1805 Arbor Dr · Forney, TX 75126

$339,000

3 bd · 2.0 ba · 2,106 sqft · SingleFamily public records · 67 Days on market

Built 2021 5,968 sqft lot $161/sqft · 18% below area Est $414k · 18% under $75/mo HOA · 3% of rent ↓ 12% since listing

---

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 +15.0/15.0
• Cash flow +6.6/30.0
• Schools +4.0/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained 2021 single-story home, ideally situated on a corner lot in a quiet, completed section of a master-planned community, which boasts resort style living. On approach the stone bordered beds give this home charm and curb appeal. As you enter the high ceilings give it an airy feel. Featuring 3 bedrooms, 2 bathrooms, and a spacious enclosed Flex room (imagine as an office, den, gym or playroom), this home offers a flexible and functional layout designed for modern living. The open-concept design seamlessly connects the kitchen, dining, and family rooms—perfect for everyday living and entertaining. At the heart of the home, the stylish kitchen boasts a large island (for entertaining and meal prep), a large area for formal dining is just off the kitchen, a gas cooktop, oven, microwave, and abundant cabinet storage. Recent updates include fresh interior paint, enhancing the home’s like-new, move-in ready appeal. Additional highlights include a mudroom, a large separate utility room, front-facing double garage, off-street parking (for 2 vehicles), and a covered patio overlooking the fenced backyard. A Generac-home generator provides added peace of mind. Enjoy access to community amenities including walking trails, parks, 3 swimming pools, and a fitness center. Currently zoned to Forney Independent School District (buyer to verify). Conveniently situated close to local shops and restaurants, but with resort style living, this home has so much to offer. This well-designed, move-in ready home combines modern style, comfort, and convenience—with a very functional floorplan - schedule your showing today!

Key facts

• 5,968 sq ft lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $339k.

Deal economics

• At list price, monthly cash flow is $-558 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (29.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $263k (22.5% below list).
• Recommended offer: $240k (29.1% 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 17d 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 30% 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 $10k 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 67 days — a 6% lower offer ($319k) is reasonable based on typical stale-listing flexibility.

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 $240,431 (29.1% 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 67 days. Have you received any prior offers? Is the seller open to a 29% 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: 0.77% ✗
• Cap rate: 4.32%
• Cash-on-cash: -7.05%
• DSCR: 0.69
• GRM: 10.8

CMA / ARV

• ARV (median comp): $414,096
• List price: $339,000
• Delta: -18.13%
• 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
10128 Highland Prairie Ln	0.38mi	3/2.0	2,060 (-2%)	2mo	$425,000	$206	77
1526 Bushman Ln	0.31mi	3/2.5	2,237 (+6%)	2mo	$405,000	$181	72
1817 Bachman Ln	0.24mi	4/3.0 (+1)	2,243 (+6%)	0mo	$427,000	$190	69
1276 Meridian Dr	0.45mi	4/3.0 (+1)	2,162 (+3%)	0mo	$315,000	$146	65
1817 Lockhart Dr	0.16mi	4/3.0 (+1)	2,322 (+10%)	1mo	$372,400	$160	65
1510 Bushman Ln	0.22mi	3/2.5	2,389 (+13%)	2mo	$359,000	$150	64
1324 Parkdale St	0.30mi	3/2.5	2,338 (+11%)	2mo	$345,000	$148	64
1560 Seminole Dr	0.64mi	3/2.0	2,020 (-4%)	1mo	$330,000	$163	62
1328 Parkdale St	0.28mi	3/2.5	2,389 (+13%)	1mo	$389,000	$163	62
1557 Wyler Dr	0.62mi	4/3.0 (+1)	2,064 (-2%)	2mo	$325,000	$157	57
11090 Prairie Lakes Ln	0.71mi	3/2.5	1,990 (-6%)	1mo	$440,000	$221	55
1553 Sugarberry Dr	0.64mi	4/3.0 (+1)	2,298 (+9%)	1mo	$350,000	$152	45

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: -30.5%
• Equity multiple: 0.01×
• Total profit: $-94,363
• Equity at exit: $50,546

10-year hold

• IRR: -42.8%
• Equity multiple: -0.51×
• Total profit: $-143,387
• Equity at exit: $29,311

Cash invested: $94,920 (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: 10.8×

Monthly cashflow live

• Estimated rent: $2,626 high
• Mortgage (P&I): −$1,778
• Tax from tax record: −$639 /mo · $7,667/yr
• Insurance: −$141
• HOA: −$75
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $-558

Break-even live

Break-even rent $3,333

Max offer price $240,431

Occupancy floor —

Sensitivity live

Price	-10% $-366	-5% $-462	+0% $-558	+5% $-654	+10% $-750
Rent	-10% $-765	-5% $-662	+0% $-558	+5% $-454	+10% $-350
Rate	-1.0pp $-387	-0.5pp $-472	base $-558	+0.5pp $-646	+1.0pp $-735

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: $84,750
• Closing costs: $10,170
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1284 Caprock Dr Forney, TX	4.0	3.0	2982	$3,300	$1.11	26d	1	0.05mi
1312 Caprock Dr Forney, TX	4.0	3.0	2890	$3,400	$1.18	45d	1	0.11mi
1817 Lockhart Dr Forney, TX	4.0	3.0	2331	$2,950	$1.27	9d	1	0.15mi
1736 Everglades Dr Forney, TX	3.0	2.5	2333	$2,650	$1.14	45d	1	0.16mi
1836 Lockhart Dr Forney, TX	4.0	2.0	1900	$2,450	$1.29	0d	1	0.19mi
1829 Pueblo St Forney, TX	4.0	2.0	1824	$2,250	$1.23	0d	1	0.21mi
1816 Pueblo St Forney, TX	4.0	2.0	2204	$2,350	$1.07	45d	1	0.22mi
1820 Pueblo St Forney, TX	4.0	2.0	1900	$2,245	$1.18	45d	1	0.23mi
1832 Pueblo St Forney, TX	3.0	2.5	2060	$2,090	$1.01	3d	1	0.25mi
1888 Everglades Dr Forney, TX	4.0	2.0	1961	$3,235	$1.65	9d	1	0.26mi
1876 Lockhart Dr Forney, TX	4.0	2.0	2058	$2,950	$1.43	45d	1	0.28mi
1848 McCree St Forney, TX	4.0	2.0	1935	$2,450	$1.27	45d	1	0.28mi
1665 Sheldon Dr Forney, TX	4.0	3.5	2907	$3,200	$1.10	14d	1	0.33mi
1926 Honey Creek Rd Forney, TX	4.0	4.5	2874	$3,000	$1.04	45d	1	0.38mi
1644 Pegasus Dr Forney, TX	4.0	2.0	2810	$2,795	$0.99	45d	1	0.39mi
1304 Meridian Dr Forney, TX	3.0	2.0	2037	$2,269	$1.11	18d	1	0.43mi
1260 Meridian Dr Forney, TX	3.0	2.0	1960	$2,200	$1.12	4d	1	0.46mi
1840 Sandlin Dr Forney, TX	4.0	2.0	2717	$2,566	$0.94	9d	1	0.47mi
1832 Sandlin Dr Forney, TX	3.0	2.5	2058	$2,400	$1.17	45d	1	0.50mi
1822 Sandlin Dr Forney, TX	4.0	2.0	2338	$2,076	$0.89	9d	1	0.55mi
1822 Sandlin Dr Forney, TX	4.0	2.0	2338	$2,010	$0.86	0d	1	0.55mi
1581 Ferguson Dr Forney, TX	3.0	2.0	1922	$2,200	$1.14	0d	1	0.56mi
1818 Sandlin Dr Forney, TX	3.0	2.5	2060	$2,115	$1.03	0d	1	0.57mi
1593 Kessler Dr Forney, TX	3.0	2.0	1868	$2,349	$1.26	0d	1	0.57mi
1804 Sandlin Dr Forney, TX	4.0	2.0	2338	$2,151	$0.92	22d	1	0.63mi
1557 Wyler Dr Unit 1557 Forney, TX	4.0	3.0	2064	$2,850	$1.38	45d	1	0.64mi
1633 Glacier Dr Forney, TX	4.0	2.5	2698	$3,000	$1.11	9d	1	0.65mi
1553 Sugarberry Dr Forney, TX	4.0	3.0	2348	$2,900	$1.24	17d	1	0.65mi
1560 Seminole Dr Forney, TX	3.0	2.0	2020	$2,400	$1.19	14d	1	0.65mi
1210 Lambert Ln Forney, TX	4.0	2.5	2338	$2,695	$1.15	26d	1	0.77mi
1282 Herring Dr Forney, TX	4.0	2.5	2344	$2,995	$1.28	26d	1	0.81mi
1253 Herring Dr Forney, TX	4.0	2.0	1906	$2,350	$1.23	45d	1	0.81mi
1237 Herring Dr Forney, TX	4.0	2.5	2338	$2,400	$1.03	45d	1	0.81mi
1213 Herring Dr Forney, TX	4.0	2.0	1876	$2,150	$1.15	9d	1	0.82mi
1246 Herring Dr Forney, TX	4.0	2.5	2338	$2,995	$1.28	17d	1	0.83mi
1238 Herring Dr Forney, TX	4.0	3.0	1912	$2,450	$1.28	9d	1	0.83mi
1100 Alexandria Dr Forney, TX	3.0	2.0	1574	$1,895	$1.20	45d	1	1.49mi
1100 Alexandria Dr Forney, TX	3.0	2.0	1553	$1,725	$1.11	9d	1	1.49mi
1123 Singletree Dr Forney, TX	3.0	2.0	1492	$1,750	$1.17	4d	1	1.49mi
1123 Singletree Dr Forney, TX	3.0	2.0	1492	$1,750	$1.17	26d	1	1.49mi

HOA detail

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

Listing history 23 events

1. 2026-06-21
   days on market $339,000 Active 67 DOM
2. 2026-06-18
   price $339,000 Active 64 DOM
3. 2026-06-18
   days on market $339,900 Active 64 DOM
4. 2026-06-17
   days on market $339,900 Active 63 DOM
5. 2026-06-16
   days on market $339,900 Active 62 DOM
6. 2026-06-15
   days on market $339,900 Active 61 DOM
7. 2026-06-13
   days on market $339,900 Active 59 DOM
8. 2026-06-13
   days on market $339,900 Active 58 DOM
9. 2026-06-09
   days on market $339,900 Active 55 DOM
10. 2026-06-08
    days on market $339,900 Active 54 DOM
11. 2026-06-07
    days on market $339,900 Active 53 DOM
12. 2026-06-04
    days on market $339,900 Active 50 DOM
13. 2026-06-03
    days on market $339,900 Active 49 DOM
14. 2026-06-02
    days on market $339,900 Active 48 DOM
15. 2026-06-02
    pricestatus $339,900 Active 47 DOM
16. 2026-05-12
    status Pending 1687-char remark

    Show marketing remark (1687 chars)

    Welcome to this beautifully maintained 2021 single-story home, ideally situated on a corner lot in a quiet, completed section of a master-planned community, which boasts resort style living. On approach the stone bordered beds give this home charm and curb appeal. As you enter the high ceilings give it an airy feel. Featuring 3 bedrooms, 2 bathrooms, and a spacious enclosed Flex room (imagine as an office, den, gym or playroom), this home offers a flexible and functional layout designed for modern living. The open-concept design seamlessly connects the kitchen, dining, and family rooms—perfect for everyday living and entertaining. At the heart of the home, the stylish kitchen boasts a large island (for entertaining and meal prep), a large area for formal dining is just off the kitchen, a gas cooktop, oven, microwave, and abundant cabinet storage. Recent updates include fresh interior paint, enhancing the home’s like-new, move-in ready appeal. Additional highlights include a mudroom, a large separate utility room, front-facing double garage, off-street parking (for 2 vehicles), and a covered patio overlooking the fenced backyard. A Generac-home generator provides added peace of mind. Enjoy access to community amenities including walking trails, parks, 3 swimming pools, and a fitness center. Currently zoned to Forney Independent School District (buyer to verify). Conveniently situated close to local shops and restaurants, but with resort style living, this home has so much to offer. This well-designed, move-in ready home combines modern style, comfort, and convenience—with a very functional floorplan - schedule your showing today!

17. 2026-05-05
    historical Active Option Contract 1687-char remark

    Show marketing remark (1687 chars)

    Welcome to this beautifully maintained 2021 single-story home, ideally situated on a corner lot in a quiet, completed section of a master-planned community, which boasts resort style living. On approach the stone bordered beds give this home charm and curb appeal. As you enter the high ceilings give it an airy feel. Featuring 3 bedrooms, 2 bathrooms, and a spacious enclosed Flex room (imagine as an office, den, gym or playroom), this home offers a flexible and functional layout designed for modern living. The open-concept design seamlessly connects the kitchen, dining, and family rooms—perfect for everyday living and entertaining. At the heart of the home, the stylish kitchen boasts a large island (for entertaining and meal prep), a large area for formal dining is just off the kitchen, a gas cooktop, oven, microwave, and abundant cabinet storage. Recent updates include fresh interior paint, enhancing the home’s like-new, move-in ready appeal. Additional highlights include a mudroom, a large separate utility room, front-facing double garage, off-street parking (for 2 vehicles), and a covered patio overlooking the fenced backyard. A Generac-home generator provides added peace of mind. Enjoy access to community amenities including walking trails, parks, 3 swimming pools, and a fitness center. Currently zoned to Forney Independent School District (buyer to verify). Conveniently situated close to local shops and restaurants, but with resort style living, this home has so much to offer. This well-designed, move-in ready home combines modern style, comfort, and convenience—with a very functional floorplan - schedule your showing today!

18. 2026-04-23
    price $335,900 1687-char remark

    Show marketing remark (1687 chars)

    Welcome to this beautifully maintained 2021 single-story home, ideally situated on a corner lot in a quiet, completed section of a master-planned community, which boasts resort style living. On approach the stone bordered beds give this home charm and curb appeal. As you enter the high ceilings give it an airy feel. Featuring 3 bedrooms, 2 bathrooms, and a spacious enclosed Flex room (imagine as an office, den, gym or playroom), this home offers a flexible and functional layout designed for modern living. The open-concept design seamlessly connects the kitchen, dining, and family rooms—perfect for everyday living and entertaining. At the heart of the home, the stylish kitchen boasts a large island (for entertaining and meal prep), a large area for formal dining is just off the kitchen, a gas cooktop, oven, microwave, and abundant cabinet storage. Recent updates include fresh interior paint, enhancing the home’s like-new, move-in ready appeal. Additional highlights include a mudroom, a large separate utility room, front-facing double garage, off-street parking (for 2 vehicles), and a covered patio overlooking the fenced backyard. A Generac-home generator provides added peace of mind. Enjoy access to community amenities including walking trails, parks, 3 swimming pools, and a fitness center. Currently zoned to Forney Independent School District (buyer to verify). Conveniently situated close to local shops and restaurants, but with resort style living, this home has so much to offer. This well-designed, move-in ready home combines modern style, comfort, and convenience—with a very functional floorplan - schedule your showing today!

19. 2026-04-16
    price $355,900 1687-char remark

    Show marketing remark (1687 chars)

    Welcome to this beautifully maintained 2021 single-story home, ideally situated on a corner lot in a quiet, completed section of a master-planned community, which boasts resort style living. On approach the stone bordered beds give this home charm and curb appeal. As you enter the high ceilings give it an airy feel. Featuring 3 bedrooms, 2 bathrooms, and a spacious enclosed Flex room (imagine as an office, den, gym or playroom), this home offers a flexible and functional layout designed for modern living. The open-concept design seamlessly connects the kitchen, dining, and family rooms—perfect for everyday living and entertaining. At the heart of the home, the stylish kitchen boasts a large island (for entertaining and meal prep), a large area for formal dining is just off the kitchen, a gas cooktop, oven, microwave, and abundant cabinet storage. Recent updates include fresh interior paint, enhancing the home’s like-new, move-in ready appeal. Additional highlights include a mudroom, a large separate utility room, front-facing double garage, off-street parking (for 2 vehicles), and a covered patio overlooking the fenced backyard. A Generac-home generator provides added peace of mind. Enjoy access to community amenities including walking trails, parks, 3 swimming pools, and a fitness center. Currently zoned to Forney Independent School District (buyer to verify). Conveniently situated close to local shops and restaurants, but with resort style living, this home has so much to offer. This well-designed, move-in ready home combines modern style, comfort, and convenience—with a very functional floorplan - schedule your showing today!

20. 2026-04-02
    price $359,900 1687-char remark

    Show marketing remark (1687 chars)

    Welcome to this beautifully maintained 2021 single-story home, ideally situated on a corner lot in a quiet, completed section of a master-planned community, which boasts resort style living. On approach the stone bordered beds give this home charm and curb appeal. As you enter the high ceilings give it an airy feel. Featuring 3 bedrooms, 2 bathrooms, and a spacious enclosed Flex room (imagine as an office, den, gym or playroom), this home offers a flexible and functional layout designed for modern living. The open-concept design seamlessly connects the kitchen, dining, and family rooms—perfect for everyday living and entertaining. At the heart of the home, the stylish kitchen boasts a large island (for entertaining and meal prep), a large area for formal dining is just off the kitchen, a gas cooktop, oven, microwave, and abundant cabinet storage. Recent updates include fresh interior paint, enhancing the home’s like-new, move-in ready appeal. Additional highlights include a mudroom, a large separate utility room, front-facing double garage, off-street parking (for 2 vehicles), and a covered patio overlooking the fenced backyard. A Generac-home generator provides added peace of mind. Enjoy access to community amenities including walking trails, parks, 3 swimming pools, and a fitness center. Currently zoned to Forney Independent School District (buyer to verify). Conveniently situated close to local shops and restaurants, but with resort style living, this home has so much to offer. This well-designed, move-in ready home combines modern style, comfort, and convenience—with a very functional floorplan - schedule your showing today!

21. 2026-03-26
    listed $380,000 Active 1687-char remark

    Show marketing remark (1687 chars)

    Welcome to this beautifully maintained 2021 single-story home, ideally situated on a corner lot in a quiet, completed section of a master-planned community, which boasts resort style living. On approach the stone bordered beds give this home charm and curb appeal. As you enter the high ceilings give it an airy feel. Featuring 3 bedrooms, 2 bathrooms, and a spacious enclosed Flex room (imagine as an office, den, gym or playroom), this home offers a flexible and functional layout designed for modern living. The open-concept design seamlessly connects the kitchen, dining, and family rooms—perfect for everyday living and entertaining. At the heart of the home, the stylish kitchen boasts a large island (for entertaining and meal prep), a large area for formal dining is just off the kitchen, a gas cooktop, oven, microwave, and abundant cabinet storage. Recent updates include fresh interior paint, enhancing the home’s like-new, move-in ready appeal. Additional highlights include a mudroom, a large separate utility room, front-facing double garage, off-street parking (for 2 vehicles), and a covered patio overlooking the fenced backyard. A Generac-home generator provides added peace of mind. Enjoy access to community amenities including walking trails, parks, 3 swimming pools, and a fitness center. Currently zoned to Forney Independent School District (buyer to verify). Conveniently situated close to local shops and restaurants, but with resort style living, this home has so much to offer. This well-designed, move-in ready home combines modern style, comfort, and convenience—with a very functional floorplan - schedule your showing today!

22. 2024-11-12
    soldstatus
23. 2021-10-22
    soldstatus

ⓘ 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: $7,667 · $639/mo
• Projected year-2 tax: $7,667 · $639/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: $31,518
• − Mortgage interest: −$18,989
• − Property taxes: −$7,667
• − Insurance: −$1,695
• − Repairs & maintenance: −$2,521
• − Management: −$2,521
• − HOA: −$900
• − Depreciation: −$9,862
• Taxable loss: −$12,638
• Est. tax savings @ 24.0%: +$3,033
• After-tax cash flow: $-3,663/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

-11.6% since first listed

8 events — show timeline

• 2026-05-12 Pending — NTREIS
• 2026-05-05 Contingent — NTREIS
• 2026-04-23 Price Changed $335,900 NTREIS
• 2026-04-16 Price Changed $355,900 NTREIS
• 2026-04-02 Price Changed $359,900 NTREIS
• 2026-03-26 Listed $380,000 NTREIS
• 2024-11-12 Sold (Public Records) — Public Records
• 2021-10-22 Sold (Public Records) — Public Records

Property tax history

+45.4%/yr

Latest (2025): $7,667 · -1.7% YoY. Source: county tax records.