1610 Kalamath St · Dallas, TX 75126

$225,000

3 bd · 2.0 ba · 1,418 sqft · SingleFamily public records · 6 Days on market

Built 2023 Good condition 4,400 sqft lot Est $262k · 14% under $38/mo HOA · 2% of rent ↓ 32% since listing

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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 +13.9/15.0
• Cash flow +9.8/30.0
• 1% rule +4.7/10.0
• Schools +4.0/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.9/5.0
• DSCR +2.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Forney’s sought-after Travis Ranch community, where modern comfort meets everyday convenience. This beautifully maintained home features an open-concept layout filled with natural light, creating a warm and inviting atmosphere perfect for both relaxing and entertaining. The spacious kitchen offers ample cabinetry, generous counter space, and a seamless flow into the living and dining areas. The private primary suite provides a peaceful retreat with an ensuite bath and walk-in closet, while additional bedrooms offer flexibility for guests, family, or a home office. Enjoy a large backyard with room to play, garden, or unwind under the Texas sky. Conveniently located near comm

Key facts

• Community amenities
• Spacious kitchen
• Large backyard

Tags

• OPEN-CONCEPT LAYOUT
• SPACIOUS KITCHEN
• PRIVATE PRIMARY SUITE
• LARGE BACKYARD
• COMMUNITY AMENITIES
• EASY ACCESS TO HIGHWAY 80

Property features AI

Finance

• Other: Listing status: Active; Possession at closing/funding
• Financial info: Listing terms: Cash, Contact Agent, Conventional
• HOA & community: Mandatory association managed by Essex Association Management; Association fee $450 annually (includes management fees)

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces; Garage faces front
• Security: Audio and video recording permitted for visitors
• Utilities: Electricity available; Not in a municipal utility district
• Home design: Single family residence; One story; Residential property; Preowned (built 2023)
• Construction: Brick construction; Composition roof; Slab foundation; Built in 2023
• Exterior features: Lot less than 0.5 acre; Subdivision: Travis Ranch Marina Lts #3; Directions available

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Tankless water heater
• Bedrooms: 3 bedrooms (primary bedroom on level 1)
• Flooring: Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Open floorplan; One living area; One dining area; Room count: 3
• Laundry & utility: Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-143 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (11.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (3.0% below list).
• Recommended offer: $200k (11.2% below list) — sets the bar for cash-flow.
• Cap rate 5.5% vs local median 2.3% in Dallas — 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 81/100 on livability (#24 in TX, #1,380 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: crime 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.
• Market conditions: Rents rising (+1.4%/yr); 2179 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 3.0% 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 $199,803 (11.2% 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.97% ✗
• Cap rate: 5.53%
• Cash-on-cash: -2.72%
• DSCR: 0.88
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $262,330
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1610 Kalamath St	0.00mi	3/2.0	1,418 (0%)	0mo	$225,000	$159	100
2022 Placerville St	0.15mi	3/2.0	1,362 (-4%)	6mo	$290,000	$213	81
1120 Norias Dr	0.41mi	3/2.0	1,490 (+5%)	5mo	$249,000	$167	69
2340 Neff Ln	0.62mi	3/2.0	1,418 (0%)	4mo	$269,900	$190	68
2041 Henrietta Dr	0.23mi	4/2.0 (+1)	1,560 (+10%)	2mo	$240,900	$154	66
1721 Ackerly Dr	0.46mi	3/2.0	1,470 (+4%)	8mo	$239,900	$163	66
2119 Milligan St	0.22mi	3/2.0	1,604 (+13%)	7mo	$312,986	$195	62
1719 Ackerly Dr	0.46mi	3/2.5	1,540 (+9%)	3mo	$260,000	$169	60
2346 Neff Ln	0.60mi	3/2.0	1,484 (+5%)	7mo	$280,000	$189	58
1413 Ganado Dr	0.35mi	3/2.0	1,213 (-14%)	4mo	$224,500	$185	56
2124 Hobby Dr	0.73mi	3/2.0	1,530 (+8%)	3mo	$220,000	$144	50
2326 Mount Olive Ln	0.59mi	3/2.0	1,574 (+11%)	6mo	$299,900	$191	49

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: -22.9%
• Equity multiple: 0.23×
• Total profit: $-48,736
• Equity at exit: $33,548

10-year hold

• IRR: -22.8%
• Equity multiple: -0.06×
• Total profit: $-66,806
• Equity at exit: $19,454

Cash invested: $63,000 (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: 2179
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,183 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$556 /mo · $6,668/yr
• Insurance: −$94
• HOA: −$38
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $-143

Break-even live

Break-even rent $2,364

Max offer price $199,803

Occupancy floor —

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1427 Ganado Dr Forney, TX	4.0	2.0	1512	$2,095	$1.39	22d	1	0.29mi
1427 Ganado Dr Forney, TX	3.0	2.0	1520	$1,995	$1.31	7d	1	0.29mi
1804 Arcola Ct Forney, TX	4.0	2.5	1619	$1,895	$1.17	15d	1	0.36mi
1804 Arcola Ct Forney, TX	4.0	3.0	1619	$1,895	$1.17	13d	1	0.36mi
1606 Governors Blvd Heath, TX	3.0	2.5	1791	$3,000	$1.68	24d	1	0.65mi
1622 Governors Blvd Heath, TX	3.0	2.5	1800	$3,000	$1.67	44d	1	0.65mi
2143 Erika Ln Forney, TX	3.0	2.0	1680	$2,200	$1.31	17d	1	0.67mi
1004 Trickham Dr Forney, TX	3.0	2.0	1825	$2,350	$1.29	21d	1	0.71mi
1037 Johnson City Ave Forney, TX	3.0	2.0	1660	$1,895	$1.14	24d	1	0.89mi
1037 Johnson City Ave Forney, TX	3.0	2.0	1660	$1,895	$1.14	20d	1	0.89mi
2010 Diamondback Forney, TX	3.0	2.0	1750	$2,099	$1.20	24d	1	0.90mi
1031 Johnson City Ave Forney, TX	3.0	2.0	1609	$1,950	$1.21	4d	1	0.91mi
2047 Enchanted Rock Dr Forney, TX	4.0	2.0	1636	$2,000	$1.22	4d	1	0.91mi
2014 Zavala Forney, TX	3.0	2.0	1616	$2,100	$1.30	4d	1	1.07mi
2117 Silsbee Ct Forney, TX	3.0	2.0	1663	$1,995	$1.20	17d	1	1.09mi
5693 McClelland St Forney, TX	4.0	2.5	1685	$1,839	$1.09	7d	1	1.19mi
5661 McClelland St Forney, TX	3.0	2.0	1590	$1,995	$1.25	4d	1	1.20mi
5529 McClelland St Forney, TX	3.0	2.0	1450	$1,750	$1.21	6d	1	1.28mi
5529 McClelland St Forney, TX	3.0	2.0	1450	$1,750	$1.21	13d	1	1.28mi
5537 Berea St Forney, TX	3.0	2.0	1239	$1,785	$1.44	2d	1	1.29mi
5516 Berea St Forney, TX	3.0	2.0	1266	$1,875	$1.48	44d	1	1.31mi
300 Rush Creek Dr Unit A-2 Heath, TX	3.0	3.0	1452	$2,750	$1.89	1d	1	1.34mi

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 5 events

1. 2026-05-17
   listed $225,000 Active
2. 2025-10-03
   historical
3. 2025-05-14
   price $320,000
4. 2025-04-25
   price $325,000
5. 2025-04-12
   listed $330,000 Active

ⓘ 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: $6,668 · $556/mo
• Projected year-2 tax: $6,668 · $556/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

Taxation est. · year 1

• Rental income: $26,199
• − Mortgage interest: −$12,603
• − Property taxes: −$6,668
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,096
• − Management: −$2,096
• − HOA: −$456
• − Depreciation: −$6,545
• Taxable loss: −$5,392
• Est. tax savings @ 24.0%: +$1,294
• After-tax cash flow: $-418/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 Cosmetic rehab

This well-maintained single-family home in Travis Ranch offers a good condition with a good condition score of 80. It features an open-concept layout, modern kitchen, and good curb appeal. The home is in good condition and ready for a new owner.

Value-add opportunities

• Both Paint the exterior brick — Enhances curb appeal and adds value to the home.
• Both Replace the front landscaping — Improves curb appeal and adds value to the home.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior brick — Enhances curb appeal and adds value to the home. ↑
• Both Replace the front landscaping — Improves curb appeal and adds value to the home. ↑

ⓘ 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 — Dallas

• Score: 81/100
• State rank: #24
• US rank: #1380

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Kaufman County · 122,338 people
• City population: 1,168,437
• 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

-31.8% since first listed

5 events — show timeline

• 2026-05-17 Listed $225,000 NTREIS
• 2025-10-03 Listing Removed — NTREIS
• 2025-05-14 Price Changed $320,000 NTREIS
• 2025-04-25 Price Changed $325,000 NTREIS
• 2025-04-12 Listed $330,000 NTREIS

Property tax history

+64.2%/yr

Latest (2025): $6,668 · -3.9% YoY. Source: county tax records.