | $2,350 | $1.07 | 45d | 1 | 0.55mi |
| 1817 Lockhart Dr Forney, TX | 4.0 | 3.0 | 2331 | $2,950 | $1.27 | 8d | 1 | 0.55mi |
| 1848 McCree St Forney, TX | 4.0 | 2.0 | 1935 | $2,450 | $1.27 | 45d | 1 | 0.58mi |
| 1888 Everglades Dr Forney, TX | 4.0 | 2.0 | 1961 | $3,235 | $1.65 | 8d | 1 | 0.63mi |
| 1874 Purtis Creek Dr Forney, TX | 5.0 | 3.0 | 2212 | $3,099 | $1.40 | 20d | 1 | 0.64mi |
| 1282 Herring Dr Forney, TX | 4.0 | 2.5 | 2344 | $2,995 | $1.28 | 26d | 1 | 0.64mi |
| 1869 Lockhart Dr Forney, TX | 5.0 | 3.0 | 2300 | $3,299 | $1.43 | 0d | 1 | 0.65mi |
| 1257 Herring Dr Forney, TX | 5.0 | 4.5 | 3131 | $3,795 | $1.21 | 22d | 1 | 0.67mi |
| 1210 Lambert Ln Forney, TX | 4.0 | 2.5 | 2338 | $2,695 | $1.15 | 26d | 1 | 0.68mi |
| 1876 Lockhart Dr Forney, TX | 4.0 | 2.0 | 2058 | $2,950 | $1.43 | 45d | 1 | 0.68mi |
| 1237 Herring Dr Forney, TX | 4.0 | 2.5 | 2338 | $2,400 | $1.03 | 45d | 1 | 0.70mi |
| 1246 Herring Dr Forney, TX | 4.0 | 2.5 | 2338 | $2,995 | $1.28 | 17d | 1 | 0.70mi |
Listing history 21 events
-
2026-06-21days on market $356,900 Active 584 DOM
-
2026-06-18days on market $356,900 Active 581 DOM
-
2026-06-17days on market $356,900 Active 580 DOM
-
2026-06-16days on market $356,900 Active 579 DOM
-
2026-06-15days on market $356,900 Active 578 DOM
-
2026-06-13days on market $356,900 Active 576 DOM
-
2026-06-13days on market $356,900 Active 575 DOM
-
2026-06-09days on market $356,900 Active 572 DOM
-
2026-06-08days on market $356,900 Active 571 DOM
-
2026-06-07days on market $356,900 Active 570 DOM
-
2026-06-04days on market $356,900 Active 567 DOM
-
2026-06-03days on market $356,900 Active 566 DOM
-
2026-06-02days on market $356,900 Active 565 DOM
-
2026-06-01days on market $356,900 Active 564 DOM
-
2026-05-31days on market $356,900 Active 563 DOM
-
2026-02-28price $356,900 1132-char remark
Show marketing remark (1132 chars)
Discover your new home in Forney, TX at Gateway Parks. This master-planned community features a variety of floorplans with up to 5 bedrooms, 4 baths, and 3,164 sq. ft. Here, residents can enjoy on-site amenities including multiple pools and a community clubhouse. Each beautiful home offer the perfect blend of modern design from the inside out with K. Hovnanian's Looks. Whether you prefer a Loft, Farmhouse, Classic, or Elements style, our professional design team has carefully curated unique interiors to provide a cohesive aesthetic throughout your new home from the start. Convenience is key at Gateway Parks, with its fantastic location, beautiful homes, and resort-style amenities, it's the perfect place to call home. Offered By: K. Hovnanian DFW Gateway Parks, LLC The Omaha offers: Formal dining room off the foyer with access to kitchen. 2-story great room with ample natural light. Kitchen with spacious island and dual pantries. Cozy dining area with access to covered patio. Bedroom 4 with private bath. Versatile loft space to use as a media room or gameroom. Primary bath with shower and optional freestanding tub.
-
2026-02-21price $366,900 1132-char remark
Show marketing remark (1132 chars)
Discover your new home in Forney, TX at Gateway Parks. This master-planned community features a variety of floorplans with up to 5 bedrooms, 4 baths, and 3,164 sq. ft. Here, residents can enjoy on-site amenities including multiple pools and a community clubhouse. Each beautiful home offer the perfect blend of modern design from the inside out with K. Hovnanian's Looks. Whether you prefer a Loft, Farmhouse, Classic, or Elements style, our professional design team has carefully curated unique interiors to provide a cohesive aesthetic throughout your new home from the start. Convenience is key at Gateway Parks, with its fantastic location, beautiful homes, and resort-style amenities, it's the perfect place to call home. Offered By: K. Hovnanian DFW Gateway Parks, LLC The Omaha offers: Formal dining room off the foyer with access to kitchen. 2-story great room with ample natural light. Kitchen with spacious island and dual pantries. Cozy dining area with access to covered patio. Bedroom 4 with private bath. Versatile loft space to use as a media room or gameroom. Primary bath with shower and optional freestanding tub.
-
2026-01-13price $361,900 1132-char remark
Show marketing remark (1132 chars)
Discover your new home in Forney, TX at Gateway Parks. This master-planned community features a variety of floorplans with up to 5 bedrooms, 4 baths, and 3,164 sq. ft. Here, residents can enjoy on-site amenities including multiple pools and a community clubhouse. Each beautiful home offer the perfect blend of modern design from the inside out with K. Hovnanian's Looks. Whether you prefer a Loft, Farmhouse, Classic, or Elements style, our professional design team has carefully curated unique interiors to provide a cohesive aesthetic throughout your new home from the start. Convenience is key at Gateway Parks, with its fantastic location, beautiful homes, and resort-style amenities, it's the perfect place to call home. Offered By: K. Hovnanian DFW Gateway Parks, LLC The Omaha offers: Formal dining room off the foyer with access to kitchen. 2-story great room with ample natural light. Kitchen with spacious island and dual pantries. Cozy dining area with access to covered patio. Bedroom 4 with private bath. Versatile loft space to use as a media room or gameroom. Primary bath with shower and optional freestanding tub.
-
2025-12-10price $356,900 1132-char remark
Show marketing remark (1132 chars)
Discover your new home in Forney, TX at Gateway Parks. This master-planned community features a variety of floorplans with up to 5 bedrooms, 4 baths, and 3,164 sq. ft. Here, residents can enjoy on-site amenities including multiple pools and a community clubhouse. Each beautiful home offer the perfect blend of modern design from the inside out with K. Hovnanian's Looks. Whether you prefer a Loft, Farmhouse, Classic, or Elements style, our professional design team has carefully curated unique interiors to provide a cohesive aesthetic throughout your new home from the start. Convenience is key at Gateway Parks, with its fantastic location, beautiful homes, and resort-style amenities, it's the perfect place to call home. Offered By: K. Hovnanian DFW Gateway Parks, LLC The Omaha offers: Formal dining room off the foyer with access to kitchen. 2-story great room with ample natural light. Kitchen with spacious island and dual pantries. Cozy dining area with access to covered patio. Bedroom 4 with private bath. Versatile loft space to use as a media room or gameroom. Primary bath with shower and optional freestanding tub.
-
2025-02-08price $386,900 1132-char remark
Show marketing remark (1132 chars)
Discover your new home in Forney, TX at Gateway Parks. This master-planned community features a variety of floorplans with up to 5 bedrooms, 4 baths, and 3,164 sq. ft. Here, residents can enjoy on-site amenities including multiple pools and a community clubhouse. Each beautiful home offer the perfect blend of modern design from the inside out with K. Hovnanian's Looks. Whether you prefer a Loft, Farmhouse, Classic, or Elements style, our professional design team has carefully curated unique interiors to provide a cohesive aesthetic throughout your new home from the start. Convenience is key at Gateway Parks, with its fantastic location, beautiful homes, and resort-style amenities, it's the perfect place to call home. Offered By: K. Hovnanian DFW Gateway Parks, LLC The Omaha offers: Formal dining room off the foyer with access to kitchen. 2-story great room with ample natural light. Kitchen with spacious island and dual pantries. Cozy dining area with access to covered patio. Bedroom 4 with private bath. Versatile loft space to use as a media room or gameroom. Primary bath with shower and optional freestanding tub.
-
2024-11-14$416,900 Active 1132-char remark
Show marketing remark (1132 chars)
Discover your new home in Forney, TX at Gateway Parks. This master-planned community features a variety of floorplans with up to 5 bedrooms, 4 baths, and 3,164 sq. ft. Here, residents can enjoy on-site amenities including multiple pools and a community clubhouse. Each beautiful home offer the perfect blend of modern design from the inside out with K. Hovnanian's Looks. Whether you prefer a Loft, Farmhouse, Classic, or Elements style, our professional design team has carefully curated unique interiors to provide a cohesive aesthetic throughout your new home from the start. Convenience is key at Gateway Parks, with its fantastic location, beautiful homes, and resort-style amenities, it's the perfect place to call home. Offered By: K. Hovnanian DFW Gateway Parks, LLC The Omaha offers: Formal dining room off the foyer with access to kitchen. 2-story great room with ample natural light. Kitchen with spacious island and dual pantries. Cozy dining area with access to covered patio. Bedroom 4 with private bath. Versatile loft space to use as a media room or gameroom. Primary bath with shower and optional freestanding tub.
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Nearby sold comps map
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Walkable amenities ~0.75 mi
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Taxation est. · year 1
- Rental income
- $32,836
- − Mortgage interest
- −$22,979
- − Property taxes
- −$6,153
- − Insurance
- −$2,051
- − Repairs & maintenance
- −$2,627
- − Management
- −$2,627
- − Depreciation
- −$11,934
- Taxable loss
- −$15,535
- Est. tax savings @ 24.0%
- +$3,728
- After-tax cash flow
- $-4,351/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
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
- 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 |
|
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| Utilities | 3 | $41B |
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| Healthcare | 2 | $330B |
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Price history
-14.4% since first listed6 events — show timeline
- 2026-02-28 Price Changed $356,900 Zillow
- 2026-02-21 Price Changed $366,900 Zillow
- 2026-01-13 Price Changed $361,900 Zillow
- 2025-12-10 Price Changed $356,900 Zillow
- 2025-02-08 Price Changed $386,900 Zillow
- 2024-11-14 Listed $416,900 Zillow
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…