3535 Spring Time St · Forney, TX 75126

$227,990

3 bd · 2.0 ba · 1,156 sqft · SingleFamily · 47 Days on market

Built 2026 Good condition 4,356 sqft lot $197/sqft · 22% below area Est $292k · 22% under $42/mo HOA · 2% of rent ↓ 5% since listing

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Why this score? — see what drove the C- 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 +13.0/30.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• 1% rule +3.9/10.0
• DSCR +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful new home. Home features 3 bedrooms with 2 full baths, 2 car garage. Open concept at affordable pricing.

Key facts

• 4,356 sq ft lot
• 2 garage spots
• Built 2026

Property features AI

Finance

• Other: Builder special listing condition
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: Mandatory association; Semi-annual association fee of $250; Association includes full use of facilities; HOA management: Neighborhood Management

Exterior

• Parking: Covered parking for 2 vehicles; Driveway; Attached 2-car garage (approx. 19 ft wide x 20 ft long)
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Municipal Utility District (MUD) water; Municipal Utility District (MUD) sewer
• Home design: Single-family residence; One story; New construction (incomplete) — year built 2026; Not attached to another property
• Construction: New construction (incomplete) — 2026
• Exterior features: Lot less than 0.5 acre (about 0.10 acre); Subdivision: Maplewood Meadows; MUD water and sewer

Interior

• Kitchen: Kitchen island; Dishwasher; Electric oven; Electric range; Microwave
• Bedrooms: Primary bedroom on level 1 with walk-in closet (approx. 15 x 10); Two additional bedrooms on level 1 (each approx. 10 x 9)
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Heating and cooling details not provided
• Interior features: Cable TV available; High-speed internet available; Open living area (one living area); One dining area; Room count: 6
• Laundry & utility: Utilities and laundry details not provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $228k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-14 ($-173/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (11.0% below list).
• Recommended offer: $203k (11.0% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.1% in Forney — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 76/100 on livability (#98 in TX, #3,339 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities C-, commute F.
• Forney ISD (rural): math 41% / reading 44% proficiency, ranked #234 of 826 in TX (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Willett El (725 students, 32% 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) — zoned schools at 28% FRL track the district average.
• Market conditions: Rents rising (+1.4%/yr); 2200 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 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 47 days — a 3% lower offer ($221k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate 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 $202,935 (11.0% 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 47 days. Have you received any prior offers? Is the seller open to a 11% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.89% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.27%
• DSCR: 0.99
• GRM: 9.4

CMA / ARV

• ARV (median comp): $291,958
• List price: $227,990
• Delta: -21.91%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.42% rent growth · sell at horizon

5-year hold

• IRR: -18.6%
• Equity multiple: 0.36×
• Total profit: $-40,981
• Equity at exit: $33,994

10-year hold

• IRR: -14.5%
• Equity multiple: 0.23×
• Total profit: $-49,264
• Equity at exit: $19,712

Cash invested: $63,837 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,029 medium
• Mortgage (P&I): −$1,196
• Tax est. 1.5%: −$285 /mo · $3,420/yr
• Insurance: −$95
• HOA: −$42
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $-14

Break-even live

Break-even rent $2,048

Max offer price $225,906

Occupancy floor 96%

Sensitivity live

Price	-10% $143	-5% $64	+0% $-14	+5% $-93	+10% $-172
Rent	-10% $-175	-5% $-95	+0% $-14	+5% $66	+10% $146
Rate	-1.0pp $100	-0.5pp $44	base $-14	+0.5pp $-73	+1.0pp $-134

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: $56,998
• Closing costs: $6,840
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
124 Stanford Forney, TX	3.0	2.0	1488	$1,800	$1.21	9d	1	1.20mi
201 Wildwood Blvd Forney, TX	1.0–2.0	1.0–2.0	964	$1,955	$2.03	0d	30	1.23mi
404 Oak St Unit 1 Forney, TX	2.0	2.0	1000	$1,349	$1.35	3d	1	1.35mi
300 Trailhouse Ln Forney, TX	1.0–3.0	1.0–2.0	1041	$2,115	$2.03	0d	36	1.37mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 18 events

1. 2026-06-21
   days on market $227,990 Active 47 DOM
2. 2026-06-18
   days on market $227,990 Active 44 DOM
3. 2026-06-17
   days on market $227,990 Active 43 DOM
4. 2026-06-16
   days on market $227,990 Active 42 DOM
5. 2026-06-15
   days on market $227,990 Active 41 DOM
6. 2026-06-13
   days on market $227,990 Active 39 DOM
7. 2026-06-13
   days on market $227,990 Active 38 DOM
8. 2026-06-10
   price $227,990 Active 35 DOM
9. 2026-06-09
   days on market $240,990 Active 35 DOM
10. 2026-06-08
    days on market $240,990 Active 34 DOM
11. 2026-06-07
    days on market $240,990 Active 33 DOM
12. 2026-06-04
    days on market $240,990 Active 30 DOM
13. 2026-06-03
    days on market $240,990 Active 29 DOM
14. 2026-06-02
    days on market $240,990 Active 28 DOM
15. 2026-06-01
    days on market $240,990 Active 27 DOM
16. 2026-05-31
    days on market $240,990 Active 26 DOM
17. 2026-05-13
    price $238,990 113-char remark
18. 2026-05-05
    listed $240,990 Active 113-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 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: $24,352
• − Mortgage interest: −$12,771
• − Property taxes: −$3,420
• − Insurance: −$1,140
• − Repairs & maintenance: −$1,948
• − Management: −$1,948
• − HOA: −$504
• − Depreciation: −$6,632
• Taxable loss: −$4,011
• Est. tax savings @ 24.0%: +$963
• After-tax cash flow: $790/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 · 5 photos

Good 80/100 Cosmetic rehab

This beautiful new home is in excellent condition with a modern kitchen and well-maintained exterior. It offers a great opportunity for an investor to make minor updates for a significant return on investment.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value.
• Both Adding smart home features — Smart home features can increase property value and attract tech-savvy buyers/tenants.
• Both Upgrading the kitchen appliances — Upgrading to more modern or energy-efficient appliances can increase property value and attract buyers/tenants.
• Both Adding a smart thermostat — A smart thermostat can improve energy efficiency and attract buyers/tenants who value eco-friendly features.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
• Both Adding smart home features — Smart home features can increase property value and attract tech-savvy buyers/tenants. ↑
• Both Upgrading the kitchen appliances — Upgrading to more modern or energy-efficient appliances can increase property value and attract buyers/tenants. ↑
• Both Adding a smart thermostat — A smart thermostat can improve energy efficiency and attract buyers/tenants who value eco-friendly features. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-5.4% since first listed

4 events — show timeline

• 2026-06-09 Price Changed $227,990 NTREIS
• 2026-05-28 Price Changed $240,990 NTREIS
• 2026-05-13 Price Changed $238,990 NTREIS
• 2026-05-05 Listed $240,990 NTREIS