3522 Spring Time St · Forney, TX 75126

$247,990

4 bd · 2.0 ba · 1,572 sqft · SingleFamily · 30 Days on market

Built 2026 Good condition 4,356 sqft lot Est $368k · 33% under $42/mo HOA · 2% of rent

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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).

• Cash flow +18.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +5.1/10.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

New! Super cute single story with four bedroom and two full baths. Home includes, island kitchen, granite counters throughout, LED lighting, full sprinkler system, and so much more! Welcome to Talty, Texas — where small-town charm meets modern living. Nestled just east of Dallas, Talty offers a peaceful, family-friendly atmosphere with convenient access to big-city amenities. This growing town is perfect for those looking to enjoy a relaxed lifestyle while staying close to Forney ISD schools, shopping, dining, and recreational opportunities. Our thoughtfully designed homes in Talty are built with you in mind, offering spacious floor plans, energy-efficient features, and stylish finis

Key facts

• Led lighting
• Island kitchen
• Convenient access

Tags

• ISLAND KITCHEN
• GRANITE COUNTERS
• LED LIGHTING
• FULL SPRINKLER SYSTEM
• CONVENIENT ACCESS
• ENERGY EFFICIENT FEATURES

Property features AI

Finance

• Other: Energy-efficient features including upgraded attic insulation, efficient appliances, HVAC, insulation, lighting, thermostat, water heater, and windows
• HOA & community: Mandatory association; Annual association fee ($500) with full use of facilities

Exterior

• Parking: Attached 2-car garage (garage faces front); 2 covered parking spaces
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: City water; City sewer; Property in a municipal utility district
• Home design: Single family residence; One story; New construction (incomplete)
• Construction: Composition roof; Slab foundation; Year built 2026 (new construction - incomplete)
• Exterior features: Wood fencing

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Kitchen island; Breakfast bar; Built-in cabinets; Pantry; Water line to refrigerator; Natural stone/granite surfaces
• Bedrooms: Primary bedroom on level 1 with ensuite bath and walk-in closet; Three additional bedrooms on level 1
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air (electric)
• Interior features: Open floorplan; Decorative lighting; Eat-in kitchen; Kitchen island; Pantry; Granite counters; Cable TV available; Walk-in closet(s)
• Laundry & utility: Washer/dryer connections (standard utility features implied)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $248k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $228 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $248k).
• Recommended offer: $244k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.4% 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).
• Market conditions: Rents rising (+1.4%/yr); 2200 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 30 days — a 2% lower offer ($244k) 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 $244,270 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.01% ✓
• Cap rate: 7.40%
• Cash-on-cash: 3.95%
• DSCR: 1.18
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $367,848
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10090 Country View Ln	0.73mi	4/2.0	1,622 (+3%)	8mo	$380,000	$234	54
10133 Country View Ln	0.68mi	3/2.0 (-1)	1,616 (+3%)	8mo	$350,000	$217	52

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: -11.9%
• Equity multiple: 0.58×
• Total profit: $-29,504
• Equity at exit: $36,976

10-year hold

• IRR: -5.3%
• Equity multiple: 0.68×
• Total profit: $-22,325
• Equity at exit: $21,442

Cash invested: $69,437 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,512 high
• Mortgage (P&I): −$1,300
• Tax est. 1.5%: −$310 /mo · $3,720/yr
• Insurance: −$103
• HOA: −$42
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $228

Break-even live

Break-even rent $2,223

Max offer price $247,990

Occupancy floor 86%

Sensitivity live

Price	-10% $400	-5% $314	+0% $228	+5% $143	+10% $57
Rent	-10% $30	-5% $129	+0% $228	+5% $328	+10% $427
Rate	-1.0pp $353	-0.5pp $292	base $228	+0.5pp $164	+1.0pp $99

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: $61,998
• Closing costs: $7,440
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1308 Middlebrooks Dr Forney, TX	4.0	2.5	2231	$2,650	$1.19	45d	1	0.67mi
2503 Blue Oasis Ct Forney, TX	4.0	2.5	2127	$2,499	$1.17	8d	1	0.81mi
2140 Florence Dr Forney, TX	4.0	2.5	2032	$2,600	$1.28	44d	1	0.87mi
107 Huckleberry Rd Forney, TX	4.0	2.5	2186	$2,900	$1.33	44d	1	0.92mi
413 Driftwood Ct Forney, TX	3.0	2.0	1733	$2,000	$1.15	16d	1	1.00mi
413 Driftwood Ct Forney, TX	3.0	2.0	1733	$1,999	$1.15	11d	1	1.00mi
300 Stanford Forney, TX	3.0	2.0	1714	$1,999	$1.17	4d	1	1.02mi
321 S Chestnut St Forney, TX	4.0	2.0	1831	$2,150	$1.17	25d	1	1.12mi
4005 Waterford Dr Forney, TX	4.0	2.0	1852	$2,350	$1.27	44d	1	1.15mi
124 Stanford Forney, TX	3.0	2.0	1488	$1,800	$1.21	8d	1	1.25mi
121 Princeton Cir Forney, TX	3.0	2.0	1604	$2,095	$1.31	12d	1	1.28mi
105 Fieldwood Ct Forney, TX	3.0	2.0	1820	$2,400	$1.32	21d	1	1.31mi
315 Red Oak Ct Forney, TX	3.0	2.0	1927	$2,100	$1.09	44d	1	1.34mi
4306 Paxton Dr Forney, TX	4.0	2.0	1837	$2,600	$1.42	44d	1	1.36mi
300 Trailhouse Ln Forney, TX	1.0–3.0	1.0–2.0	1041	$2,115	$2.03	0d	37	1.44mi
4170 Plateau Dr Forney, TX	4.0	2.0	2100	$3,573	$1.70	44d	1	1.47mi
4162 Rim Trl Forney, TX	4.0	2.0	1916	$2,500	$1.30	44d	1	1.47mi
308 Chinaberry Trl Forney, TX	3.0	2.0	1772	$1,950	$1.10	44d	1	1.48mi
4178 Plateau Dr Forney, TX	4.0	2.0	1832	$3,573	$1.95	45d	1	1.50mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 17 events

1. 2026-06-21
   days on market $247,990 Active 30 DOM
2. 2026-06-18
   days on market $247,990 Active 27 DOM
3. 2026-06-17
   days on market $247,990 Active 26 DOM
4. 2026-06-16
   days on market $247,990 Active 25 DOM
5. 2026-06-15
   days on market $247,990 Active 24 DOM
6. 2026-06-13
   days on market $247,990 Active 22 DOM
7. 2026-06-13
   days on market $247,990 Active 21 DOM
8. 2026-06-10
   price $247,990 Active 18 DOM
9. 2026-06-09
   days on market $260,990 Active 18 DOM
10. 2026-06-08
    days on market $260,990 Active 17 DOM
11. 2026-06-07
    days on market $260,990 Active 16 DOM
12. 2026-06-04
    days on market $260,990 Active 13 DOM
13. 2026-06-03
    days on market $260,990 Active 12 DOM
14. 2026-06-02
    days on market $260,990 Active 11 DOM
15. 2026-06-01
    days on market $260,990 Active 10 DOM
16. 2026-05-31
    days on market $260,990 Active 9 DOM
17. 2026-05-22
    listed $258,990 Active

ⓘ 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 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: $30,140
• − Mortgage interest: −$13,891
• − Property taxes: −$3,720
• − Insurance: −$1,240
• − Repairs & maintenance: −$2,411
• − Management: −$2,411
• − HOA: −$504
• − Depreciation: −$7,214
• Taxable loss: −$1,252
• Est. tax savings @ 24.0%: +$300
• After-tax cash flow: $3,042/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 · 27 photos

Good 80/100 Cosmetic rehab

This single-story home in Talty, Texas is in good condition with a fresh paint job and modern finishes. It offers a spacious floor plan and is move-in ready.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal
• Both Replace carpet with hardwood — Improves both resale and rental value
• Both Install smart home features — Attracts tech-savvy buyers and renters

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal ↑
• Both Replace carpet with hardwood — Improves both resale and rental value ↑
• Both Install smart home features — Attracts tech-savvy buyers and renters ↑

ⓘ 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

1 event — show timeline

• 2026-05-22 Listed $258,990 NTREIS