1276 Meridian Dr · Forney, TX 75126

$315,000

4 bd · 2.0 ba · 2,162 sqft · SingleFamily public records · 70 Days on market

Built 2017 7,144 sqft lot $146/sqft · 11% below area Est $355k · 11% under $75/mo HOA · 3% of rent ↓ 7% since listing

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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 +12.6/15.0
• Cash flow +7.5/30.0
• Schools +4.0/10.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained Highland Home in the family friendly community of Gateway Parks in Forney, where comfort, style, and thoughtful upgrades come together seamlessly. This spacious 4 bedroom, 3 full bathroom home offers a functional layout designed for both everyday living and effortless entertaining. Step inside to find laminate wood flooring flowing through the main living areas with carpet in the bedrooms for added comfort. The open concept design creates a warm and inviting atmosphere, centered around a cozy gas log fireplace that anchors the living space perfectly. The kitchen is truly the heart of the home, featuring granite countertops, stylish updated tile backsplash, coffee bar and ample cabinetry, making it ideal for both cooking and gathering. Fresh interior paint completed within the last three years gives the home a clean, modern feel that is move in ready. In addition to the main living areas, the home offers a versatile office or dining room space, perfect for working from home, hosting dinners, or creating a flex space to fit your lifestyle. The primary suite offers a peaceful retreat with a beautifully updated bath featuring tile finishes and a spacious layout. Three additional bedrooms and two full bathrooms provide flexibility for guests, family, or a home office setup. Step outside to enjoy the extended concrete patio, perfect for grilling, relaxing, or hosting friends and family. The backyard also includes a 7 x 7 storage shed that will convey with the property, offering extra space for tools, hobbies, or seasonal items. One of the standout features is the fully decked attic, providing an abundance of easily accessible storage rarely found in homes today. A two car garage completes this exceptional property. The amazing landscaping is the cherry on top of this move in ready home! Located in Gateway Parks, residents enjoy fantastic amenities including pools, parks, walking trails, and community events

Key facts

• Flex space
• Granite countertops
• Coffee bar

Tags

• LAMINATE WOOD FLOORING
• GRANITE COUNTERTOPS
• UPDATED TILE BACKSPLASH
• COFFEE BAR
• FLEX SPACE
• EXTENDED CONCRETE PATIO

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-396 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (22.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $265k (16.0% below list).
• Recommended offer: $245k (22.2% 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: 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 31% 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 $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 70 days — a 6% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $24k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $244,990 (22.2% 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 70 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 4.78%
• Cash-on-cash: -5.39%
• DSCR: 0.76
• GRM: 9.9

CMA / ARV

• ARV (median comp): $355,174
• List price: $315,000
• Delta: -11.31%
• 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
1276 Meridian Dr	0.00mi	4/3.0	2,162 (0%)	0mo	$315,000	$146	96
1557 Wyler Dr	0.17mi	4/3.0	2,064 (-4%)	2mo	$325,000	$157	79
1553 Sugarberry Dr	0.21mi	4/3.0	2,298 (+6%)	1mo	$350,000	$152	75
1560 Seminole Dr	0.20mi	3/2.0 (-1)	2,020 (-7%)	1mo	$330,000	$163	73
1817 Bachman Ln	0.35mi	4/3.0	2,243 (+4%)	0mo	$427,000	$190	73
1246 Herring Dr	0.38mi	4/2.0	2,338 (+8%)	1mo	$299,000	$128	68
1282 Herring Dr	0.35mi	4/2.5	2,338 (+8%)	2mo	$297,990	$127	67
1526 Bushman Ln	0.47mi	3/2.5 (-1)	2,237 (+4%)	2mo	$405,000	$181	64
1817 Lockhart Dr	0.52mi	4/3.0	2,322 (+7%)	1mo	$372,400	$160	58
1328 Parkdale St	0.44mi	3/2.5 (-1)	2,389 (+10%)	1mo	$389,000	$163	54
1510 Bushman Ln	0.43mi	3/2.5 (-1)	2,389 (+10%)	2mo	$359,000	$150	54
1821 Bachman Ln	0.37mi	4/3.0	2,474 (+14%)	2mo	$375,000	$152	53

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: -27.5%
• Equity multiple: 0.09×
• Total profit: $-80,195
• Equity at exit: $46,968

10-year hold

• IRR: -33.5%
• Equity multiple: -0.34×
• Total profit: $-117,860
• Equity at exit: $27,235

Cash invested: $88,200 (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: 2200
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,645 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$628 /mo · $7,537/yr
• Insurance: −$131
• HOA: −$75
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $-396

Break-even live

Break-even rent $3,147

Max offer price $244,990

Occupancy floor —

Sensitivity live

Price	-10% $-218	-5% $-307	+0% $-396	+5% $-485	+10% $-575
Rent	-10% $-605	-5% $-501	+0% $-396	+5% $-292	+10% $-187
Rate	-1.0pp $-238	-0.5pp $-316	base $-396	+0.5pp $-478	+1.0pp $-561

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1260 Meridian Dr Forney, TX	3.0	2.0	1960	$2,200	$1.12	4d	1	0.05mi
1304 Meridian Dr Forney, TX	3.0	2.0	2037	$2,269	$1.11	18d	1	0.07mi
1644 Pegasus Dr Forney, TX	4.0	2.0	2810	$2,795	$0.99	45d	1	0.13mi
1593 Kessler Dr Forney, TX	3.0	2.0	1868	$2,349	$1.26	0d	1	0.15mi
1581 Ferguson Dr Forney, TX	3.0	2.0	1922	$2,200	$1.14	0d	1	0.17mi
1665 Sheldon Dr Forney, TX	4.0	3.5	2907	$3,200	$1.10	14d	1	0.19mi
1557 Wyler Dr Unit 1557 Forney, TX	4.0	3.0	2064	$2,850	$1.38	45d	1	0.19mi
1560 Seminole Dr Forney, TX	3.0	2.0	2020	$2,400	$1.19	14d	1	0.22mi
1553 Sugarberry Dr Forney, TX	4.0	3.0	2348	$2,900	$1.24	16d	1	0.22mi
1840 Sandlin Dr Forney, TX	4.0	2.0	2717	$2,566	$0.94	8d	1	0.31mi
1736 Everglades Dr Forney, TX	3.0	2.5	2333	$2,650	$1.14	45d	1	0.32mi
1832 Sandlin Dr Forney, TX	3.0	2.5	2058	$2,400	$1.17	45d	1	0.32mi
1822 Sandlin Dr Forney, TX	4.0	2.0	2338	$2,010	$0.86	0d	1	0.35mi
1822 Sandlin Dr Forney, TX	4.0	2.0	2338	$2,076	$0.89	8d	1	0.35mi
1210 Lambert Ln Forney, TX	4.0	2.5	2338	$2,695	$1.15	25d	1	0.35mi
1818 Sandlin Dr Forney, TX	3.0	2.5	2060	$2,115	$1.03	0d	1	0.36mi
1825 Sandlin Dr Forney, TX	5.0	3.0	2306	$2,450	$1.06	45d	1	0.37mi
1282 Herring Dr Forney, TX	4.0	2.5	2344	$2,995	$1.28	25d	1	0.37mi
1926 Honey Creek Rd Forney, TX	4.0	4.5	2874	$3,000	$1.04	45d	1	0.37mi
1253 Herring Dr Forney, TX	4.0	2.0	1906	$2,350	$1.23	45d	1	0.38mi
1237 Herring Dr Forney, TX	4.0	2.5	2338	$2,400	$1.03	45d	1	0.39mi
1633 Glacier Dr Forney, TX	4.0	2.5	2698	$3,000	$1.11	8d	1	0.39mi
1246 Herring Dr Forney, TX	4.0	2.5	2338	$2,995	$1.28	16d	1	0.40mi
1238 Herring Dr Forney, TX	4.0	3.0	1912	$2,450	$1.28	8d	1	0.40mi
1284 Caprock Dr Forney, TX	4.0	3.0	2982	$3,300	$1.11	25d	1	0.41mi
1213 Herring Dr Forney, TX	4.0	2.0	1876	$2,150	$1.15	8d	1	0.41mi
1312 Caprock Dr Forney, TX	4.0	3.0	2890	$3,400	$1.18	45d	1	0.41mi
1804 Sandlin Dr Forney, TX	4.0	2.0	2338	$2,151	$0.92	22d	1	0.42mi
1817 Lockhart Dr Forney, TX	4.0	3.0	2331	$2,950	$1.27	8d	1	0.51mi
1836 Big Spring Dr Forney, TX	5.0	3.0	2680	$2,900	$1.08	45d	1	0.52mi
1836 Lockhart Dr Forney, TX	4.0	2.0	1900	$2,450	$1.29	0d	1	0.56mi
1829 Pueblo St Forney, TX	4.0	2.0	1824	$2,250	$1.23	0d	1	0.63mi
1816 Pueblo St Forney, TX	4.0	2.0	2204	$2,350	$1.07	45d	1	0.66mi
1869 Lockhart Dr Forney, TX	5.0	3.0	2300	$3,299	$1.43	0d	1	0.66mi
1820 Pueblo St Forney, TX	4.0	2.0	1900	$2,245	$1.18	45d	1	0.66mi
1832 Pueblo St Forney, TX	3.0	2.5	2060	$2,090	$1.01	3d	1	0.67mi
1874 Purtis Creek Dr Forney, TX	5.0	3.0	2212	$3,099	$1.40	20d	1	0.67mi
1876 Lockhart Dr Forney, TX	4.0	2.0	2058	$2,950	$1.43	45d	1	0.70mi
1888 Everglades Dr Forney, TX	4.0	2.0	1961	$3,235	$1.65	8d	1	0.70mi
1848 McCree St Forney, TX	4.0	2.0	1935	$2,450	$1.27	45d	1	0.71mi

HOA detail

• Monthly dues: $75 · $900/yr
• Likely covers: gaslandscapingpool

Listing history 5 events

1. 2026-05-08
   status Active 1994-char remark

   Show marketing remark (1994 chars)

   Welcome to this beautifully maintained Highland Home in the family friendly community of Gateway Parks in Forney, where comfort, style, and thoughtful upgrades come together seamlessly. This spacious 4 bedroom, 3 full bathroom home offers a functional layout designed for both everyday living and effortless entertaining. Step inside to find laminate wood flooring flowing through the main living areas with carpet in the bedrooms for added comfort. The open concept design creates a warm and inviting atmosphere, centered around a cozy gas log fireplace that anchors the living space perfectly. The kitchen is truly the heart of the home, featuring granite countertops, stylish updated tile backsplash, coffee bar and ample cabinetry, making it ideal for both cooking and gathering. Fresh interior paint completed within the last three years gives the home a clean, modern feel that is move in ready. In addition to the main living areas, the home offers a versatile office or dining room space, perfect for working from home, hosting dinners, or creating a flex space to fit your lifestyle. The primary suite offers a peaceful retreat with a beautifully updated bath featuring tile finishes and a spacious layout. Three additional bedrooms and two full bathrooms provide flexibility for guests, family, or a home office setup. Step outside to enjoy the extended concrete patio, perfect for grilling, relaxing, or hosting friends and family. The backyard also includes a 7 x 7 storage shed that will convey with the property, offering extra space for tools, hobbies, or seasonal items. One of the standout features is the fully decked attic, providing an abundance of easily accessible storage rarely found in homes today. A two car garage completes this exceptional property. The amazing landscaping is the cherry on top of this move in ready home! Located in Gateway Parks, residents enjoy fantastic amenities including pools, parks, walking trails, and community events

2. 2026-05-06
   historical Active Option Contract 1994-char remark

   Show marketing remark (1994 chars)

   Welcome to this beautifully maintained Highland Home in the family friendly community of Gateway Parks in Forney, where comfort, style, and thoughtful upgrades come together seamlessly. This spacious 4 bedroom, 3 full bathroom home offers a functional layout designed for both everyday living and effortless entertaining. Step inside to find laminate wood flooring flowing through the main living areas with carpet in the bedrooms for added comfort. The open concept design creates a warm and inviting atmosphere, centered around a cozy gas log fireplace that anchors the living space perfectly. The kitchen is truly the heart of the home, featuring granite countertops, stylish updated tile backsplash, coffee bar and ample cabinetry, making it ideal for both cooking and gathering. Fresh interior paint completed within the last three years gives the home a clean, modern feel that is move in ready. In addition to the main living areas, the home offers a versatile office or dining room space, perfect for working from home, hosting dinners, or creating a flex space to fit your lifestyle. The primary suite offers a peaceful retreat with a beautifully updated bath featuring tile finishes and a spacious layout. Three additional bedrooms and two full bathrooms provide flexibility for guests, family, or a home office setup. Step outside to enjoy the extended concrete patio, perfect for grilling, relaxing, or hosting friends and family. The backyard also includes a 7 x 7 storage shed that will convey with the property, offering extra space for tools, hobbies, or seasonal items. One of the standout features is the fully decked attic, providing an abundance of easily accessible storage rarely found in homes today. A two car garage completes this exceptional property. The amazing landscaping is the cherry on top of this move in ready home! Located in Gateway Parks, residents enjoy fantastic amenities including pools, parks, walking trails, and community events

3. 2026-05-05
   price $315,000 1994-char remark

   Show marketing remark (1994 chars)

   Welcome to this beautifully maintained Highland Home in the family friendly community of Gateway Parks in Forney, where comfort, style, and thoughtful upgrades come together seamlessly. This spacious 4 bedroom, 3 full bathroom home offers a functional layout designed for both everyday living and effortless entertaining. Step inside to find laminate wood flooring flowing through the main living areas with carpet in the bedrooms for added comfort. The open concept design creates a warm and inviting atmosphere, centered around a cozy gas log fireplace that anchors the living space perfectly. The kitchen is truly the heart of the home, featuring granite countertops, stylish updated tile backsplash, coffee bar and ample cabinetry, making it ideal for both cooking and gathering. Fresh interior paint completed within the last three years gives the home a clean, modern feel that is move in ready. In addition to the main living areas, the home offers a versatile office or dining room space, perfect for working from home, hosting dinners, or creating a flex space to fit your lifestyle. The primary suite offers a peaceful retreat with a beautifully updated bath featuring tile finishes and a spacious layout. Three additional bedrooms and two full bathrooms provide flexibility for guests, family, or a home office setup. Step outside to enjoy the extended concrete patio, perfect for grilling, relaxing, or hosting friends and family. The backyard also includes a 7 x 7 storage shed that will convey with the property, offering extra space for tools, hobbies, or seasonal items. One of the standout features is the fully decked attic, providing an abundance of easily accessible storage rarely found in homes today. A two car garage completes this exceptional property. The amazing landscaping is the cherry on top of this move in ready home! Located in Gateway Parks, residents enjoy fantastic amenities including pools, parks, walking trails, and community events

4. 2026-04-03
   price $325,000 1994-char remark

   Show marketing remark (1994 chars)

   Welcome to this beautifully maintained Highland Home in the family friendly community of Gateway Parks in Forney, where comfort, style, and thoughtful upgrades come together seamlessly. This spacious 4 bedroom, 3 full bathroom home offers a functional layout designed for both everyday living and effortless entertaining. Step inside to find laminate wood flooring flowing through the main living areas with carpet in the bedrooms for added comfort. The open concept design creates a warm and inviting atmosphere, centered around a cozy gas log fireplace that anchors the living space perfectly. The kitchen is truly the heart of the home, featuring granite countertops, stylish updated tile backsplash, coffee bar and ample cabinetry, making it ideal for both cooking and gathering. Fresh interior paint completed within the last three years gives the home a clean, modern feel that is move in ready. In addition to the main living areas, the home offers a versatile office or dining room space, perfect for working from home, hosting dinners, or creating a flex space to fit your lifestyle. The primary suite offers a peaceful retreat with a beautifully updated bath featuring tile finishes and a spacious layout. Three additional bedrooms and two full bathrooms provide flexibility for guests, family, or a home office setup. Step outside to enjoy the extended concrete patio, perfect for grilling, relaxing, or hosting friends and family. The backyard also includes a 7 x 7 storage shed that will convey with the property, offering extra space for tools, hobbies, or seasonal items. One of the standout features is the fully decked attic, providing an abundance of easily accessible storage rarely found in homes today. A two car garage completes this exceptional property. The amazing landscaping is the cherry on top of this move in ready home! Located in Gateway Parks, residents enjoy fantastic amenities including pools, parks, walking trails, and community events

5. 2026-03-20
   listed $339,000 Active 1994-char remark

   Show marketing remark (1994 chars)

   Welcome to this beautifully maintained Highland Home in the family friendly community of Gateway Parks in Forney, where comfort, style, and thoughtful upgrades come together seamlessly. This spacious 4 bedroom, 3 full bathroom home offers a functional layout designed for both everyday living and effortless entertaining. Step inside to find laminate wood flooring flowing through the main living areas with carpet in the bedrooms for added comfort. The open concept design creates a warm and inviting atmosphere, centered around a cozy gas log fireplace that anchors the living space perfectly. The kitchen is truly the heart of the home, featuring granite countertops, stylish updated tile backsplash, coffee bar and ample cabinetry, making it ideal for both cooking and gathering. Fresh interior paint completed within the last three years gives the home a clean, modern feel that is move in ready. In addition to the main living areas, the home offers a versatile office or dining room space, perfect for working from home, hosting dinners, or creating a flex space to fit your lifestyle. The primary suite offers a peaceful retreat with a beautifully updated bath featuring tile finishes and a spacious layout. Three additional bedrooms and two full bathrooms provide flexibility for guests, family, or a home office setup. Step outside to enjoy the extended concrete patio, perfect for grilling, relaxing, or hosting friends and family. The backyard also includes a 7 x 7 storage shed that will convey with the property, offering extra space for tools, hobbies, or seasonal items. One of the standout features is the fully decked attic, providing an abundance of easily accessible storage rarely found in homes today. A two car garage completes this exceptional property. The amazing landscaping is the cherry on top of this move in ready home! Located in Gateway Parks, residents enjoy fantastic amenities including pools, parks, walking trails, and community events

ⓘ 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: $7,537 · $628/mo
• Projected year-2 tax: $7,537 · $628/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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 24 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

Taxation est. · year 1

• Rental income: $31,746
• − Mortgage interest: −$17,645
• − Property taxes: −$7,537
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,540
• − Management: −$2,540
• − HOA: −$900
• − Depreciation: −$9,164
• Taxable loss: −$10,154
• Est. tax savings @ 24.0%: +$2,437
• After-tax cash flow: $-2,319/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

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

-7.1% since first listed

5 events — show timeline

• 2026-05-08 Relisted — NTREIS
• 2026-05-06 Contingent — NTREIS
• 2026-05-05 Price Changed $315,000 NTREIS
• 2026-04-03 Price Changed $325,000 NTREIS
• 2026-03-20 Listed $339,000 NTREIS

Property tax history

+23.7%/yr

Latest (2025): $7,537 · -1.8% YoY. Source: county tax records.