1218 Lambert Ln · Forney, TX 75126

$295,000

3 bd · 2.0 ba · 2,060 sqft · SingleFamily · 2 Days on market

Built 2026 Good condition $143/sqft · 14% below area Est $344k · 14% under

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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 +13.9/15.0
• Cash flow +12.6/30.0
• Schools +5.4/10.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• 1% rule +3.6/10.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

From the front porch, you enter the home and are welcomed by a flex room and the stairs leading to the second floor. As you move through the main level, you'll pass the powder bath and access to the two-car garage before entering the open family room, kitchen, and dining area, with a patio just off the dining space. Upstairs, a spacious loft connects two additional bedrooms-each with a walk-in closet-a shared bath, and a laundry room. On the opposite side of the loft is the primary bedroom, featuring a walk-in closet and a primary bath.

Key facts

• Walk-in closet
• Laundry room
• Open family room

Tags

• FLEX ROOM
• OPEN FAMILY ROOM
• PATIO
• SPACIOUS LOFT
• WALK-IN CLOSET
• LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $295k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-37 ($-442/yr) — negative.
• To cash-flow at today's rent, offer at most $290k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (14.1% below list).
• Recommended offer: $253k (14.1% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.2% 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: 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); 2639 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% 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 $9k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $253,394 (14.1% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.86% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.54%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

• ARV (median comp): $343,851
• List price: $295,000
• Delta: -14.21%
• 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
1560 Seminole Dr	0.13mi	3/2.0	2,020 (-2%)	3mo	$330,000	$163	88
1557 Wyler Dr	0.20mi	4/3.0 (+1)	2,064 (+0%)	3mo	$325,000	$157	78
1202 Lambert	0.04mi	4/2.0 (+1)	1,827 (-11%)	2mo	$329,990	$181	72
1213 Herring Dr	0.06mi	4/2.0 (+1)	1,827 (-11%)	3mo	$312,000	$171	71
1561 Sugarberry Dr	0.31mi	4/3.0 (+1)	2,139 (+4%)	1mo	$350,000	$164	69
1246 Herring Dr	0.09mi	4/2.0 (+1)	2,338 (+14%)	2mo	$299,000	$128	66
1276 Meridian Dr	0.33mi	4/3.0 (+1)	2,162 (+5%)	2mo	$315,000	$146	66
1216 Kensington Dr	0.36mi	3/3.0	2,221 (+8%)	1mo	$335,000	$151	65
10128 Highland Prairie Ln	0.73mi	3/2.0	2,060 (0%)	4mo	$425,000	$206	63
1282 Herring Dr	0.14mi	4/2.5 (+1)	2,338 (+14%)	3mo	$297,990	$127	61
1553 Sugarberry Dr	0.30mi	4/3.0 (+1)	2,298 (+12%)	2mo	$350,000	$152	56
1817 Bachman Ln	0.68mi	4/3.0 (+1)	2,243 (+9%)	2mo	$427,000	$190	43

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: -19.0%
• Equity multiple: 0.35×
• Total profit: $-54,078
• Equity at exit: $43,985

10-year hold

• IRR: -15.0%
• Equity multiple: 0.20×
• Total profit: $-65,723
• Equity at exit: $25,506

Cash invested: $82,600 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 50 active · 15 under contract
• Months of supply: 10.3 mo (10%/mo absorbed)
• Median asking: $335,490 ($164/sqft)
• Median days on market: 109 d
• This list price: 2% of active listings are priced below it
• ARV vs active asking: +1.7% vs 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: 2639
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,534 high
• Mortgage (P&I): −$1,547
• Tax est. 1.5%: −$369 /mo · $4,425/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $-37

Break-even live

Break-even rent $2,581

Max offer price $289,667

Occupancy floor 96%

Sensitivity live

Price	-10% $167	-5% $65	+0% $-37	+5% $-139	+10% $-241
Rent	-10% $-237	-5% $-137	+0% $-37	+5% $63	+10% $163
Rate	-1.0pp $112	-0.5pp $38	base $-37	+0.5pp $-113	+1.0pp $-191

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: $73,750
• Closing costs: $8,850
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1210 Lambert Ln Forney, TX	4.0	2.5	2338	$2,695	$1.15	73d	1	0.01mi
1213 Herring Dr Forney, TX	4.0	2.0	1876	$2,050	$1.09	37d	1	0.05mi
1237 Herring Dr Forney, TX	4.0	2.5	2338	$2,400	$1.03	93d	1	0.07mi
1238 Herring Dr Forney, TX	4.0	3.0	1912	$2,295	$1.20	33d	1	0.08mi
1246 Herring Dr Forney, TX	4.0	2.5	2338	$2,895	$1.24	30d	1	0.09mi
1253 Herring Dr Forney, TX	4.0	2.0	1906	$2,350	$1.23	93d	1	0.10mi
1560 Seminole Dr Forney, TX	3.0	2.0	2020	$2,250	$1.11	43d	1	0.15mi
1282 Herring Dr Forney, TX	4.0	2.5	2344	$2,995	$1.28	73d	1	0.16mi
1557 Wyler Dr Unit 1557 Forney, TX	4.0	3.0	2064	$2,850	$1.38	93d	1	0.23mi
1553 Sugarberry Dr Forney, TX	4.0	3.0	2348	$2,900	$1.24	64d	1	0.32mi
1260 Meridian Dr Forney, TX	3.0	2.0	1960	$2,200	$1.12	43d	1	0.33mi
1260 Meridian Dr Forney, TX	3.0	2.0	1960	$2,200	$1.12	32d	1	0.33mi
1593 Kessler Dr Forney, TX	3.0	2.0	1868	$2,349	$1.26	48d	1	0.35mi
1593 Kessler Dr Forney, TX	3.0	2.0	1868	$2,349	$1.26	28d	1	0.35mi
1644 Pegasus Dr Forney, TX	4.0	2.0	2810	$2,795	$0.99	93d	1	0.38mi
1581 Ferguson Dr Forney, TX	3.0	2.0	1922	$2,200	$1.14	43d	1	0.38mi
1304 Meridian Dr Forney, TX	3.0	2.0	2037	$2,199	$1.08	30d	1	0.42mi
1656 Deerpath Dr Forney, TX	4.0	3.0	2202	$3,800	$1.73	26d	1	0.43mi
1665 Sheldon Dr Forney, TX	4.0	3.5	2907	$3,095	$1.06	37d	1	0.45mi
1688 Sheldon Dr Forney, TX	4.0	3.5	2690	$2,850	$1.06	12d	1	0.51mi
1633 Glacier Dr Forney, TX	4.0	2.5	2698	$3,000	$1.11	43d	1	0.62mi
1832 Sandlin Dr Forney, TX	3.0	2.5	2058	$2,400	$1.17	93d	1	0.63mi
1736 Everglades Dr Forney, TX	3.0	2.5	2333	$2,650	$1.14	43d	1	0.63mi
1840 Sandlin Dr Forney, TX	4.0	2.0	2717	$2,566	$0.94	56d	1	0.63mi
1822 Sandlin Dr Forney, TX	4.0	2.0	2338	$2,076	$0.89	56d	1	0.63mi
1822 Sandlin Dr Forney, TX	4.0	2.0	2338	$2,010	$0.86	43d	1	0.63mi
1818 Sandlin Dr Forney, TX	3.0	2.5	2060	$2,105	$1.02	41d	1	0.64mi
1804 Sandlin Dr Forney, TX	4.0	2.0	2338	$2,151	$0.92	70d	1	0.68mi
1432 Lawnview Dr Forney, TX	3.0	2.0	2252	$2,599	$1.15	26d	1	0.68mi
1926 Honey Creek Rd Forney, TX	4.0	4.5	2874	$3,000	$1.04	93d	1	0.72mi
1284 Caprock Dr Forney, TX	4.0	3.0	2982	$3,300	$1.11	73d	1	0.75mi
1312 Caprock Dr Forney, TX	4.0	3.0	2890	$3,400	$1.18	43d	1	0.76mi
1817 Lockhart Dr Forney, TX	4.0	3.0	2331	$2,950	$1.27	56d	1	0.79mi
1820 Purtis Creek Dr Forney, TX	4.0	2.5	2140	$2,700	$1.26	0d	1	0.80mi
1833 Purtis Creek Dr Forney, TX	3.0	2.5	2241	$2,750	$1.23	38d	1	0.82mi
1829 Arbor Dr Forney, TX	4.0	3.0	2171	$2,500	$1.15	7d	1	0.83mi
1836 Lockhart Dr Forney, TX	4.0	2.0	1900	$2,350	$1.24	40d	1	0.84mi
1308 Parkdale St Forney, TX	3.0	2.5	2389	$2,800	$1.17	3d	1	0.85mi
1532 Bushman Ln Forney, TX	3.0	2.5	2321	$2,495	$1.07	20d	1	0.85mi
1855 Lockhart Dr Forney, TX	4.0	3.0	1912	$2,900	$1.52	0d	1	0.89mi

Property features AI

Finance

• Financial info: List price $295000

Exterior

• Parking: 2 parking spaces
• Utilities: Electric serviceCentral air conditioningHeat pump
• Home design: Spec new construction (Plan: Radiance)
• Construction: Living area approximately 2060Built as part of 2026 listings

Interior

• Kitchen: DishwasherDisposalMicrowave
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heatingHeat pumpCentral air conditioning
• Interior features: DishwasherDisposalMicrowave

Listing history 50 events

1. 2026-08-08
   days on market $295,000 Active 2 DOM
2. 2026-08-06
   days on marketlisting id $295,000 Active 1 DOM
3. 2026-08-06
   days on market $295,000 Active 114 DOM
4. 2026-08-05
   days on market $295,000 Active 113 DOM
5. 2026-08-04
   days on market $295,000 Active 112 DOM
6. 2026-08-03
   days on market $295,000 Active 111 DOM
7. 2026-07-31
   days on market $295,000 Active 108 DOM
8. 2026-07-30
   days on market $295,000 Active 107 DOM
9. 2026-07-30
   days on market $295,000 Active 106 DOM
10. 2026-07-28
    days on market $295,000 Active 105 DOM
11. 2026-07-26
    days on market $295,000 Active 103 DOM
12. 2026-07-24
    days on market $295,000 Active 101 DOM
13. 2026-07-23
    days on market $295,000 Active 100 DOM
14. 2026-07-22
    days on market $295,000 Active 99 DOM
15. 2026-07-21
    days on market $295,000 Active 98 DOM
16. 2026-07-20
    days on market $295,000 Active 97 DOM
17. 2026-07-18
    days on market $295,000 Active 95 DOM
18. 2026-07-18
    days on market $295,000 Active 94 DOM
19. 2026-07-16
    days on market $295,000 Active 93 DOM
20. 2026-07-15
    days on market $295,000 Active 92 DOM
21. 2026-07-14
    days on market $295,000 Active 91 DOM
22. 2026-07-13
    days on market $295,000 Active 90 DOM
23. 2026-07-13
    days on market $295,000 Active 89 DOM
24. 2026-07-11
    days on market $295,000 Active 88 DOM
25. 2026-07-10
    days on market $295,000 Active 87 DOM
26. 2026-07-09
    days on market $295,000 Active 86 DOM
27. 2026-07-07
    days on market $295,000 Active 84 DOM
28. 2026-07-06
    days on market $295,000 Active 83 DOM
29. 2026-07-06
    days on market $295,000 Active 82 DOM
30. 2026-07-05
    days on market $295,000 Active 81 DOM
31. 2026-07-03
    days on market $295,000 Active 80 DOM
32. 2026-07-02
    days on market $295,000 Active 79 DOM
33. 2026-07-01
    days on market $295,000 Active 78 DOM
34. 2026-06-30
    days on market $295,000 Active 77 DOM
35. 2026-06-29
    days on market $295,000 Active 76 DOM
36. 2026-06-28
    days on market $295,000 Active 75 DOM
37. 2026-06-27
    days on market $295,000 Active 74 DOM
38. 2026-06-26
    days on market $295,000 Active 73 DOM
39. 2026-06-24
    pricedays on market $295,000 Active 71 DOM
40. 2026-06-22
    days on market $335,000 Active 69 DOM
41. 2026-06-21
    days on market $335,000 Active 68 DOM
42. 2026-06-18
    days on market $335,000 Active 65 DOM
43. 2026-06-17
    days on market $335,000 Active 64 DOM
44. 2026-06-16
    days on market $335,000 Active 63 DOM
45. 2026-06-15
    days on market $335,000 Active 62 DOM
46. 2026-06-13
    days on market $335,000 Active 60 DOM
47. 2026-06-13
    days on market $335,000 Active 59 DOM
48. 2026-06-09
    days on market $335,000 Active 56 DOM
49. 2026-06-08
    days on market $335,000 Active 55 DOM
50. 2026-06-07
    days on market $335,000 Active 54 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: $30,407
• − Mortgage interest: −$16,525
• − Property taxes: −$4,425
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,433
• − Management: −$2,433
• − Depreciation: −$8,582
• Taxable loss: −$5,464
• Est. tax savings @ 24.0%: +$1,311
• After-tax cash flow: $869/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 · 2 photos

Good 75/100 Cosmetic rehab Est. rehab $10,300–$30,900 screening

This single-family home is in good condition with minimal repairs needed. Painting the exterior and maintaining the landscaping would significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Landscaping — Improves curb appeal and rental value ↑

ⓘ 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.

D Composite school gradezoned avg 54/100

Zoned Schools

Elementary Henderson El C TX #705/4,322 Nat'l #10,986/41,679 Middle Warren Middle D+ TX #443/1,662 Nat'l #4,335/14,009 High Forney H S C+ TX #258/1,632 Nat'l #3,443/17,239

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

• Census place: Forney, TX
• 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: 19.5% rent · 80.5% own
• Severe rent burden: 20% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Financial info: List price $295000

Exterior

• Parking: 2 parking spaces
• Utilities: Electric serviceCentral air conditioningHeat pump
• Home design: Spec new construction (Plan: Radiance)
• Construction: Living area approximately 2060Built as part of 2026 listings

Interior

• Kitchen: DishwasherDisposalMicrowave
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heatingHeat pumpCentral air conditioning
• Interior features: DishwasherDisposalMicrowave