5733 Barbaro Dr · Forney, TX 75126

$199,900

2 bd · 1.0 ba · 1,011 sqft · SingleFamily public records · 10 Days on market

Built 2021 Good condition 4,617 sqft lot 2-car garage $198/sqft · 16% below area Est $238k · 16% under $38/mo HOA · 2% of rent

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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 +14.7/15.0
• Cash flow +8.1/30.0
• 1% rule +4.3/10.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover this inviting 2-bedroom, 1-bath home with fresh paint and new carpet, which is stylishly move-in ready and perfectly situated in the amenity-filled Trinity Crossing community. Its picture-perfect curb appeal, open floorplan, and spacious backyard immediately impress, while its highly efficient layout is what truly sets it apart. The generous living room offers plenty of space for family gatherings or comfortable day-to-day living, while a naturally placed dining area sits between the kitchen and living room, offering ample space for meals.

Key facts

• Spacious pantry
• Large back yard
• 4,617 sq ft lot

Tags

• LARGE BACK YARD
• WELL-APPOINTED KITCHEN
• QUAKER-STYLE CABINETS
• QUARTZ-TYPE COUNTERTOPS
• DOUBLE STAINLESS STEEL SINK
• SPACIOUS PANTRY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $200k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-198 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (17.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (6.7% below list).
• Recommended offer: $165k (17.5% below list) — sets the bar for cash-flow.
• Cap rate 5.1% vs local median 4.2% in Forney — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Lewis El (math 32% / reading 32%, grade F, #2,268 of 4,322 statewide, top 55%, 763 students, 50% 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 52% FRL vs 26% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.4%/yr); 3067 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals lingering (median 95d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 79% 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 $1k of loan paydown is wiped out by about $6k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask is 11068% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,996 (17.5% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
7. 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.
8. 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.
9. 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: 0.93% ✗
• Cap rate: 5.11%
• Cash-on-cash: -4.24%
• DSCR: 0.81
• GRM: 8.9

CMA / ARV

• ARV (median comp): $238,077
• List price: $199,900
• Delta: -16.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5806 Grindstone Dr	0.05mi	2/1.0	1,000 (-1%)	4mo	$205,000	$205	93
6102 Darkstar Dr	0.16mi	2/1.0	1,011 (0%)	18mo	$225,000	$223	77
5774 Morvich Dr	0.21mi	2/1.0	1,010 (-0%)	16mo	$180,200	$178	77
4322 Johnstown Ln	0.53mi	2/1.0	1,004 (-1%)	6mo	$189,990	$189	69
4201 Cicada Ct	0.48mi	2/1.0	1,004 (-1%)	19mo	$215,000	$214	61

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: -25.5%
• Equity multiple: 0.15×
• Total profit: $-47,689
• Equity at exit: $29,806

10-year hold

• IRR: -28.8%
• Equity multiple: -0.22×
• Total profit: $-68,493
• Equity at exit: $17,284

Cash invested: $55,972 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 6 active · 4 under contract
• Months of supply: 4.5 mo (22%/mo absorbed)
• Median asking: $217,500 ($206/sqft)
• Median days on market: 71 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +14.3% 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: 3067
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,864 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$501 /mo · $6,007/yr
• Insurance: −$83
• HOA: −$38
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $-198

Break-even live

Break-even rent $2,114

Max offer price $164,996

Occupancy floor —

Sensitivity live

Price	-10% $-84	-5% $-141	+0% $-198	+5% $-254	+10% $-311
Rent	-10% $-345	-5% $-271	+0% $-198	+5% $-124	+10% $-50
Rate	-1.0pp $-97	-0.5pp $-147	base $-198	+0.5pp $-249	+1.0pp $-302

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: $49,975
• Closing costs: $5,997
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5733 Barbaro Dr Forney, TX	2.0	1.0	1011	$1,790	$1.77	94d	1	0.03mi
5603 Elwood Dr Forney, TX	2.0	1.0	1008	$1,500	$1.49	139d	1	0.04mi
5811 Grindstone Dr Forney, TX	3.0	2.0	1440	$1,999	$1.39	139d	1	0.10mi
5628 Elwood Dr Forney, TX	3.0	2.0	1484	$1,750	$1.18	94d	1	0.13mi
6038 Determine Ln Forney, TX	3.0	2.0	1233	$1,895	$1.54	139d	1	0.14mi
6005 Determine Ln Forney, TX	3.0	2.0	1239	$1,895	$1.53	47d	1	0.18mi
5837 Grindstone Dr Forney, TX	3.0	2.0	1248	$2,300	$1.84	51d	1	0.18mi
6001 Determine Ln Forney, TX	3.0	2.0	1440	$1,679	$1.17	117d	1	0.19mi
6071 Determine Ln Forney, TX	3.0	2.0	1440	$1,945	$1.35	5d	1	0.21mi
5903 Nyquist Way Forney, TX	2.0	1.0	853	$1,700	$1.99	40d	1	0.21mi
5927 Nyquist Way Forney, TX	3.0	2.0	1245	$2,200	$1.77	10d	1	0.22mi
5906 Nyquist Way Forney, TX	3.0	2.0	1500	$1,899	$1.27	57d	1	0.24mi
5452 Montrose Dr Forney, TX	3.0	2.0	1185	$1,750	$1.48	100d	1	0.26mi
5705 Manarchos Ln Forney, TX	3.0	2.0	1240	$1,999	$1.61	45d	1	0.26mi
6084 Determine Ln Forney, TX	3.0	2.0	1239	$1,700	$1.37	98d	1	0.27mi
6101 Determine Ln Forney, TX	3.0	2.0	1440	$1,850	$1.28	139d	1	0.32mi
4119 Wintergreen Dr Forney, TX	2.0	1.0	1011	$1,500	$1.48	114d	1	0.45mi
4349 Johnstown Ln Forney, TX	3.0	2.0	1260	$2,250	$1.79	65d	1	0.46mi
4101 Wintergreen Dr Forney, TX	3.0	2.0	1239	$1,645	$1.33	102d	1	0.49mi
4307 Johnstown Ln Forney, TX	3.0	2.0	1247	$1,745	$1.40	120d	1	0.52mi
2412 Bold Venture Dr Forney, TX	3.0	2.0	1448	$1,895	$1.31	139d	1	0.57mi
5516 Berea St Forney, TX	3.0	2.0	1266	$1,875	$1.48	139d	1	0.93mi
5537 Berea St Forney, TX	3.0	2.0	1239	$1,740	$1.40	74d	1	0.94mi
5529 McClelland St Forney, TX	3.0	2.0	1450	$1,750	$1.21	108d	1	0.96mi
5529 McClelland St Forney, TX	3.0	2.0	1450	$1,750	$1.21	102d	1	0.96mi
715 Bowie St Forney, TX	3.0	2.0	1470	$2,100	$1.43	51d	1	1.06mi
604 Carl C Senter St Forney, TX	3.0	2.0	1314	$1,695	$1.29	35d	1	1.25mi
907 Alpine St Forney, TX	3.0	2.0	1300	$1,810	$1.39	139d	1	1.27mi
509 Southlake Dr Forney, TX	3.0	2.0	1250	$2,049	$1.64	48d	1	1.36mi
510 Woodcrest Way Forney, TX	3.0	2.0	1267	$1,965	$1.55	20d	1	1.37mi
416 Woodcrest Way Forney, TX	3.0	2.0	1450	$1,950	$1.34	20d	1	1.47mi
502 Redbud Dr Forney, TX	3.0	2.0	1404	$1,825	$1.30	20d	1	1.48mi
502 Redbud Dr Forney, TX	3.0	2.0	1404	$1,825	$1.30	12d	1	1.48mi
416 Forestwood Dr Forney, TX	3.0	2.0	1267	$1,599	$1.26	28d	1	1.49mi

Property features AI

Finance

• Other: Community amenities include pool, community pool, park, playground, greenbelt, jogging/bike path, and sidewalks
• HOA & community: Mandatory HOAAnnual association feeAssociation fee covers full use of facilities and management feesHOA managed by Legacy Southwest Property Management

Exterior

• Parking: Attached 2-car garageGarage with door opener2 covered parking spaces
• Security: Smoke detector(s)
• Utilities: MUD water and sewerIndividual gas meterElectricity connectedCable availableSidewalks and curbsConcrete and curbs present
• Home design: Single-family residenceOne storyResidential propertyNot attached to another dwellingYear built 2021Preowned
• Construction: Fiber cement sidingSiding exteriorComposition roofSlab foundation
• Exterior features: Covered front porchCovered porch(es)Large backyard with grassLandscaped yardFew treesPrivacy wood fencing with gateSprinkler systemLevel interior lotSubdivision settingEasement for utilities

Interior

• Kitchen: Granite countertopsBuilt-in cabinetsDual sinksDishwasherGas rangeMicrowaveDisposalPantry
• Bedrooms: 2 bedrooms (all on main level)Primary bedroom with walk-in closet
• Flooring: CarpetLuxury vinyl plank
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas)Central air (electric)
• Interior features: Open floorplanPantryCable TV availableHigh-speed internet availableWindow coverings
• Laundry & utility: Utility room with washer hookupFull-size washer/dryer areaGas water heaterUtility closet

Listing history 9 events

1. 2026-06-09
   days on market $199,900 Active 10 DOM
2. 2026-06-08
   pricedays on market $199,900 Active 9 DOM
3. 2026-06-07
   days on market $209,900 Active 8 DOM
4. 2026-06-04
   pricedays on market $209,900 Active 5 DOM
5. 2026-06-03
   days on market $214,900 Active 4 DOM
6. 2026-06-02
   days on market $214,900 Active 3 DOM
7. 2026-06-01
   days on market $214,900 Active 2 DOM
8. 2026-05-31
   remarks 699-char remark
9. 2026-05-31
   listed $214,900 Active 1 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: $6,007 · $501/mo
• Projected year-2 tax: $6,007 · $501/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 4/10 Moderate
• 🌡 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: $22,369
• − Mortgage interest: −$11,198
• − Property taxes: −$6,007
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,790
• − Management: −$1,790
• − HOA: −$456
• − Depreciation: −$5,815
• Taxable loss: −$5,686
• Est. tax savings @ 24.0%: +$1,365
• After-tax cash flow: $-1,006/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

Good 80/100 None rehab

This move-in ready home in Trinity Crossing offers a good condition with fresh paint and new carpet, making it an attractive option for both buyers and renters.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping — Improves curb appeal and enhances property value ↑
• Both Replace carpet with hardwood flooring — Increases resale and rental value ↑
• Both Install smart home features — Attracts tech-savvy buyers and renters ↑

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary Criswell El D- TX #1,112/4,322 Nat'l #15,746/41,679 Middle Jackson Middle High North Forney H S F TX #866/1,632 Nat'l #8,796/17,239

Schools (NCES district)

• District: Forney ISD
• NCES district ID: 4819560
• Math proficiency: 41% ▼ -20.00%
• Reading proficiency: 44% ▼ -12.00%
• Median HH income: $86,679
• Composite: 40.07/100
• National rank: #3812
• State rank: #234 of 826 in TX

B Composite livability gradescore 76/100

Livability — Forney

• Score: 76/100
• State rank: #98
• US rank: #3339

Category grades

Amenities C- Commute F Cost of living A+ Crime A+ Employment A+ Housing A+ Health & safety B+ User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Kaufman County · 138,716 people
• City population: 84,799
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 84,799
• Household income: $103,673
• Rent vs Own: 19.5% rent · 80.5% own
• Severe rent burden: 20% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Community amenities include pool, community pool, park, playground, greenbelt, jogging/bike path, and sidewalks
• HOA & community: Mandatory HOAAnnual association feeAssociation fee covers full use of facilities and management feesHOA managed by Legacy Southwest Property Management

Exterior

• Parking: Attached 2-car garageGarage with door opener2 covered parking spaces
• Security: Smoke detector(s)
• Utilities: MUD water and sewerIndividual gas meterElectricity connectedCable availableSidewalks and curbsConcrete and curbs present
• Home design: Single-family residenceOne storyResidential propertyNot attached to another dwellingYear built 2021Preowned
• Construction: Fiber cement sidingSiding exteriorComposition roofSlab foundation
• Exterior features: Covered front porchCovered porch(es)Large backyard with grassLandscaped yardFew treesPrivacy wood fencing with gateSprinkler systemLevel interior lotSubdivision settingEasement for utilities

Interior

• Kitchen: Granite countertopsBuilt-in cabinetsDual sinksDishwasherGas rangeMicrowaveDisposalPantry
• Bedrooms: 2 bedrooms (all on main level)Primary bedroom with walk-in closet
• Flooring: CarpetLuxury vinyl plank
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas)Central air (electric)
• Interior features: Open floorplanPantryCable TV availableHigh-speed internet availableWindow coverings
• Laundry & utility: Utility room with washer hookupFull-size washer/dryer areaGas water heaterUtility closet

Price history

-99.2% since first listed

5 events — show timeline

• 2026-06-18 Listed for Rent $1,790 Avail
• 2026-06-11 Listing Removed — NTREIS
• 2026-06-08 Price Changed $199,900 NTREIS
• 2026-06-04 Price Changed $209,900 NTREIS
• 2026-05-30 Listed $214,900 NTREIS

Property tax history

+2.5%/yr

Latest (2025): $6,007 · +30.7% YoY. Source: county tax records.