2126 Hobby Dr · Forney, TX
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 5/10 · Moderate
- Est. fire insurance / yr
- $1,222 – $2,270
Heat risk 8/10 · Major
- Hot days now (above 110°F)
- 7 days/yr
- Hot days in 30 yrs
- 25 days/yr
Wind risk 6/10 · Moderate
- Chance of severe wind over 30 yrs
- 27.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 1 days/yr
- Unhealthy air days in 30 yrs
- 1 days/yr
Risk factors via First Street. Map © Google.
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 +14.0/15.0
- Cash flow +5.9/30.0
- Schools +4.8/10.0
- Condition / age +4.0/5.0
- Livability +3.8/5.0
- 1% rule +3.1/10.0
- Rent growth +2.9/5.0
- DSCR +0.3/10.0
- Appreciation +0.0/10.0
$279,999
2126 Hobby Dr · Forney, TX 75126
3 bd · 2.5 ba · 1,877 sqft · SingleFamily
public records
· 86 Days on market
Built 2021
4,400 sqft lot
Garage
$149/sqft
· 14% below area
Est $327k · 14% under
$50/mo HOA · 2% of rent
↓ 6% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks MLS
Great 1.5 story plan with open family room to kitchen! Gameroom and half bath up. PLEASE SEE SHOWING INSTRUCTIONS...
Key facts
- Modern appliances
- Gourmet kitchen
- Gas log fireplace
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/2.5-bath single-family listed at $280k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-545 ($-7k/yr) — negative.
- To cash-flow at today's rent, offer at most $184k (34.4% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (19.5% below list).
- Recommended offer: $184k (34.4% below list) — sets the bar for cash-flow.
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: Claybon El (math 55% / reading 58%, grade C+, #559 of 4,322 statewide, top 13%, 575 students, 35% FRL); Brown Middle (math 29% / reading 39%, grade F, #892 of 1,662 statewide, top 55%, 673 students, 56% FRL); North Forney H S (math 32% / reading 45%, grade F, #866 of 1,632 statewide, top 54%, 2,502 students, 49% FRL) — zoned schools average 46% FRL vs 26% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
- Market conditions: Rents rising (+1.4%/yr); 2639 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 53d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% 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 $8k 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 86 days — a 6% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
- 4 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
Risks & watch-outs
- Watch-outs: property tax is 3.0% of price.
- Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate 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
$183,710
(34.4% below list)
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 86 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
- Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- 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
- 0.81% ✗
- Cap rate
- 3.96%
- Cash-on-cash
- -8.34%
- DSCR
- 0.63
- GRM
- 10.3
CMA / ARV
- ARV (median comp)
- $327,055
- List price
- $279,999
- Delta
- -14.39%
- 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 |
|---|---|---|---|---|---|---|---|
| 1007 Grimes Dr | 0.42mi | 3/2.0 | 1,862 (-1%) | 0mo | $244,900 | $132 | 77 |
| 1015 Kimbro Dr | 0.26mi | 3/2.0 | 1,962 (+4%) | 1mo | $258,000 | $131 | 77 |
| 2058 Enchanted Rock Dr | 0.30mi | 4/2.0 (+1) | 1,837 (-2%) | 0mo | $250,000 | $136 | 75 |
| 1051 Spofford Dr | 0.34mi | 4/3.0 (+1) | 1,825 (-3%) | 0mo | $239,000 | $131 | 72 |
| 1109 Johnson City Ave | 0.56mi | 3/2.0 | 1,892 (+1%) | 2mo | $257,000 | $136 | 69 |
| 1084 Norias Dr | 0.49mi | 3/2.5 | 1,736 (-8%) | 0mo | $250,000 | $144 | 64 |
| 1018 Rumley Rd | 0.33mi | 4/2.5 (+1) | 2,077 (+11%) | 2mo | $265,000 | $128 | 60 |
| 1005 Comfort Dr | 0.58mi | 3/2.0 | 1,998 (+6%) | 0mo | $259,900 | $130 | 60 |
| 1008 Talpa Ln | 0.52mi | 3/2.0 | 2,028 (+8%) | 1mo | $270,000 | $133 | 59 |
| 1418 Ganado Dr | 0.40mi | 4/2.5 (+1) | 2,128 (+13%) | 1mo | $270,000 | $127 | 53 |
| 1074 Norias Dr | 0.46mi | 4/2.5 (+1) | 2,140 (+14%) | 0mo | $315,000 | $147 | 50 |
| 2439 Burkburnett Dr | 0.74mi | 4/2.0 (+1) | 2,104 (+12%) | 2mo | $270,000 | $128 | 37 |
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
- -33.1%
- Equity multiple
- -0.06×
- Total profit
- $-83,343
- Equity at exit
- $41,749
10-year hold
- IRR
- -52.9%
- Equity multiple
- -0.66×
- Total profit
- $-130,191
- Equity at exit
- $24,209
Cash invested: $78,400 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 116 active · 61 under contract
- Months of supply
- 8.7 mo (11%/mo absorbed)
- Median asking
- $290,000 ($158/sqft)
- Median days on market
- 77 d
- This list price
- 36% of active listings are priced below it
- ARV vs active asking
- +10.6% above 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
- 10.3×
Monthly cashflow live
↻
- Estimated rent
- $2,255 high interval (Pro) →
- Mortgage (P&I)
- −$1,468
- Tax from tax record
- −$692 /mo · $8,299/yr
- Insurance
- −$117
- HOA
- −$50
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$474
- Net cashflow
- $-545
Break-even live
Break-even rent
$2,945
Max offer price
$183,710
Occupancy floor
—
Sensitivity live
| Price | -10% $-387 | -5% $-466 | +0% $-545 | +5% $-624 | +10% $-704 |
|---|---|---|---|---|---|
| Rent | -10% $-723 | -5% $-634 | +0% $-545 | +5% $-456 | +10% $-367 |
| Rate | -1.0pp $-404 | -0.5pp $-474 | base $-545 | +0.5pp $-618 | +1.0pp $-691 |
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
- $70,000
- Closing costs
- $8,400
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 1004 Trickham Dr Forney, TX | 3.0 | 2.0 | 1825 | $2,250 | $1.23 | 48d | 1 | 0.25mi |
| 2047 Enchanted Rock Dr Forney, TX | 4.0 | 2.0 | 1636 | $2,000 | $1.22 | 53d | 1 | 0.27mi |
| 1023 Spofford Dr Forney, TX | 4.0 | 3.0 | 1941 | $2,369 | $1.22 | 23d | 1 | 0.29mi |
| 2384 Neff Ln Forney, TX | 4.0 | 3.5 | 2414 | $2,800 | $1.16 | 0d | 1 | 0.33mi |
| 1431 Lumberton Dr Forney, TX | 4.0 | 2.5 | 2158 | $2,450 | $1.14 | 4d | 1 | 0.35mi |
| 2907 Doggett Dr Forney, TX | 4.0 | 2.5 | 2139 | $2,950 | $1.38 | 17d | 1 | 0.35mi |
| 1804 Arcola Ct Forney, TX | 4.0 | 2.5 | 1619 | $1,895 | $1.17 | 64d | 1 | 0.36mi |
| 1804 Arcola Ct Forney, TX | 4.0 | 3.0 | 1619 | $1,895 | $1.17 | 62d | 1 | 0.36mi |
| 1427 Ganado Dr Forney, TX | 4.0 | 2.0 | 1512 | $2,095 | $1.39 | 71d | 1 | 0.39mi |
| 1427 Ganado Dr Forney, TX | 3.0 | 2.0 | 1520 | $1,895 | $1.25 | 43d | 1 | 0.39mi |
| 1427 Ganado Dr Forney, TX | 4.0 | 2.0 | 1512 | $1,895 | $1.25 | 40d | 1 | 0.39mi |
| 1078 Norias Dr Heath, TX | 4.0 | 3.0 | 2314 | $2,500 | $1.08 | 53d | 1 | 0.41mi |
| 1078 Norias Dr Heath, TX | 4.0 | 3.0 | 2314 | $2,500 | $1.08 | 4d | 1 | 0.41mi |
| 2302 Tombstone Rd Forney, TX | 4.0 | 2.0 | 1905 | $2,100 | $1.10 | 93d | 1 | 0.44mi |
| 2302 Tombstone Rd Forney, TX | 4.0 | 2.0 | 1905 | $2,200 | $1.15 | 4d | 1 | 0.44mi |
| 2117 Silsbee Ct Forney, TX | 3.0 | 2.0 | 1663 | $1,995 | $1.20 | 66d | 1 | 0.47mi |
| 2317 Mount Olive Ln Forney, TX | 3.0 | 2.0 | 1728 | $2,200 | $1.27 | 38d | 1 | 0.48mi |
| 1080 Norias Dr Forney, TX | 3.0 | 2.0 | 1704 | $2,200 | $1.29 | 10d | 1 | 0.48mi |
| 1329 Rosenberg Dr Forney, TX | 4.0 | 2.0 | 2000 | $2,100 | $1.05 | 93d | 1 | 0.48mi |
| 1012 Concan Dr Forney, TX | 3.0 | 2.5 | 2435 | $2,295 | $0.94 | 10d | 1 | 0.54mi |
| 2143 Erika Ln Forney, TX | 3.0 | 2.0 | 1680 | $2,100 | $1.25 | 28d | 1 | 0.56mi |
| 1037 Johnson City Ave Forney, TX | 3.0 | 2.0 | 1660 | $1,895 | $1.14 | 73d | 1 | 0.57mi |
| 1037 Johnson City Ave Forney, TX | 3.0 | 2.0 | 1660 | $1,895 | $1.14 | 69d | 1 | 0.57mi |
| 1031 Johnson City Ave Forney, TX | 3.0 | 2.0 | 1609 | $1,950 | $1.21 | 53d | 1 | 0.57mi |
| 2004 Crosby Dr Forney, TX | 4.0 | 2.0 | 1901 | $2,250 | $1.18 | 4d | 1 | 0.63mi |
| 2010 Diamondback Forney, TX | 3.0 | 2.0 | 1750 | $2,099 | $1.20 | 73d | 1 | 0.64mi |
| 2258 Templin Ave Forney, TX | 4.0 | 2.0 | 1988 | $2,300 | $1.16 | 68d | 1 | 0.66mi |
| 2014 Zavala Forney, TX | 3.0 | 2.0 | 1616 | $1,900 | $1.18 | 4d | 1 | 0.68mi |
| 2415 Anton Dr Forney, TX | 4.0 | 2.0 | 1891 | $2,200 | $1.16 | 66d | 1 | 0.72mi |
| 3127 Maverick Dr Forney, TX | 4.0 | 2.0 | 2129 | $2,750 | $1.29 | 71d | 1 | 0.75mi |
| 2206 Hartley Dr Forney, TX | 3.0 | 2.0 | 1900 | $2,375 | $1.25 | 21d | 1 | 0.76mi |
| 5672 McClelland St Forney, TX | 4.0 | 2.5 | 1950 | $1,879 | $0.96 | 30d | 1 | 0.78mi |
| 5529 McClelland St Forney, TX | 3.0 | 2.0 | 1450 | $1,750 | $1.21 | 55d | 1 | 0.79mi |
| 5529 McClelland St Forney, TX | 3.0 | 2.0 | 1450 | $1,750 | $1.21 | 62d | 1 | 0.79mi |
| 5661 McClelland St Forney, TX | 3.0 | 2.0 | 1590 | $1,945 | $1.22 | 43d | 1 | 0.79mi |
| 5681 McClelland St Forney, TX | 4.0 | 2.5 | 1950 | $2,070 | $1.06 | 70d | 1 | 0.81mi |
| 5516 Berea St Forney, TX | 3.0 | 2.0 | 1266 | $1,875 | $1.48 | 93d | 1 | 0.82mi |
| 5537 Berea St Forney, TX | 3.0 | 2.0 | 1239 | $1,740 | $1.40 | 28d | 1 | 0.82mi |
| 5693 McClelland St Forney, TX | 4.0 | 2.5 | 1685 | $1,839 | $1.09 | 56d | 1 | 0.82mi |
| 1328 Broaddus Rd Forney, TX | 4.0 | 3.0 | 2544 | $3,175 | $1.25 | 37d | 1 | 0.82mi |
Property features AI
Finance
- HOA & community
- Mandatory HOAHOA fee $50 monthlyHOA management: Clement Ranch HO Inc
Exterior
- Parking
- Attached garageEnclosed garage with garage door openerGarage faces front2 covered spaces2 carport spaces2 garage spaces
- Utilities
- City waterElectricity availableCommunity mailbox
- Home design
- Single family residenceResidential propertyOne and one-half storyBuilt in 2021Smart home features
- Construction
- Year built: 2021
- Exterior features
- Front yard maintenance included in HOASubdivision: Clements Ranch 6Municipal utility district
Interior
- Kitchen
- Built-in gas rangeGas cooktopDishwasherDisposalMicrowavePlumbed for gas
- Bedrooms
- Primary bedroom (level 1) with dual sinks, ensuite bathroom, built-in cabinets, linen closet, separate shower and walk-in closetBedroom (level 1) with walk-in closetBedroom (level 1) with walk-in closet
- Bathrooms
- 2 full bathrooms1 half bathroom
- Interior features
- Open floorplanGranite countersKitchen islandEat-in kitchenPantryDecorative lightingDouble vanityWalk-in closetsBuilt-in cabinetsLinen closetEnsuite bathSeparate showerPlumbed for gas in kitchenOne and one-half levelsOne living areaOne dining areaTotal rooms: 5Gas fireplace
- Laundry & utility
- Washer/dryer connections (information inferred from utilities/appliances listed)
Listing history 50 events
-
2026-08-08days on market $279,999 Active 86 DOM
-
2026-08-06days on market $279,999 Active 84 DOM
-
2026-08-05days on market $279,999 Active 83 DOM
-
2026-08-04days on market $279,999 Active 82 DOM
-
2026-08-03days on market $279,999 Active 81 DOM
-
2026-07-31days on market $279,999 Active 78 DOM
-
2026-07-30days on market $279,999 Active 77 DOM
-
2026-07-30days on market $279,999 Active 76 DOM
-
2026-07-28days on market $279,999 Active 75 DOM
-
2026-07-26days on market $279,999 Active 73 DOM
-
2026-07-24days on market $279,999 Active 71 DOM
-
2026-07-24price $279,999 Active 70 DOM
-
2026-07-23days on market $275,000 Active 70 DOM
-
2026-07-23price $275,000 Active 69 DOM
-
2026-07-22days on market $285,000 Active 69 DOM
-
2026-07-21days on market $285,000 Active 68 DOM
-
2026-07-20days on market $285,000 Active 67 DOM
-
2026-07-18days on market $285,000 Active 65 DOM
-
2026-07-18days on market $285,000 Active 64 DOM
-
2026-07-16days on market $285,000 Active 63 DOM
-
2026-07-15days on market $285,000 Active 62 DOM
-
2026-07-14days on market $285,000 Active 61 DOM
-
2026-07-13days on market $285,000 Active 60 DOM
-
2026-07-13days on market $285,000 Active 59 DOM
-
2026-07-11days on market $285,000 Active 58 DOM
-
2026-07-10days on market $285,000 Active 57 DOM
-
2026-07-09days on market $285,000 Active 56 DOM
-
2026-07-07days on market $285,000 Active 54 DOM
-
2026-07-06days on market $285,000 Active 53 DOM
-
2026-07-06days on market $285,000 Active 52 DOM
-
2026-07-05days on market $285,000 Active 51 DOM
-
2026-07-03days on market $285,000 Active 50 DOM
-
2026-07-02days on market $285,000 Active 49 DOM
-
2026-07-01days on market $285,000 Active 48 DOM
-
2026-06-30days on market $285,000 Active 47 DOM
-
2026-06-29days on market $285,000 Active 46 DOM
-
2026-06-28days on market $285,000 Active 45 DOM
-
2026-06-27days on market $285,000 Active 44 DOM
-
2026-06-26days on market $285,000 Active 43 DOM
-
2026-06-24days on market $285,000 Active 41 DOM
-
2026-06-22days on market $285,000 Active 39 DOM
-
2026-06-21days on market $285,000 Active 38 DOM
-
2026-06-18days on market $285,000 Active 35 DOM
-
2026-06-17days on market $285,000 Active 34 DOM
-
2026-06-16days on market $285,000 Active 33 DOM
-
2026-06-15days on market $285,000 Active 32 DOM
-
2026-06-13days on market $285,000 Active 30 DOM
-
2026-06-13days on market $285,000 Active 29 DOM
-
2026-06-09days on market $285,000 Active 26 DOM
-
2026-06-08days on market $285,000 Active 25 DOM
ⓘ 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
- $8,299 · $692/mo
- Projected year-2 tax
- $8,299 · $692/mo
- Expected delta
- $0/yr ($0/mo · 0.0%)
ⓘ 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 5/10 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $27,062
- − Mortgage interest
- −$15,684
- − Property taxes
- −$8,299
- − Insurance
- −$1,400
- − Repairs & maintenance
- −$2,165
- − Management
- −$2,165
- − HOA
- −$600
- − Depreciation
- −$8,145
- Taxable loss
- −$11,397
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$2,735
- After-tax cash flow
- $-3,806/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
80/100
Cosmetic rehab
Est. rehab $9,385–$28,155 screening
This 2021-built home in Clements Ranch is in good condition with a good condition score of 80. It offers a good investment opportunity with minimal repairs and maintenance needed. The home's curb appeal and interior condition make it a strong candidate for both resale and rental markets.
Value-add opportunities
- Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
- Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
- Both Adding smart home features — Modern technology can attract buyers and renters. ↑
- Resale Upgrading the kitchen appliances — Modern appliances can significantly boost the home's appeal to buyers. ↑
- Resale Upgrading the bathrooms with modern fixtures — Modern bathrooms are a key selling point for buyers. ↑
- Rental Adding a smart thermostat — Smart thermostats can reduce energy costs and attract tech-savvy renters. ↑
ⓘ 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.
F
Composite school gradezoned avg 48/100
Zoned Schools
Elementary
Claybon El
C+
TX #559/4,322
Nat'l #9,263/41,679
Middle
Jackson Middle
High
North Forney H S
F
TX #866/1,632
Nat'l #8,796/17,239
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
- 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
- Severe rent burden
- 20% of renters
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 |
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| Technology | 5 | $198B |
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| Engineering / Construction | 4 | $72B |
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| Energy Services | 3 | $60B |
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| Utilities | 3 | $41B |
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| Healthcare | 2 | $330B |
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Price history
-5.9% since first listed15 events — show timeline
- 2026-05-14 Listed $285,000 NTREIS
- 2026-05-11 Listing Removed — NTREIS
- 2026-04-15 Price Changed $285,000 NTREIS
- 2025-12-18 Price Changed $294,990 NTREIS
- 2025-10-28 Price Changed $299,980 NTREIS
- 2025-09-15 Price Changed $310,000 NTREIS
- 2025-08-11 Listed $315,000 NTREIS
- 2021-12-15 Sold (Public Records) — Public Records
- 2021-08-12 Pending — NTREIS
- 2021-08-12 Sold (MLS) — NTREIS
- 2021-07-22 Price Changed $321,860 NTREIS
- 2021-06-18 Price Changed $317,860 NTREIS
- 2021-06-18 Relisted — NTREIS
- 2021-04-26 Pending — NTREIS
- 2021-04-07 Listed $302,860 NTREIS
Property tax history
+63.4%/yrLatest (2025): $8,299 · -3.4% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…