1218 Lambert Ln · Forney, TX 75126

$295,000

3 bd · 2.0 ba · 2,060 sqft · SingleFamily · 43 Days on market

Built 2026 Good condition $143/sqft · 14% below area Est $343k · 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 +13.7/15.0
• Cash flow +11.7/30.0
• Schools +5.4/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• 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 $-84 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $283k (4.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $247k (16.1% below list).
• Recommended offer: $247k (16.1% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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); 3349 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 129d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 88% 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

• It's been on market 43 days — a 3% lower offer ($286k) is reasonable based on typical stale-listing flexibility.

Recommended offer $247,459 (16.1% 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. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
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: 5.95%
• Cash-on-cash: -1.22%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (median comp): $342,546
• List price: $295,000
• Delta: -13.88%
• 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%)	6mo	$330,000	$163	86
1557 Wyler Dr	0.20mi	4/3.0 (+1)	2,064 (+0%)	6mo	$325,000	$157	76
1202 Lambert	0.04mi	4/2.0 (+1)	1,827 (-11%)	5mo	$329,990	$181	70
1213 Herring Dr	0.06mi	4/2.0 (+1)	1,827 (-11%)	6mo	$312,000	$171	69
1561 Sugarberry Dr	0.31mi	4/3.0 (+1)	2,139 (+4%)	4mo	$350,000	$164	67
1246 Herring Dr	0.09mi	4/2.0 (+1)	2,338 (+14%)	5mo	$299,000	$128	64
1276 Meridian Dr	0.33mi	4/3.0 (+1)	2,162 (+5%)	5mo	$315,000	$146	63
1216 Kensington Dr	0.36mi	3/3.0	2,221 (+8%)	4mo	$335,000	$151	63
1834 Sandlin Dr	0.60mi	4/2.0 (+1)	1,900 (-8%)	0mo	$290,000	$153	54
1553 Sugarberry Dr	0.30mi	4/3.0 (+1)	2,298 (+12%)	6mo	$350,000	$152	53
1601 Browder Rd	0.65mi	3/2.5	2,237 (+9%)	2mo	$405,000	$181	52
1817 Bachman Ln	0.68mi	4/3.0 (+1)	2,243 (+9%)	5mo	$427,000	$190	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: -20.1%
• Equity multiple: 0.31×
• Total profit: $-56,973
• Equity at exit: $43,985

10-year hold

• IRR: -16.9%
• Equity multiple: 0.13×
• Total profit: $-71,724
• 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: 56 active · 18 under contract
• Months of supply: 18.7 mo (5%/mo absorbed)
• Median asking: $335,245 ($162/sqft)
• Median days on market: 116 d
• This list price: 5% of active listings are priced below it
• ARV vs active asking: +2.9% 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: 3349
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,475 high
• Mortgage (P&I): −$1,547
• Tax est. 1.5%: −$369 /mo · $4,425/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $-84

Break-even live

Break-even rent $2,581

Max offer price $282,881

Occupancy floor 98%

Sensitivity live

Price	-10% $120	-5% $18	+0% $-84	+5% $-186	+10% $-288
Rent	-10% $-279	-5% $-181	+0% $-84	+5% $14	+10% $112
Rate	-1.0pp $65	-0.5pp $-9	base $-84	+0.5pp $-160	+1.0pp $-238

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	165d	1	0.01mi
1213 Herring Dr Forney, TX	4.0	2.0	1876	$2,050	$1.09	128d	1	0.05mi
1237 Herring Dr Forney, TX	4.0	2.5	2338	$2,400	$1.03	184d	1	0.07mi
1242 Lambert Ln Forney, TX	4.0	3.0	1912	$2,450	$1.28	10d	1	0.08mi
1238 Herring Dr Forney, TX	4.0	3.0	1912	$2,295	$1.20	125d	1	0.08mi
1246 Lambert Ln Forney, TX	4.0	2.0	1827	$1,900	$1.04	50d	1	0.09mi
1246 Lambert Ln Forney, TX	4.0	2.0	1827	$1,900	$1.04	38d	1	0.09mi
1246 Herring Dr Forney, TX	4.0	2.5	2338	$2,895	$1.24	121d	1	0.09mi
1253 Herring Dr Forney, TX	4.0	2.0	1906	$2,350	$1.23	184d	1	0.10mi
1266 Lambert Ln Forney, TX	4.0	3.0	1912	$2,450	$1.28	10d	1	0.14mi
1560 Seminole Dr Forney, TX	3.0	2.0	2020	$2,250	$1.11	135d	1	0.15mi
1282 Herring Dr Forney, TX	4.0	2.5	2344	$2,995	$1.28	165d	1	0.16mi
1553 Wyler Dr Forney, TX	4.0	3.0	2291	$2,900	$1.27	6d	1	0.22mi
1557 Wyler Dr Unit 1557 Forney, TX	4.0	3.0	2064	$2,850	$1.38	184d	1	0.23mi
1553 Sugarberry Dr Forney, TX	4.0	3.0	2348	$2,900	$1.24	156d	1	0.32mi
1624 Seminole Dr Forney, TX	4.0	3.5	2888	$3,000	$1.04	75d	1	0.32mi
1260 Meridian Dr Forney, TX	3.0	2.0	1960	$2,200	$1.12	123d	1	0.33mi
1260 Meridian Dr Forney, TX	3.0	2.0	1960	$2,200	$1.12	135d	1	0.33mi
1593 Kessler Dr Forney, TX	3.0	2.0	1868	$2,349	$1.26	119d	1	0.35mi
1593 Kessler Dr Forney, TX	3.0	2.0	1868	$2,349	$1.26	140d	1	0.35mi
1644 Pegasus Dr Forney, TX	4.0	2.0	2810	$2,795	$0.99	184d	1	0.38mi
1581 Ferguson Dr Forney, TX	3.0	2.0	1922	$2,200	$1.14	135d	1	0.38mi
1656 Pegasus Dr Forney, TX	3.0	2.5	2469	$3,100	$1.26	10d	1	0.42mi
1304 Meridian Dr Forney, TX	3.0	2.0	2037	$2,199	$1.08	121d	1	0.42mi
1656 Deerpath Dr Forney, TX	4.0	3.0	2202	$3,800	$1.73	117d	1	0.43mi
1665 Sheldon Dr Forney, TX	4.0	3.5	2907	$3,095	$1.06	128d	1	0.45mi
1688 Sheldon Dr Forney, TX	4.0	3.5	2690	$2,850	$1.06	104d	1	0.51mi
1633 Glacier Dr Forney, TX	4.0	2.5	2698	$3,000	$1.11	71d	1	0.62mi
1832 Sandlin Dr Forney, TX	3.0	2.5	2058	$2,400	$1.17	184d	1	0.63mi
1736 Everglades Dr Forney, TX	3.0	2.5	2333	$2,600	$1.11	71d	1	0.63mi
1840 Sandlin Dr Forney, TX	4.0	2.0	2717	$2,566	$0.94	148d	1	0.63mi
1822 Sandlin Dr Forney, TX	4.0	2.0	2338	$2,076	$0.89	148d	1	0.63mi
1822 Sandlin Dr Forney, TX	4.0	2.0	2338	$2,010	$0.86	135d	1	0.63mi
1818 Sandlin Dr Forney, TX	3.0	2.5	2060	$2,105	$1.02	133d	1	0.64mi
1804 Sandlin Dr Forney, TX	4.0	2.0	2338	$2,151	$0.92	161d	1	0.68mi
1432 Lawnview Dr Forney, TX	3.0	2.0	2252	$2,599	$1.15	117d	1	0.68mi
1432 Lawnview Dr Forney, TX	3.0	2.0	2110	$2,599	$1.23	57d	1	0.68mi
1801 Sandlin Dr Forney, TX	3.0	2.5	2060	$2,090	$1.01	10d	1	0.70mi
1926 Honey Creek Rd Forney, TX	4.0	4.5	2874	$3,000	$1.04	184d	1	0.72mi
1284 Caprock Dr Forney, TX	4.0	3.0	2982	$3,300	$1.11	165d	1	0.75mi

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. 2026-09-18
   days on market $295,000 Active 43 DOM
2. 2026-09-17
   days on market $295,000 Active 42 DOM
3. 2026-09-16
   days on market $295,000 Active 41 DOM
4. 2026-09-15
   days on market $295,000 Active 40 DOM
5. 2026-09-14
   days on market $295,000 Active 39 DOM
6. 2026-09-13
   days on market $295,000 Active 38 DOM
7. 2026-09-12
   days on market $295,000 Active 37 DOM
8. 2026-09-11
   days on market $295,000 Active 36 DOM
9. 2026-09-05
   days on market $295,000 Active 30 DOM
10. 2026-09-04
    days on market $295,000 Active 29 DOM
11. 2026-09-02
    days on market $295,000 Active 27 DOM
12. 2026-08-31
    days on market $295,000 Active 25 DOM
13. 2026-08-29
    days on market $295,000 Active 23 DOM
14. 2026-08-28
    days on market $295,000 Active 22 DOM
15. 2026-08-27
    days on market $295,000 Active 21 DOM
16. 2026-08-25
    days on market $295,000 Active 19 DOM
17. 2026-08-24
    days on market $295,000 Active 18 DOM
18. 2026-08-23
    days on market $295,000 Active 17 DOM
19. 2026-08-22
    days on market $295,000 Active 16 DOM
20. 2026-08-21
    days on market $295,000 Active 15 DOM
21. 2026-08-20
    days on market $295,000 Active 14 DOM
22. 2026-08-19
    days on market $295,000 Active 13 DOM
23. 2026-08-18
    days on market $295,000 Active 12 DOM
24. 2026-08-17
    days on market $295,000 Active 11 DOM
25. 2026-08-16
    days on market $295,000 Active 10 DOM
26. 2026-08-15
    days on market $295,000 Active 9 DOM
27. 2026-08-14
    days on market $295,000 Active 8 DOM
28. 2026-08-13
    days on market $295,000 Active 7 DOM
29. 2026-08-12
    days on market $295,000 Active 6 DOM
30. 2026-08-11
    days on market $295,000 Active 5 DOM
31. 2026-08-10
    days on market $295,000 Active 4 DOM
32. 2026-08-09
    days on market $295,000 Active 3 DOM
33. 2026-08-08
    days on market $295,000 Active 2 DOM
34. 2026-08-06
    days on marketlisting id $295,000 Active 1 DOM
35. 2026-08-06
    days on market $295,000 Active 114 DOM
36. 2026-08-05
    days on market $295,000 Active 113 DOM
37. 2026-08-04
    days on market $295,000 Active 112 DOM
38. 2026-08-03
    days on market $295,000 Active 111 DOM
39. 2026-07-31
    days on market $295,000 Active 108 DOM
40. 2026-07-30
    days on market $295,000 Active 107 DOM
41. 2026-07-30
    days on market $295,000 Active 106 DOM
42. 2026-07-28
    days on market $295,000 Active 105 DOM
43. 2026-07-26
    days on market $295,000 Active 103 DOM
44. 2026-07-24
    days on market $295,000 Active 101 DOM
45. 2026-07-23
    days on market $295,000 Active 100 DOM
46. 2026-07-22
    days on market $295,000 Active 99 DOM
47. 2026-07-21
    days on market $295,000 Active 98 DOM
48. 2026-07-20
    days on market $295,000 Active 97 DOM
49. 2026-07-18
    days on market $295,000 Active 95 DOM
50. 2026-07-18
    days on market $295,000 Active 94 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: $29,695
• − Mortgage interest: −$16,525
• − Property taxes: −$4,425
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,376
• − Management: −$2,376
• − Depreciation: −$8,582
• Taxable loss: −$6,063
• Est. tax savings @ 24.0%: +$1,455
• After-tax cash flow: $450/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%
• 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