2230 Walden Pond Blvd · Forney, TX 75126

$298,999

4 bd · 2.0 ba · 2,062 sqft · Land · 23 Days on market

Built 2025 Good condition 6,098 sqft lot $50/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).

• Cash flow +17.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• 1% rule +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

LENNAR Walden Pond- Springsteen Floorplan

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 2025

Property features AI

Finance

• Other: Deed restrictions
• Financial info: Accepts Cash, Conventional, FHA, USDA, and VA financing; Second mortgage: no
• HOA & community: Mandatory HOA managed by Essex Management; Annual association fee ($600) covering full use of facilities, grounds maintenance, and management fees

Exterior

• Parking: Attached 2-car garage with two covered spaces; Garage faces front; 2-car single door garage
• Security: Smoke detectors; Carbon monoxide detector(s); Fire alarm
• Utilities: City water; City sewer; Concrete streets, curbs and sidewalks; Municipal Utility District; Enhanced air filtration and mechanical fresh air; Insulation and 12-inch+ attic insulation; Thermostat and rain/freeze sensors; Low flow commode and efficient windows and doors; Appliances included
• Home design: Single-family residence; One story; Residential property; New construction - incomplete (2025)
• Construction: Brick and siding exterior; Composition roof; Slab foundation; Built in 2025
• Exterior features: Covered porch(es); Landscaped yard; Sprinkler system; Wood fencing

Interior

• Kitchen: Granite countertops; Eat-in kitchen; Dishwasher; Gas oven; Gas range; Microwave; Disposal; Plumbed for gas in kitchen; Water line to refrigerator
• Bedrooms: 4 bedrooms (all on main level); Primary bedroom with walk-in closet; Additional bedrooms with walk-in closet(s)
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Natural gas heating; Central air conditioning; ENERGY STAR qualified equipment
• Interior features: Open floorplan with kitchen island; Pantry; Built-in features; Decorative lighting; Cable TV available; High-speed internet available; Other; Walk-in closets
• Laundry & utility: Tankless water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $299k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $266k (11.1% below list).
• Recommended offer: $266k (11.1% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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: Crosby El (math 37% / reading 36%, grade F, #1,883 of 4,322 statewide, top 44%, 682 students, 59% 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 55% FRL vs 26% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.4%/yr); 2200 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• This rent runs 31% 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 $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

• It's been on market 23 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.

Recommended offer $265,881 (11.1% 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. 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?
5. 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.
6. 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.
7. 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: 0.89% ✗
• Cap rate: 7.28%
• Cash-on-cash: 3.52%
• DSCR: 1.16
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.42% rent growth · sell at horizon

5-year hold

• IRR: -12.4%
• Equity multiple: 0.56×
• Total profit: $-37,081
• Equity at exit: $44,582

10-year hold

• IRR: -5.7%
• Equity multiple: 0.65×
• Total profit: $-29,081
• Equity at exit: $25,852

Cash invested: $83,720 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,659 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$113 /mo · $1,352/yr
• Insurance: −$125
• HOA: −$50
• Vacancy / Maint / Mgmt: −$558
• Net cashflow: $245

Break-even live

Break-even rent $2,348

Max offer price $298,999

Occupancy floor 86%

Sensitivity live

Price	-10% $415	-5% $330	+0% $245	+5% $161	+10% $76
Rent	-10% $35	-5% $140	+0% $245	+5% $350	+10% $455
Rate	-1.0pp $396	-0.5pp $321	base $245	+0.5pp $168	+1.0pp $89

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1412 Grove Pond Rd Forney, TX	4.0	2.0	1708	$2,500	$1.46	21d	1	0.26mi
1408 Grove Pond Rd Forney, TX	4.0	3.5	2543	$3,095	$1.22	45d	1	0.27mi
1108 Redcoat Dr , TX	3.0	2.0	1800	$2,250	$1.25	6d	1	0.34mi
534 Tuscany Dr Forney, TX	4.0	2.0	2069	$2,500	$1.21	45d	1	0.36mi
2207 Heaton Forney, TX	3.0	2.0	1423	$2,100	$1.48	45d	1	0.38mi
1421 Kirkhill Ln Forney, TX	4.0	3.0	2545	$3,600	$1.41	26d	1	0.39mi
1421 Kirkhill Ln Unit 1421 Heath, TX	4.0	3.0	2545	$3,500	$1.38	23d	1	0.39mi
2213 Heaton Forney, TX	3.0	2.0	2146	$2,395	$1.12	19d	1	0.41mi
2213 Heaton Forney, TX	3.0	2.0	2146	$2,395	$1.12	9d	1	0.41mi
1012 Barkers Pond Ave Forney, TX	4.0	2.0	1710	$2,295	$1.34	5d	1	0.42mi
525 Ardsley Ln Forney, TX	4.0	2.0	1775	$2,395	$1.35	1d	1	0.45mi
2217 Perrymead Dr Forney, TX	3.0	2.0	1423	$2,360	$1.66	6d	1	0.45mi
2016 Croftbank St Forney, TX	3.0	2.5	1920	$2,600	$1.35	1d	1	0.47mi
2225 Heaton Forney, TX	3.0	2.0	1909	$2,150	$1.13	45d	1	0.47mi
2239 Heaton Forney, TX	5.0	2.5	2780	$3,299	$1.19	19d	1	0.54mi
1750 Gleasondale Pl Forney, TX	3.0	2.0	1633	$2,200	$1.35	45d	1	0.63mi
2023 Avondown Rd Forney, TX	3.0	2.0	1640	$2,191	$1.34	1d	1	0.63mi
1759 Gleasondale Pl Forney, TX	3.0	2.0	1726	$2,050	$1.19	26d	1	0.63mi
1105 N Gateway Blvd Forney, TX	1.0–3.0	1.0–2.0	987	$1,842	$1.87	1d	30	0.63mi
1430 Everett Gardens Way Forney, TX	3.0	2.0	1465	$1,950	$1.33	15d	1	0.64mi
1025 Dunhill Ln Forney, TX	4.0	2.0	2273	$2,450	$1.08	4d	1	0.65mi
2127 Pecan Ridge Dr Forney, TX	3.0	2.0	2113	$2,100	$0.99	45d	1	0.66mi
209 Chesapeake Dr Forney, TX	4.0	3.5	2950	$3,400	$1.15	45d	1	0.67mi
1462 Everett Gardens Way Forney, TX	4.0	2.0	1858	$2,195	$1.18	4d	1	0.71mi
1462 Everett Gardens Way Forney, TX	4.0	2.0	1858	$2,195	$1.18	26d	1	0.71mi
2902 Hanscom St Forney, TX	4.0	3.5	2657	$3,200	$1.20	45d	1	0.73mi
635 Brockwell Bnd Forney, TX	4.0	3.0	2506	$3,300	$1.32	22d	1	0.81mi
2421 Eldor Way Forney, TX	4.0	2.0	1680	$2,195	$1.31	26d	1	0.84mi
2121 Juniper Dr Forney, TX	4.0	2.0	1935	$2,249	$1.16	5d	1	0.89mi
2105 Cardinal Dr Forney, TX	4.0	2.0	1763	$2,200	$1.25	24d	1	0.89mi
1448 Kingswell Ln Forney, TX	4.0	3.0	2208	$2,950	$1.34	26d	1	0.90mi
2201 Woodberry Dr Forney, TX	3.0	2.0	1839	$2,050	$1.11	45d	1	0.90mi
1017 Somerset Cir Forney, TX	3.0	2.0	2185	$2,375	$1.09	9d	1	0.90mi
1036 Edgefield Ln Forney, TX	3.0	2.5	2800	$6,700	$2.39	45d	1	0.91mi
2106 Bluebell Forney, TX	3.0	2.0	1541	$1,950	$1.27	7d	1	0.93mi
1410 Crossford Trl Forney, TX	3.0	2.5	2707	$2,650	$0.98	4d	1	0.95mi
236 Pennridge Dr Forney, TX	3.0	2.0	1871	$2,295	$1.23	26d	1	0.95mi
2029 Cone Flower Dr Forney, TX	3.0	2.0	1604	$1,816	$1.13	9d	1	0.98mi
108 Antler Trl Forney, TX	4.0	2.0	2250	$2,449	$1.09	26d	1	0.99mi
120 Garner Ct Forney, TX	3.0	2.0	2214	$2,500	$1.13	45d	1	0.99mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 15 events

1. 2026-06-21
   statusdays on market $298,999 Pending 23 DOM
2. 2026-06-18
   days on market $298,999 Active 22 DOM
3. 2026-06-17
   days on market $298,999 Active 21 DOM
4. 2026-06-16
   days on market $298,999 Active 20 DOM
5. 2026-06-15
   days on market $298,999 Active 19 DOM
6. 2026-06-13
   days on market $298,999 Active 17 DOM
7. 2026-06-13
   days on market $298,999 Active 16 DOM
8. 2026-06-09
   days on market $298,999 Active 13 DOM
9. 2026-06-08
   days on market $298,999 Active 12 DOM
10. 2026-06-07
    days on market $298,999 Active 11 DOM
11. 2026-06-04
    days on market $298,999 Active 8 DOM
12. 2026-06-03
    days on market $298,999 Active 7 DOM
13. 2026-06-02
    days on market $298,999 Active 6 DOM
14. 2026-06-01
    days on market $298,999 Active 5 DOM
15. 2026-05-31
    days on market $298,999 Active 4 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: $1,352 · $113/mo
• Projected year-2 tax: $5,472 · $456/mo
• Expected delta: +$4,120/yr (+$343/mo · 304.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $31,906
• − Mortgage interest: −$16,749
• − Property taxes: −$1,352
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,552
• − Management: −$2,552
• − HOA: −$600
• − Depreciation: −$8,698
• Taxable loss: −$2,092
• Est. tax savings @ 24.0%: +$502
• After-tax cash flow: $3,445/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 home is in excellent condition with modern finishes and a move-in-ready appearance. Minor exterior touch-ups and cleaning would further enhance its curb appeal and rental value.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal
• Rental Clean gutters — Keeps property in good condition

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal ↑
• Rental Clean gutters — Keeps property in good condition ↑

ⓘ 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

• 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

2 events — show timeline

• 2026-06-19 Pending — NTREIS
• 2026-05-27 Listed $298,999 NTREIS

Property tax history

+104.8%/yr

Latest (2025): $1,352 · +104.8% YoY. Source: county tax records.