2002 Enchanted Rock Dr · Travis Ranch, TX 75126

$289,900

4 bd · 3.0 ba · 2,651 sqft · SingleFamily public records · 1 Days on market

Built 2010 6,621 sqft lot Est $310k · 7% under $33/mo HOA · 1% 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 +10.4/15.0
• Cash flow +7.5/30.0
• Schools +4.0/10.0
• 1% rule +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ready now! Great home near Lewis Elementary.

Key facts

• Back yard
• Dedicated office
• Dining

Tags

• DEDICATED OFFICE
• RECENTLY INSTALLED HVAC UNITS
• WHOLE HOME INSPECTION
• BACK YARD
• EASY ACCESS TO MAJOR RETAILERS
• DINING

Property features AI

Finance

• Other: Located in a community with a pool, playground, park, and jogging/bike path
• HOA & community: Mandatory association; Annual association fee ($395) - includes full use of facilities, grounds maintenance, and pest control; HOA managed by Essex Association Mgmt

Exterior

• Parking: 2 covered parking spaces; 2-car attached garage with garage door opener and double doors; garage faces front; Has garage
• Utilities: MUD water; MUD sewer; Electricity connected; Curbs and sidewalks
• Home design: Single family residence; Residential property; Attached property; Two levels; Built in 2010
• Construction: Composition roof; Slab foundation
• Exterior features: Covered rear porch; Covered porches; Gutters; Privacy wood fencing in back yard; Landscaped interior lot; Located in a subdivision

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Pantry
• Bedrooms: Primary bedroom on level 1 (17 x 16); Bedroom on level 1 (16 x 10); Bedroom on level 1 (11 x 10); Bedroom on level 2 (12 x 10)
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Open floor plan; Pantry; Vaulted ceilings; Chandelier; Walk-in closets; Window coverings; Two living areas; One dining area; 7 total rooms
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-365 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (22.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (12.5% below list).
• Recommended offer: $225k (22.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 61/100 on livability (#983 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; Watch: amenities F, commute F, health & safety 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) — zoned schools average 50% FRL vs 26% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.4%/yr); 2179 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $9k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 16y ago 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 2.9% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,417 (22.2% 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. 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?
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: 0.88% ✗
• Cap rate: 4.78%
• Cash-on-cash: -5.40%
• DSCR: 0.76
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $310,167
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2024 Uvalde Dr	0.12mi	4/2.5	2,949 (+11%)	3mo	$345,000	$117	72
1031 Trickham Dr	0.50mi	4/3.0	2,553 (-4%)	2mo	$329,900	$129	68
1607 Silas Dr	0.50mi	5/3.0 (+1)	2,559 (-4%)	1mo	$299,700	$117	65
2321 Mount Olive Ln	0.67mi	4/3.0	2,759 (+4%)	1mo	$329,900	$120	61
5500 Connally Dr	0.72mi	4/3.5	2,706 (+2%)	1mo	$329,900	$122	60
1134 Mount Olive Ln	0.47mi	4/2.5	2,868 (+8%)	3mo	$269,900	$94	60
1026 Comfort Dr	0.49mi	5/3.5 (+1)	2,811 (+6%)	1mo	$300,000	$107	60
1011 Comfort Dr	0.49mi	4/2.5	2,879 (+9%)	3mo	$269,900	$94	58
1010 Trickham Dr	0.40mi	4/2.5	3,010 (+14%)	2mo	$319,900	$106	56
1113 Mount Olive Ln	0.39mi	3/2.5 (-1)	2,974 (+12%)	3mo	$309,000	$104	52
4640 Shivers Ln	0.50mi	4/2.0	2,330 (-12%)	1mo	$374,900	$161	52
1205 Templin Ave	0.55mi	4/3.5	2,964 (+12%)	2mo	$326,900	$110	51

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: -27.5%
• Equity multiple: 0.09×
• Total profit: $-73,932
• Equity at exit: $43,225

10-year hold

• IRR: -34.0%
• Equity multiple: -0.34×
• Total profit: $-109,030
• Equity at exit: $25,065

Cash invested: $81,172 (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: 9.5×

Monthly cashflow live

• Estimated rent: $2,537 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$695 /mo · $8,340/yr
• Insurance: −$121
• HOA: −$33
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $-365

Break-even live

Break-even rent $2,999

Max offer price $225,417

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2302 Tombstone Rd Forney, TX	4.0	2.0	1905	$2,100	$1.10	43d	1	0.28mi
1004 Trickham Dr Forney, TX	3.0	2.0	1825	$2,350	$1.29	20d	1	0.39mi
2415 Anton Dr Forney, TX	4.0	2.0	1891	$2,200	$1.16	17d	1	0.52mi
1105 Concan Dr Forney, TX	4.0	2.5	2859	$2,299	$0.80	43d	1	0.60mi
2907 Doggett Dr Forney, TX	4.0	2.5	2139	$2,950	$1.38	1d	1	0.62mi
1078 Norias Dr Heath, TX	4.0	3.0	2314	$2,500	$1.08	4d	1	0.63mi
2003 Diamondback Forney, TX	4.0	2.5	2796	$2,395	$0.86	12d	1	0.70mi
2010 Diamondback Forney, TX	3.0	2.0	1750	$2,099	$1.20	24d	1	0.71mi
5672 McClelland St Forney, TX	4.0	2.5	1950	$1,999	$1.03	7d	1	0.77mi
1329 Rosenberg Dr Forney, TX	4.0	2.0	2000	$2,100	$1.05	43d	1	0.79mi
5681 McClelland St Forney, TX	4.0	2.5	1950	$2,070	$1.06	20d	1	0.80mi
2401 Lalun Ln Forney, TX	4.0	2.0	1854	$2,089	$1.13	7d	1	0.83mi
2258 Templin Ave Forney, TX	4.0	2.0	1988	$2,300	$1.16	18d	1	0.85mi
2402 Buchanan Ln Forney, TX	4.0	2.0	1858	$2,399	$1.29	24d	1	0.85mi
2402 Buchanan Ln Forney, TX	4.0	2.0	1858	$2,299	$1.24	2d	1	0.85mi
3127 Maverick Dr Forney, TX	4.0	2.0	2129	$2,750	$1.29	22d	1	0.89mi
2115 Callahan Dr Forney, TX	4.0	2.5	2700	$2,400	$0.89	43d	1	0.89mi
2130 Clarion Dr Forney, TX	4.0	3.0	2380	$2,549	$1.07	7d	1	1.03mi
2130 Clarion Dr Forney, TX	4.0	2.5	2348	$2,550	$1.09	43d	1	1.03mi
2130 Clarion Dr Forney, TX	4.0	3.0	2380	$2,725	$1.14	17d	1	1.03mi
3935 Sidney Ln Forney, TX	4.0	2.0	2003	$2,675	$1.34	43d	1	1.08mi
4031 Yellow Jasmine Ln Forney, TX	4.0	3.0	2993	$3,500	$1.17	43d	1	1.21mi
1606 Governors Blvd Heath, TX	3.0	2.5	1791	$3,000	$1.68	24d	1	1.23mi
1622 Governors Blvd Heath, TX	3.0	2.5	1800	$3,000	$1.67	43d	1	1.23mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 2 events

1. 2026-06-17
   remarks 699-char remark
2. 2026-06-17
   listed $289,900 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: $8,340 · $695/mo
• Projected year-2 tax: $8,340 · $695/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 8/10 Severe 7 d/yr ≥110°F today · 26 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: $30,441
• − Mortgage interest: −$16,239
• − Property taxes: −$8,340
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,435
• − Management: −$2,435
• − HOA: −$396
• − Depreciation: −$8,433
• Taxable loss: −$9,287
• Est. tax savings @ 24.0%: +$2,229
• After-tax cash flow: $-2,151/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.

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 — Travis Ranch

• Score: 61/100
• State rank: #983
• US rank: #17440

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Travis Ranch, 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

+31.1% since first listed

4 events — show timeline

• 2026-06-17 Listed $289,900 NTREIS
• 2010-06-29 Sold (MLS) — NTREIS
• 2010-06-07 Listing Removed — NTREIS
• 2010-06-01 Listed $221,136 NTREIS

Property tax history

+19.0%/yr

Latest (2025): $8,340 · -4.9% YoY. Source: county tax records.