2119 River Pine Rd · Forney, TX 75126

$270,000

4 bd · 2.5 ba · 1,985 sqft · SingleFamily public records · 26 Days on market

Built 2022 Good condition 5,140 sqft lot $136/sqft · 16% below area Est $320k · 16% under $54/mo HOA · 2% of rent ↓ 21% 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 +14.6/15.0
• Cash flow +6.3/30.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• Rent growth +2.9/5.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover 2119 River Pine Road, a beautifully maintained corner-lot home in Forney that blends clean, modern design with everyday functionality. Located in the desirable Briarwood Hills community, this four-bedroom, two-and-a-half-bath residence offers added value with a roof less than 3 years old and a recently updated HVAC system. Sunlight fills the open-concept living spaces, creating an easy flow for quiet evenings or lively gatherings. The first-floor primary suite provides a peaceful escape, while upstairs bedrooms and a spacious game room offer room to grow, work, or host. A generous backyard and neighborhood amenities— with a community pool, trails, and playground—round out a home that’s ready for its next chapter. All reasonable offers will be considered.

Key facts

• Corner-lot home
• Upstairs bedrooms
• 5,140 sq ft lot

Tags

• CORNER-LOT HOME
• ROOF LESS THAN 3 YEARS OLD
• RECENTLY UPDATED HVAC SYSTEM
• OPEN-CONCEPT LIVING SPACES
• FIRST-FLOOR PRIMARY SUITE
• UPSTAIRS BEDROOMS

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $270k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-485 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (31.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (16.1% below list).
• Recommended offer: $184k (31.8% below list) — sets the bar for cash-flow.

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.
• Market conditions: Rents rising (+1.4%/yr); 2179 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $8k 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 26 days — a 2% lower offer ($266k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $70k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major 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 $184,259 (31.8% 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. 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?
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: 0.84% ✗
• Cap rate: 4.14%
• Cash-on-cash: -7.70%
• DSCR: 0.66
• GRM: 9.9

CMA / ARV

• ARV (median comp): $320,429
• List price: $270,000
• Delta: -6.69%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1347 Cress Garden Ln	0.22mi	4/2.5	2,106 (+6%)	1mo	$319,900	$152	78
1632 Briar Hunt Dr	0.10mi	4/2.5	2,280 (+15%)	2mo	$290,000	$127	69
2305 Bay Laurel Ln	0.59mi	4/2.5	1,893 (-5%)	0mo	$274,990	$145	64
1216 Cider Mill Ln	0.65mi	4/2.0	1,914 (-4%)	3mo	$339,990	$178	59
2306 Bay Laurel Ln	0.60mi	4/3.0	2,142 (+8%)	3mo	$304,990	$142	54
1601 Sparrow Hawk Rd	0.48mi	4/2.0	1,720 (-13%)	2mo	$275,999	$160	52
2479 Arbutus Dr	0.57mi	4/2.5	2,257 (+14%)	1mo	$334,990	$148	50
1608 Gracehill Way	0.66mi	4/2.5	2,214 (+12%)	2mo	$374,990	$169	48
2110 Sunnymede Dr	0.68mi	3/2.0 (-1)	1,748 (-12%)	2mo	$332,990	$190	40
1217 Cider Mill Ln	0.66mi	4/3.0	2,282 (+15%)	3mo	$345,000	$151	40
2043 Pleasant Knoll Cir	0.70mi	3/2.0 (-1)	1,734 (-13%)	2mo	$264,990	$153	38
2036 Pleasant Knoll Cir	0.70mi	3/2.0 (-1)	1,734 (-13%)	2mo	$274,990	$159	38

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: -31.9%
• Equity multiple: -0.03×
• Total profit: $-77,925
• Equity at exit: $40,258

10-year hold

• IRR: -48.7%
• Equity multiple: -0.60×
• Total profit: $-120,595
• Equity at exit: $23,345

Cash invested: $75,600 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,265 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$693 /mo · $8,310/yr
• Insurance: −$112
• HOA: −$54
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $-485

Break-even live

Break-even rent $2,880

Max offer price $184,259

Occupancy floor —

Sensitivity live

Price	-10% $-333	-5% $-409	+0% $-485	+5% $-562	+10% $-638
Rent	-10% $-664	-5% $-575	+0% $-485	+5% $-396	+10% $-306
Rate	-1.0pp $-349	-0.5pp $-417	base $-485	+0.5pp $-555	+1.0pp $-627

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2111 River Pine Rd Forney, TX	3.0	2.0	1496	$1,950	$1.30	44d	1	0.00mi
2330 Aspen Hill Dr Forney, TX	3.0	2.0	1498	$1,795	$1.20	19d	1	0.03mi
1636 Briar Hunt Dr Forney, TX	4.0	2.5	2000	$2,250	$1.12	44d	1	0.13mi
1718 Cecil Crest Ln Forney, TX	4.0	2.5	2147	$2,395	$1.12	44d	1	0.14mi
1633 Briar Hunt Dr Forney, TX	5.0	2.5	2470	$2,500	$1.01	21d	1	0.15mi
1631 Rosy Finch Dr Heath, TX	4.0	2.0	1665	$2,600	$1.56	17d	1	0.16mi
1622 Rosy Finch Dr Forney, TX	4.0	2.0	1665	$2,195	$1.32	44d	1	0.17mi
1625 Rosy Finch Dr Forney, TX	4.0	2.0	1667	$2,095	$1.26	44d	1	0.18mi
1650 Briar Hunt Dr Forney, TX	3.0	2.0	1559	$1,995	$1.28	24d	1	0.18mi
2003 Pine Stone Ln Forney, TX	3.0	2.0	1488	$2,000	$1.34	44d	1	0.21mi
1947 Aves Glen Ln Forney, TX	3.0	2.0	1411	$2,195	$1.56	24d	1	0.22mi
1429 Dovekie Dr Forney, TX	3.0	2.0	1311	$2,500	$1.91	2d	1	0.24mi
1318 Canyon Wren Dr Forney, TX	3.0	2.0	1411	$1,699	$1.20	22d	1	0.25mi
1728 High Perch Ln Forney, TX	3.0	2.0	1474	$1,800	$1.22	19d	1	0.29mi
1729 High Perch Ln Forney, TX	4.0	2.0	1720	$2,350	$1.37	44d	1	0.30mi
1727 Crossbill St Forney, TX	3.0	2.0	1311	$1,750	$1.33	19d	1	0.31mi
1725 Crossbill St Forney, TX	3.0	2.0	1451	$1,785	$1.23	44d	1	0.32mi
1355 Wedgeleaf Ln Forney, TX	3.0	2.0	1461	$2,200	$1.51	44d	1	0.32mi
1723 Crossbill St Forney, TX	3.0	2.0	1461	$1,785	$1.22	44d	1	0.33mi
1158 Barbary Fields St Forney, TX	4.0	2.0	1780	$2,300	$1.29	44d	1	0.33mi
1720 Crossbill St Forney, TX	3.0	2.0	1461	$1,785	$1.22	44d	1	0.34mi
1719 Crossbill St Forney, TX	3.0	2.0	1474	$1,795	$1.22	22d	1	0.34mi
1718 Crossbill St Forney, TX	3.0	2.0	1311	$1,730	$1.32	22d	1	0.34mi
1716 Crossbill St Forney, TX	3.0	2.0	1451	$1,785	$1.23	44d	1	0.35mi
1715 Crossbill St Forney, TX	3.0	2.0	1522	$1,785	$1.17	22d	1	0.35mi
1231 Canyon Wren Dr Forney, TX	3.0	2.0	1451	$1,785	$1.23	44d	1	0.35mi
2287 Cliff Springs Dr Forney, TX	4.0	2.0	2000	$2,195	$1.10	44d	1	0.36mi
1229 Canyon Wren Dr Forney, TX	3.0	2.0	1461	$1,785	$1.22	44d	1	0.36mi
1227 Canyon Wren Dr Forney, TX	4.0	2.0	1474	$1,995	$1.35	44d	1	0.37mi
1228 Canyon Wren Dr Forney, TX	3.0	2.0	1451	$1,785	$1.23	44d	1	0.37mi
1147 Barbary Fields St Forney, TX	3.0	2.0	1522	$2,100	$1.38	3d	1	0.38mi
1708 Crossbill St Forney, TX	3.0	2.0	1760	$1,840	$1.05	15d	1	0.38mi
1223 Canyon Wren Dr Forney, TX	3.0	2.0	1522	$1,800	$1.18	44d	1	0.38mi
1222 Canyon Wren Dr Forney, TX	3.0	2.0	1302	$1,775	$1.36	44d	1	0.39mi
1220 Canyon Wren Dr Forney, TX	3.0	2.0	1720	$1,815	$1.06	7d	1	0.40mi
1419 Merlin Bluff St Forney, TX	3.0	2.0	1454	$1,900	$1.31	13d	1	0.41mi
1426 Merlin Bluff St Forney, TX	3.0	2.0	1522	$1,785	$1.17	22d	1	0.42mi
1120 Canterbury Ln Forney, TX	4.0	3.0	2450	$2,950	$1.20	13d	1	0.43mi
1405 Merlin Bluff St Forney, TX	3.0	2.0	1500	$2,400	$1.60	6d	1	0.43mi
1211 Canyon Wren Dr Forney, TX	4.0	2.0	1656	$2,400	$1.45	22d	1	0.43mi

HOA detail

• Monthly dues: $54 · $648/yr
• Likely covers: pool

Listing history 33 events

1. 2026-06-18
   days on market $270,000 Active 26 DOM
2. 2026-06-17
   days on market $270,000 Active 25 DOM
3. 2026-06-16
   days on market $270,000 Active 24 DOM
4. 2026-06-15
   days on market $270,000 Active 23 DOM
5. 2026-06-13
   days on market $270,000 Active 21 DOM
6. 2026-06-13
   days on market $270,000 Active 20 DOM
7. 2026-06-09
   days on market $270,000 Active 17 DOM
8. 2026-06-08
   days on market $270,000 Active 16 DOM
9. 2026-06-07
   days on market $270,000 Active 15 DOM
10. 2026-06-04
    days on market $270,000 Active 12 DOM
11. 2026-06-03
    days on market $270,000 Active 11 DOM
12. 2026-06-02
    days on market $270,000 Active 10 DOM
13. 2026-06-01
    days on market $270,000 Active 9 DOM
14. 2026-05-31
    days on market $270,000 Active 8 DOM
15. 2026-05-19
    price $270,000 791-char remark

    Show marketing remark (791 chars)

    Discover 2119 River Pine Road, a beautifully maintained corner-lot home in Forney that blends clean, modern design with everyday functionality. Located in the desirable Briarwood Hills community, this four-bedroom, two-and-a-half-bath residence offers added value with a roof less than 3 years old and a recently updated HVAC system. Sunlight fills the open-concept living spaces, creating an easy flow for quiet evenings or lively gatherings. The first-floor primary suite provides a peaceful escape, while upstairs bedrooms and a spacious game room offer room to grow, work, or host. A generous backyard and neighborhood amenities— with a community pool, trails, and playground—round out a home that’s ready for its next chapter. All reasonable offers will be considered.

16. 2026-03-02
    price $299,000 791-char remark

    Show marketing remark (791 chars)

    Discover 2119 River Pine Road, a beautifully maintained corner-lot home in Forney that blends clean, modern design with everyday functionality. Located in the desirable Briarwood Hills community, this four-bedroom, two-and-a-half-bath residence offers added value with a roof less than 3 years old and a recently updated HVAC system. Sunlight fills the open-concept living spaces, creating an easy flow for quiet evenings or lively gatherings. The first-floor primary suite provides a peaceful escape, while upstairs bedrooms and a spacious game room offer room to grow, work, or host. A generous backyard and neighborhood amenities— with a community pool, trails, and playground—round out a home that’s ready for its next chapter. All reasonable offers will be considered.

17. 2026-02-17
    listed $340,000 Active 791-char remark

    Show marketing remark (791 chars)

    Discover 2119 River Pine Road, a beautifully maintained corner-lot home in Forney that blends clean, modern design with everyday functionality. Located in the desirable Briarwood Hills community, this four-bedroom, two-and-a-half-bath residence offers added value with a roof less than 3 years old and a recently updated HVAC system. Sunlight fills the open-concept living spaces, creating an easy flow for quiet evenings or lively gatherings. The first-floor primary suite provides a peaceful escape, while upstairs bedrooms and a spacious game room offer room to grow, work, or host. A generous backyard and neighborhood amenities— with a community pool, trails, and playground—round out a home that’s ready for its next chapter. All reasonable offers will be considered.

18. 2026-01-20
    historical
19. 2026-01-19
    price $279,900
20. 2025-12-30
    price $289,900
21. 2025-12-17
    listed $299,900 Active
22. 2025-12-10
    historical
23. 2025-10-09
    listed $325,000 Active
24. 2025-08-31
    historical
25. 2025-04-21
    price $349,000
26. 2025-04-07
    price $359,000
27. 2025-02-26
    listed $365,000 Active
28. 2023-04-28
    soldstatus Closed
29. 2023-02-28
    status Pending
30. 2023-01-24
    price $337,435
31. 2022-12-09
    price $342,435
32. 2022-11-29
    price $347,435
33. 2022-11-21
    listed $342,435 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: $8,310 · $693/mo
• Projected year-2 tax: $8,310 · $693/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 6/10 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: $27,183
• − Mortgage interest: −$15,124
• − Property taxes: −$8,310
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,175
• − Management: −$2,175
• − HOA: −$648
• − Depreciation: −$7,855
• Taxable loss: −$10,453
• Est. tax savings @ 24.0%: +$2,509
• After-tax cash flow: $-3,316/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, modern home in Forney, TX, offers a good condition with recent updates and a good roof. It's ready for immediate move-in and minor cosmetic improvements could further enhance its resale and rental value.

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Rental replace carpet — improves comfort and reduces maintenance

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Rental replace carpet — improves comfort and reduces maintenance ↑

ⓘ 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

-21.2% since first listed

19 events — show timeline

• 2026-05-19 Price Changed $270,000 NTREIS
• 2026-03-02 Price Changed $299,000 NTREIS
• 2026-02-17 Listed $340,000 NTREIS
• 2026-01-20 Listing Removed — NTREIS
• 2026-01-19 Price Changed $279,900 NTREIS
• 2025-12-30 Price Changed $289,900 NTREIS
• 2025-12-17 Listed $299,900 NTREIS
• 2025-12-10 Listing Removed — NTREIS
• 2025-10-09 Listed $325,000 NTREIS
• 2025-08-31 Listing Removed — NTREIS
• 2025-04-21 Price Changed $349,000 NTREIS
• 2025-04-07 Price Changed $359,000 NTREIS
• 2025-02-26 Listed $365,000 NTREIS
• 2023-04-28 Sold (MLS) — NTREIS
• 2023-02-28 Pending — NTREIS
• 2023-01-24 Price Changed $337,435 NTREIS
• 2022-12-09 Price Changed $342,435 NTREIS
• 2022-11-29 Price Changed $347,435 NTREIS
• 2022-11-21 Listed $342,435 NTREIS

Property tax history

-2.5%/yr

Latest (2025): $8,310 · -4.0% YoY. Source: county tax records.