FRANKLIN Plan · Forney, TX 75126

$272,990

5 bd · 2.5 ba · 1,892 sqft · SingleFamily · 175 Days on market

Good condition

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Why this score? — see what drove the F 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 +7.5/15.0
• Schools +5.3/10.0
• Cash flow +5.1/30.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• 1% rule +0.8/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Franklin plan is one of our two-story homes featured in Maplewood Meadows in Talty, TX. This new home layout offers 2 classic front exteriors, 5 bedrooms, 2.5 baths, 2 car-garage and 1891 square feet of comfortable living. Step inside The Franklin to find an elongated foyer opening to an open concept living room, kitchen, and dining area. The gourmet kitchen faces the living area so you don't miss a thing while cooking and includes quartz counter tops, stainless steel appliances and shaker style cabinetry. The main bedroom is located toward the front of the home on the second story and features an attractive attached bathroom with a walk-in shower, quartz countertops, a grand walk-in closet and plenty of storage space. The second story includes all secondary bedrooms, and two full bathrooms. You'll have carpeted floors in every bedroom and sheet vinyl flooring in your bathrooms and utility room. Additional features include sheet vinyl flooring in entry, living room, and all wet areas, and quartz counter tops in all bathrooms. Contact us today and find your home in Maplewood Meadows by clicking the text with us button or the request information button.

Key facts

• Gourmet kitchen
• Walk-in shower
• Grand walk-in closet

Tags

• GOURMET KITCHEN
• QUARTZ COUNTER TOPS
• STAINLESS STEEL APPLIANCES
• SHAKER STYLE CABINETRY
• WALK-IN SHOWER
• GRAND WALK-IN CLOSET

🏗️ New construction. The $272,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $478,714.

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $273k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $273k).
• Recommended offer: $240k (12.0% below list) — sets the bar for market timing.

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: Rhea Int (math 57% / reading 47%, grade C+, #301 of 1,662 statewide, top 19%, 833 students, 26% 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 26% FRL track the district average.
• Market conditions: Rents rising (+1.4%/yr); 2639 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,747 units permitted in Kaufman County in 2024 (180 in 5+ unit buildings).
• This rent runs 32% 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 $3k of loan paydown is wiped out by about $14k 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 175 days — a 12% lower offer ($240k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.

Recommended offer $240,231 (12.0% 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 175 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 0.58% ✗
• Cap rate: 3.52%
• Cash-on-cash: -9.90%
• DSCR: 0.56
• GRM: 14.3

CMA / ARV

• ARV (median comp): $478,714
• List price: $272,990
• Delta: -42.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3159 Misty Morning Ln	0.26mi	4/2.0 (-1)	1,572 (-17%)	2mo	$232,245	$148	54
6604 Howell	0.98mi	4/2.0 (-1)	2,161 (+14%)	15mo	$458,567	$212	22
6605 Theale Ct	0.74mi	4/2.0 (-1)	2,215 (+17%)	15mo	$464,999	$210	21
6609 Woodley	0.95mi	4/2.0 (-1)	2,161 (+14%)	17mo	$478,230	$221	20
6501 Earley Way	0.78mi	4/2.0 (-1)	2,161 (+14%)	21mo	$475,000	$220	16
6620 Woodley	0.92mi	4/2.0 (-1)	2,161 (+14%)	22mo	$540,505	$250	16
6713 Langley Ct	0.84mi	4/2.0 (-1)	2,161 (+14%)	23mo	$385,857	$179	15

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: -35.8%
• Equity multiple: -0.14×
• Total profit: $-152,323
• Equity at exit: $71,378

10-year hold

• IRR: -60.2%
• Equity multiple: -0.79×
• Total profit: $-240,505
• Equity at exit: $41,390

Cash invested: $134,040 (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: 1 active · 1 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $265,990 ($169/sqft)
• Median days on market: 175 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +49.5% 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: 8.2×

Monthly cashflow live

• Estimated rent: $2,788 medium
• Mortgage (P&I): −$2,510
• Tax est. 1.5%: −$598 /mo · $7,181/yr
• Insurance: −$199
• HOA: −$0
• Vacancy / Maint / Mgmt: −$585
• Net cashflow: $-1,106

Break-even live

Break-even rent $4,188

Max offer price $318,702

Occupancy floor —

Sensitivity live

Price	-10% $-775	-5% $-940	+0% $-1,106	+5% $-1,271	+10% $-1,437
Rent	-10% $-1,326	-5% $-1,216	+0% $-1,106	+5% $-996	+10% $-886
Rate	-1.0pp $-865	-0.5pp $-984	base $-1,106	+0.5pp $-1,230	+1.0pp $-1,356

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: $119,679
• Closing costs: $14,361
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1609 Duke Dr Crandall, TX	2.0–4.0	2.0–2.5	1614	$2,490	$1.54	0d	1	1.22mi
4489 Bonney Ave Crandall, TX	4.0	2.5	1549	$1,850	$1.19	0d	1	1.39mi

Listing history 50 events

1. 2026-08-08
   days on market $272,990 Active 175 DOM
2. 2026-08-06
   days on market $272,990 Active 173 DOM
3. 2026-08-05
   days on market $272,990 Active 172 DOM
4. 2026-08-04
   days on market $272,990 Active 171 DOM
5. 2026-08-03
   days on market $272,990 Active 170 DOM
6. 2026-07-31
   days on market $272,990 Active 167 DOM
7. 2026-07-30
   days on market $272,990 Active 166 DOM
8. 2026-07-30
   days on market $272,990 Active 165 DOM
9. 2026-07-28
   days on market $272,990 Active 164 DOM
10. 2026-07-26
    days on market $272,990 Active 162 DOM
11. 2026-07-24
    days on market $272,990 Active 160 DOM
12. 2026-07-23
    days on market $272,990 Active 159 DOM
13. 2026-07-22
    days on market $272,990 Active 158 DOM
14. 2026-07-21
    days on market $272,990 Active 157 DOM
15. 2026-07-20
    days on market $272,990 Active 156 DOM
16. 2026-07-18
    days on market $272,990 Active 154 DOM
17. 2026-07-18
    days on market $272,990 Active 153 DOM
18. 2026-07-16
    days on market $272,990 Active 152 DOM
19. 2026-07-15
    days on market $272,990 Active 151 DOM
20. 2026-07-14
    days on market $272,990 Active 150 DOM
21. 2026-07-13
    days on market $272,990 Active 149 DOM
22. 2026-07-13
    days on market $272,990 Active 148 DOM
23. 2026-07-11
    days on market $272,990 Active 147 DOM
24. 2026-07-10
    days on market $272,990 Active 146 DOM
25. 2026-07-09
    days on market $272,990 Active 145 DOM
26. 2026-07-07
    days on market $272,990 Active 143 DOM
27. 2026-07-06
    days on market $272,990 Active 142 DOM
28. 2026-07-06
    days on market $272,990 Active 141 DOM
29. 2026-07-05
    days on market $272,990 Active 140 DOM
30. 2026-07-03
    days on market $272,990 Active 139 DOM
31. 2026-07-02
    days on market $272,990 Active 138 DOM
32. 2026-07-01
    days on market $272,990 Active 137 DOM
33. 2026-06-30
    price $272,990 Active 136 DOM
34. 2026-06-30
    days on market $269,990 Active 136 DOM
35. 2026-06-29
    days on market $269,990 Active 135 DOM
36. 2026-06-28
    days on market $269,990 Active 134 DOM
37. 2026-06-27
    days on market $269,990 Active 133 DOM
38. 2026-06-26
    days on market $269,990 Active 132 DOM
39. 2026-06-24
    days on market $269,990 Active 130 DOM
40. 2026-06-22
    days on market $269,990 Active 128 DOM
41. 2026-06-21
    days on market $269,990 Active 127 DOM
42. 2026-06-18
    days on market $269,990 Active 124 DOM
43. 2026-06-17
    days on market $269,990 Active 123 DOM
44. 2026-06-16
    days on market $269,990 Active 122 DOM
45. 2026-06-15
    days on market $269,990 Active 121 DOM
46. 2026-06-13
    days on market $269,990 Active 119 DOM
47. 2026-06-13
    days on market $269,990 Active 118 DOM
48. 2026-06-09
    days on market $269,990 Active 115 DOM
49. 2026-06-08
    days on market $269,990 Active 114 DOM
50. 2026-06-07
    days on market $269,990 Active 113 DOM

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

Taxation est. · year 1

• Rental income: $33,455
• − Mortgage interest: −$26,815
• − Property taxes: −$7,181
• − Insurance: −$2,394
• − Repairs & maintenance: −$2,676
• − Management: −$2,676
• − Depreciation: −$13,926
• Taxable loss: −$22,213
• Est. tax savings @ 24.0%: +$5,331
• After-tax cash flow: $-7,938/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 two-story home in Mesquite, TX is in good condition with modern finishes and a well-maintained exterior. It offers a good investment opportunity with potential for minor updates to enhance its curb appeal and value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers ↑
• Both Add smart home features — Smart home features can increase both resale and rental value ↑

D Composite school gradezoned avg 53/100

Zoned Schools

Elementary Rhea Int C+ TX #301/1,662 Nat'l #3,033/14,009 Middle Warren Middle D+ TX #443/1,662 Nat'l #4,335/14,009 High Forney H S C+ TX #258/1,632 Nat'l #3,443/17,239

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

Price history

+0.6% since first listed

2 events — show timeline

• 2026-04-04 Price Changed $267,990 Zillow
• 2026-02-14 Listed $266,490 Zillow