2208 Rothbury 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 7/10 · Major
- Hot days now (above 110°F)
- 7 days/yr
- Hot days in 30 yrs
- 23 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 +15.0/15.0
- Cash flow +6.5/30.0
- 1% rule +4.4/10.0
- Schools +3.9/10.0
- Livability +3.8/5.0
- Rent growth +2.9/5.0
- Condition / age +2.2/5.0
- DSCR +0.8/10.0
- Appreciation +0.0/10.0
$249,500
2208 Rothbury Dr · Forney, TX 75126
3 bd · 2.0 ba · 1,723 sqft · SingleFamily
public records
· 78 Days on market
Built 2021
4,800 sqft lot
2-car garage
$145/sqft
· 30% below area
Est $357k · 30% under
$47/mo HOA · 2% of rent
↓ 18% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks MLS
Welcome to your beautiful Perry Home located in Devonshire community. This spacious 3BR, 2 full baths with the perfect work from home office space. You're welcomed into this beauty by a 10ft soaring ceiling setting the stage for a bright and inviting open living concept. The kitchen features SS appliances, granite countertops, and center island designed for entertaining. The family room boasts natural light thanks to the stunning tall window. 8-foot doors throughout the home. Each bedroom has walk-in closets, while the oversized primary bedroom offers a true spa-like retreat with an ensuite featuring a stand-up shower, a luxurious soaking corner tub, and dual sinks. Step onto your backyard oasis with your private covered patio and get ready to enjoy the wonderful Texas weather! Don't miss your chance to make this dream home yours. Schedule your showing today!
Key facts
- Gourmet kitchen
- Granite countertops
- 4,800 sq ft lot
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/2.0-bath single-family listed at $250k. Condition is rated fair.
Deal economics
- At list price, monthly cash flow is $-425 ($-5k/yr) — negative.
- To cash-flow at today's rent, offer at most $196k (21.4% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (6.0% below list).
- Recommended offer: $196k (21.4% 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: Griffin El (782 students, 48% 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 51% FRL vs 26% district-wide (25 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 43d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% 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 $7k 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 78 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
- 5 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 3.9% of price.
- Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$196,102
(21.4% 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 78 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
- Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
- 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
- 0.94% ✗
- Cap rate
- 4.25%
- Cash-on-cash
- -7.29%
- DSCR
- 0.68
- GRM
- 8.9
CMA / ARV
- ARV (median comp)
- $357,454
- List price
- $249,500
- Delta
- -30.20%
- 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 |
|---|---|---|---|---|---|---|---|
| 1795 Gleasondale Pl | 0.30mi | 3/2.0 | 1,606 (-7%) | 1mo | $304,890 | $190 | 74 |
| 1318 Eldridge Pond St | 0.18mi | 4/2.0 (+1) | 1,936 (+12%) | 1mo | $260,000 | $134 | 66 |
| 2122 Winsbury Way | 0.65mi | 3/2.0 | 1,771 (+3%) | 2mo | $285,000 | $161 | 64 |
| 1919 Flaxen Dr | 0.64mi | 3/2.0 | 1,656 (-4%) | 3mo | $243,999 | $147 | 61 |
| 1719 Glacial Beech Pl | 0.41mi | 3/2.0 | 1,518 (-12%) | 2mo | $269,690 | $178 | 59 |
| 1713 Guswood Dr | 0.75mi | 3/2.0 | 1,656 (-4%) | 2mo | $228,999 | $138 | 57 |
| 2078 Rosebury Ln | 0.72mi | 3/2.0 | 1,643 (-5%) | 2mo | $250,000 | $152 | 57 |
| 1305 Acton Dr | 0.57mi | 4/2.0 (+1) | 1,902 (+10%) | 0mo | $286,589 | $151 | 51 |
| 2114 Foxglove Ct | 0.69mi | 3/2.0 | 1,556 (-10%) | 2mo | $260,000 | $167 | 50 |
| 2933 Soaring Hills Dr | 0.70mi | 3/2.0 | 1,950 (+13%) | 1mo | $401,900 | $206 | 44 |
| 2009 Brackett Pond Rd | 0.62mi | 4/2.0 (+1) | 1,952 (+13%) | 3mo | $306,949 | $157 | 42 |
| 2926 Soaring Hills Dr | 0.70mi | 4/3.0 (+1) | 1,942 (+13%) | 1mo | $387,900 | $200 | 36 |
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
- -31.3%
- Equity multiple
- -0.01×
- Total profit
- $-70,766
- Equity at exit
- $37,201
10-year hold
- IRR
- -47.7%
- Equity multiple
- -0.57×
- Total profit
- $-109,506
- Equity at exit
- $21,572
Cash invested: $69,860 (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
- 100 active · 64 under contract
- Months of supply
- 8.2 mo (12%/mo absorbed)
- Median asking
- $307,542 ($172/sqft)
- Median days on market
- 127 d
- This list price
- 6% of active listings are priced below it
- ARV vs active asking
- +20.3% 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
- 8.9×
Monthly cashflow live
↻
- Estimated rent
- $2,344 high interval (Pro) →
- Mortgage (P&I)
- −$1,308
- Tax from tax record
- −$817 /mo · $9,805/yr
- Insurance
- −$104
- HOA
- −$47
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$492
- Net cashflow
- $-425
Break-even live
Break-even rent
$2,882
Max offer price
$196,102
Occupancy floor
—
Sensitivity live
| Price | -10% $-283 | -5% $-354 | +0% $-425 | +5% $-495 | +10% $-566 |
|---|---|---|---|---|---|
| Rent | -10% $-610 | -5% $-517 | +0% $-425 | +5% $-332 | +10% $-239 |
| Rate | -1.0pp $-299 | -0.5pp $-361 | base $-425 | +0.5pp $-489 | +1.0pp $-555 |
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
- $62,375
- Closing costs
- $7,485
- 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 |
|---|---|---|---|---|---|---|---|---|
| 2016 Croftbank St Forney, TX | 3.0 | 2.5 | 1920 | $2,500 | $1.30 | 3d | 1 | 0.09mi |
| 1122 Arborwood Dr Forney, TX | 4.0 | 2.0 | 1718 | $2,200 | $1.28 | 38d | 1 | 0.15mi |
| 1430 Everett Gardens Way Forney, TX | 3.0 | 2.0 | 1465 | $1,950 | $1.33 | 62d | 1 | 0.17mi |
| 1106 Arborwood Dr Forney, TX | 4.0 | 3.5 | 2017 | $2,895 | $1.44 | 38d | 1 | 0.18mi |
| 1012 Barkers Pond Ave Forney, TX | 4.0 | 2.0 | 1710 | $2,295 | $1.34 | 52d | 1 | 0.20mi |
| 1462 Everett Gardens Way Forney, TX | 4.0 | 2.0 | 1858 | $2,195 | $1.18 | 43d | 1 | 0.24mi |
| 1462 Everett Gardens Way Forney, TX | 4.0 | 2.0 | 1858 | $2,195 | $1.18 | 35d | 1 | 0.24mi |
| 1503 Gentle Night Dr Forney, TX | 4.0 | 2.0 | 1696 | $2,650 | $1.56 | 38d | 1 | 0.24mi |
| 1759 Gleasondale Pl Forney, TX | 3.0 | 2.0 | 1726 | $2,050 | $1.19 | 73d | 1 | 0.24mi |
| 1750 Gleasondale Pl Forney, TX | 3.0 | 2.0 | 1633 | $2,200 | $1.35 | 93d | 1 | 0.27mi |
| 2421 Eldor Way Forney, TX | 4.0 | 2.0 | 1680 | $2,195 | $1.31 | 73d | 1 | 0.32mi |
| 1507 Forge Pond Ln Forney, TX | 3.0 | 2.0 | 1350 | $2,200 | $1.63 | 20d | 1 | 0.33mi |
| 1017 Somerset Cir Forney, TX | 3.0 | 2.0 | 2185 | $2,195 | $1.00 | 30d | 1 | 0.40mi |
| 1769 Glacial Beech Pl Forney, TX | 4.0 | 2.0 | 1598 | $2,250 | $1.41 | 23d | 1 | 0.43mi |
| 2011 Avondown Rd Forney, TX | 3.0 | 2.0 | 2146 | $2,395 | $1.12 | 17d | 1 | 0.50mi |
| 2023 Avondown Rd Forney, TX | 3.0 | 2.0 | 1640 | $2,071 | $1.26 | 42d | 1 | 0.50mi |
| 1459 Kingswell Ln Forney, TX | 4.0 | 3.0 | 2034 | $3,000 | $1.47 | 38d | 1 | 0.54mi |
| 1439 Kingswell Ln Forney, TX | 4.0 | 3.0 | 1942 | $2,250 | $1.16 | 30d | 1 | 0.56mi |
| 1439 Kingswell Ln Forney, TX | 4.0 | 3.0 | 1942 | $2,250 | $1.16 | 33d | 1 | 0.56mi |
| 1448 Kingswell Ln Forney, TX | 4.0 | 3.0 | 2208 | $2,950 | $1.34 | 73d | 1 | 0.58mi |
| 2106 Bluebell Forney, TX | 3.0 | 2.0 | 1541 | $1,900 | $1.23 | 3d | 1 | 0.59mi |
| 2027 Fair Crest Trl Forney, TX | 4.0 | 2.0 | 2108 | $1,975 | $0.94 | 93d | 1 | 0.67mi |
| 1128 Queensdown Way Forney, TX | 4.0 | 3.0 | 2097 | $2,999 | $1.43 | 93d | 1 | 0.68mi |
| 2157 Winsbury Way Forney, TX | 3.0 | 2.0 | 1948 | $2,300 | $1.18 | 21d | 1 | 0.69mi |
| 1527 Flannagan Pond Rd Forney, TX | 3.0 | 2.0 | 1461 | $2,100 | $1.44 | 4d | 1 | 0.70mi |
| 4325 Pyramid Dr Forney, TX | 3.0 | 2.0 | 1450 | $1,950 | $1.34 | 10d | 1 | 0.72mi |
| 1108 Redcoat Dr , TX | 3.0 | 2.0 | 1800 | $2,150 | $1.19 | 42d | 1 | 0.72mi |
| 2207 Heaton Forney, TX | 3.0 | 2.0 | 1423 | $2,150 | $1.51 | 43d | 1 | 0.73mi |
| 2207 Heaton Forney, TX | 3.0 | 2.0 | 1423 | $2,100 | $1.48 | 93d | 1 | 0.73mi |
| 2217 Perrymead Dr Forney, TX | 3.0 | 2.0 | 1423 | $2,075 | $1.46 | 4d | 1 | 0.75mi |
| 2214 Sumac Dr Forney, TX | 4.0 | 2.5 | 2055 | $2,070 | $1.01 | 93d | 1 | 0.75mi |
| 2213 Heaton Forney, TX | 3.0 | 2.0 | 2146 | $2,395 | $1.12 | 66d | 1 | 0.76mi |
| 2213 Heaton Forney, TX | 3.0 | 2.0 | 2146 | $2,395 | $1.12 | 56d | 1 | 0.76mi |
| 2031 Cone Flower Dr Forney, TX | 3.0 | 2.0 | 1516 | $1,779 | $1.17 | 41d | 1 | 0.78mi |
| 2029 Cone Flower Dr Forney, TX | 3.0 | 2.0 | 1604 | $1,816 | $1.13 | 56d | 1 | 0.78mi |
| 2225 Heaton Forney, TX | 3.0 | 2.0 | 1909 | $2,150 | $1.13 | 93d | 1 | 0.80mi |
| 2121 Juniper Dr Forney, TX | 4.0 | 2.0 | 1935 | $2,249 | $1.16 | 43d | 1 | 0.80mi |
| 1532 Calcot Ln Forney, TX | 4.0 | 3.0 | 2227 | $2,595 | $1.17 | 23d | 1 | 0.80mi |
| 1412 Grove Pond Rd Forney, TX | 4.0 | 2.0 | 1708 | $2,400 | $1.41 | 28d | 1 | 0.81mi |
| 2026 Gardenia Dr Forney, TX | 4.0 | 2.5 | 2160 | $2,315 | $1.07 | 93d | 1 | 0.81mi |
Property features AI
Finance
- Other
- No property restrictions listed
- Financial info
- Accepts Cash, Conventional, and VA loans
- HOA & community
- Mandatory HOAQuarterly association fee ($142)HOA management by CCMCAssociation provides full use of facilities and management services
Exterior
- Parking
- Attached 2-car garage2 covered parking spacesDrivewayOn-street parkingGarage faces front
- Utilities
- City waterCity sewerElectricity connectedIndividual gas meterIndividual water meterCable availableLocated in a municipal utility district
- Home design
- Single family residenceResidential propertyBuilt in 2021One story
- Construction
- Brick constructionShingle roofPreowned (built 2021)
- Exterior features
- Fenced yard (wood)Interior lot
Interior
- Kitchen
- DishwasherDisposalElectric rangeMicrowave
- Bedrooms
- 3 bedrooms (all on the main level)
- Flooring
- CarpetTile
- Bathrooms
- 2 full bathrooms
- Heating & cooling
- Central heating (natural gas)Central air conditioningCeiling fans
- Interior features
- Cable TV availableChandelierEat-in kitchenGranite countersKitchen islandTwo living areasOne dining areaTotal of 6 roomsOne-level home
- Laundry & utility
- No specific laundry details provided
Listing history 50 events
-
2026-08-08days on market $249,500 Active 78 DOM
-
2026-08-06days on market $249,500 Active 76 DOM
-
2026-08-05days on market $249,500 Active 75 DOM
-
2026-08-04days on market $249,500 Active 74 DOM
-
2026-08-03days on market $249,500 Active 73 DOM
-
2026-07-31days on market $249,500 Active 70 DOM
-
2026-07-30days on market $249,500 Active 69 DOM
-
2026-07-30days on market $249,500 Active 68 DOM
-
2026-07-28days on market $249,500 Active 67 DOM
-
2026-07-26days on market $249,500 Active 65 DOM
-
2026-07-24days on market $249,500 Active 63 DOM
-
2026-07-23days on market $249,500 Active 62 DOM
-
2026-07-22days on market $249,500 Active 61 DOM
-
2026-07-21days on market $249,500 Active 60 DOM
-
2026-07-20days on market $249,500 Active 59 DOM
-
2026-07-18days on market $249,500 Active 57 DOM
-
2026-07-18days on market $249,500 Active 56 DOM
-
2026-07-16days on market $249,500 Active 55 DOM
-
2026-07-15days on market $249,500 Active 54 DOM
-
2026-07-14days on market $249,500 Active 53 DOM
-
2026-07-13days on market $249,500 Active 52 DOM
-
2026-07-13days on market $249,500 Active 51 DOM
-
2026-07-11days on market $249,500 Active 50 DOM
-
2026-07-10days on market $249,500 Active 49 DOM
-
2026-07-09days on market $249,500 Active 48 DOM
-
2026-07-07days on market $249,500 Active 46 DOM
-
2026-07-06days on market $249,500 Active 45 DOM
-
2026-07-06days on market $249,500 Active 44 DOM
-
2026-07-05days on market $249,500 Active 43 DOM
-
2026-07-03days on market $249,500 Active 42 DOM
-
2026-07-02days on market $249,500 Active 41 DOM
-
2026-07-01days on market $249,500 Active 40 DOM
-
2026-06-30days on market $249,500 Active 39 DOM
-
2026-06-29days on market $249,500 Active 38 DOM
-
2026-06-28days on market $249,500 Active 37 DOM
-
2026-06-27days on market $249,500 Active 36 DOM
-
2026-06-26days on market $249,500 Active 35 DOM
-
2026-06-24days on market $249,500 Active 33 DOM
-
2026-06-22days on market $249,500 Active 31 DOM
-
2026-06-21days on market $249,500 Active 30 DOM
-
2026-06-18days on market $249,500 Active 27 DOM
-
2026-06-17days on market $249,500 Active 26 DOM
-
2026-06-16days on market $249,500 Active 25 DOM
-
2026-06-15days on market $249,500 Active 24 DOM
-
2026-06-13days on market $249,500 Active 22 DOM
-
2026-06-13days on market $249,500 Active 21 DOM
-
2026-06-09days on market $249,500 Active 18 DOM
-
2026-06-08days on market $249,500 Active 17 DOM
-
2026-06-07days on market $249,500 Active 16 DOM
-
2026-06-04days on market $249,500 Active 13 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
- $9,805 · $817/mo
- Projected year-2 tax
- $9,805 · $817/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 7/10 Severe 7 d/yr ≥110°F today · 23 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
- $28,130
- − Mortgage interest
- −$13,976
- − Property taxes
- −$9,805
- − Insurance
- −$1,248
- − Repairs & maintenance
- −$2,250
- − Management
- −$2,250
- − HOA
- −$564
- − Depreciation
- −$7,258
- Taxable loss
- −$9,222
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$2,213
- After-tax cash flow
- $-2,882/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 · 12 photos
45/100
Moderate rehab
Est. rehab $43,075–$77,535 screening
This home requires moderate repairs and maintenance to improve its condition and value. Upgrades to the interior and exterior can significantly enhance its appeal.
Repairs flagged
- Minor Kitchen countertops — Worn appearance
- Minor Bathroom fixtures — Basic and cluttered
- Minor Exterior siding — Some discoloration
- Minor Flooring — Worn hardwood
Value-add opportunities
- Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
- Both Replace worn countertops — New countertops improve functionality and appearance ↑
- Both Upgrade bathroom fixtures — Modern fixtures increase appeal and functionality ↑
- Both Improve landscaping — Enhanced landscaping boosts curb appeal and property value ↑
ⓘ Rehab cost is a screening estimate — Moderate 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 38/100
Zoned Schools
Elementary
Griffin El
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
-17.9% since first listed15 events — show timeline
- 2026-05-22 Listed $249,500 NTREIS
- 2026-05-16 Listing Removed — NTREIS
- 2026-01-30 Relisted — NTREIS
- 2026-01-12 Pending — NTREIS
- 2026-01-02 Contingent — NTREIS
- 2025-12-17 Listed $249,500 NTREIS
- 2023-10-02 Sold (Public Records) — Public Records
- 2023-09-28 Sold (MLS) — NTREIS
- 2023-09-20 Pending — NTREIS
- 2023-09-13 Contingent — NTREIS
- 2023-09-06 Price Changed $347,500 NTREIS
- 2023-09-01 Listed $357,500 NTREIS
- 2021-10-29 Sold (MLS) — NTREIS
- 2021-03-19 Listing Removed — NTREIS
- 2021-03-19 Listed $303,900 NTREIS
Property tax history
+80.2%/yrLatest (2025): $9,805 · -1.3% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…