1080 Clear Dusk Ln · Forney, TX 75126

$329,990

5 bd · 3.0 ba · 2,520 sqft · Land · 29 Days on market

Built 2026 5,663 sqft lot $131/sqft · at area comps Est $334k · at est. $50/mo HOA · 2% of rent ↓ 4% 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).

• Cash flow +17.2/30.0
• ARV discount +8.0/15.0
• DSCR +5.4/10.0
• Schools +4.0/10.0
• 1% rule +3.8/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

NEW CONSTRUCTION: Welcome to Arbordale by Centex in Forney. The luxurious two-story Enloe plan features 5 bedrooms, 3 bathrooms, a decorative tray ceiling in the owner’s suite, an open kitchen with an island, and smart home system. With 2,520 sq. ft. , this spacious home is perfect for growing families or entertaining guests. Available May 2026! Schedule your tour today!

Key facts

• 5,663 sq ft lot
• 2 garage spots
• Built 2026

Property features AI

Finance

• Financial info: Second mortgage: none
• HOA & community: Mandatory HOA managed by Bluehawk; Quarterly HOA fee; HOA fee covers full use of facilities and maintenance of structures

Exterior

• Parking: Attached 2-car garage; Covered parking (2 covered spaces)
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: MUD water; MUD sewer; Municipal Utility District
• Home design: Single family residence; Two-story; New construction (incomplete, year built 2026)
• Construction: Brick construction; Composition roof; Slab foundation
• Exterior features: Lot in a subdivision (Arbordale); Less than 0.5 acre lot

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Electric water heater
• Bedrooms: Primary bedroom on main level with dual sinks and walk-in closet; Two additional bedrooms on main level (one with walk-in closet); Three bedrooms on upper level; Five total bedrooms
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: Three full bathrooms
• Interior features: Cable TV available; Smart home system
• Laundry & utility: Smart home features (app or pass supported)

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath land listed at $330k.

Deal economics

• At list price, monthly cash flow is $234 ($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 $290k (12.2% below list).
• Recommended offer: $290k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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.
• Market conditions: Rents rising (+1.4%/yr); 2179 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 34% 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 $10k 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 29 days — a 2% lower offer ($325k) is reasonable based on typical stale-listing flexibility.

Recommended offer $289,846 (12.2% 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: 0.88% ✗
• Cap rate: 7.14%
• Cash-on-cash: 3.04%
• DSCR: 1.14
• GRM: 9.5

CMA / ARV

• ARV (median comp): $333,682
• List price: $329,990
• Delta: -1.11%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -13.2%
• Equity multiple: 0.53×
• Total profit: $-43,186
• Equity at exit: $49,203

10-year hold

• IRR: -6.7%
• Equity multiple: 0.60×
• Total profit: $-36,814
• Equity at exit: $28,532

Cash invested: $92,397 (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: $2,898 high
• Mortgage (P&I): −$1,731
• Tax from tax record: −$138 /mo · $1,651/yr
• Insurance: −$137
• HOA: −$50
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $234

Break-even live

Break-even rent $2,602

Max offer price $329,990

Occupancy floor 87%

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: $82,498
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1229 Autumn Mist Ln Forney, TX	4.0	3.0	2609	$2,795	$1.07	4d	1	0.16mi
1129 Clear Dusk Ln Forney, TX	5.0	3.0	2520	$3,600	$1.43	44d	1	0.17mi
4424 Lassen Trl Forney, TX	4.0	2.0	1984	$2,295	$1.16	44d	1	0.34mi
1535 Calcot Ln Forney, TX	4.0	3.0	2036	$2,600	$1.28	15d	1	0.36mi
1539 Wheatley Way Forney, TX	4.0	3.0	2396	$2,800	$1.17	10d	1	0.37mi
1539 Wheatley Way Forney, TX	4.0	3.0	2396	$2,995	$1.25	17d	1	0.37mi
4080 Dayton Dr Forney, TX	4.0	2.5	1984	$2,295	$1.16	19d	1	0.56mi
1158 Barbary Fields St Forney, TX	4.0	2.0	1780	$2,300	$1.29	44d	1	0.59mi
1120 Canterbury Ln Forney, TX	4.0	3.0	2450	$2,950	$1.20	13d	1	0.77mi
2003 Cheshire Way Forney, TX	5.0	4.0	3430	$3,600	$1.05	13d	1	0.85mi
1128 Queensdown Way Forney, TX	4.0	3.0	2097	$2,999	$1.43	44d	1	0.85mi
1633 Briar Hunt Dr Forney, TX	5.0	2.5	2470	$2,500	$1.01	21d	1	0.86mi
1636 Briar Hunt Dr Forney, TX	4.0	2.5	2000	$2,250	$1.12	44d	1	0.87mi
1718 Cecil Crest Ln Forney, TX	4.0	2.5	2147	$2,395	$1.12	44d	1	0.90mi
1448 Kingswell Ln Forney, TX	4.0	3.0	2208	$2,950	$1.34	24d	1	0.96mi
1025 Dunhill Ln Forney, TX	4.0	2.0	2273	$2,450	$1.08	2d	1	1.05mi
2287 Cliff Springs Dr Forney, TX	4.0	2.0	2000	$2,195	$1.10	44d	1	1.07mi
2309 Albion Way Forney, TX	5.0	4.5	3582	$3,850	$1.07	1d	1	1.08mi
5734 Roadhouse Forney, TX	4.0	2.5	2121	$2,350	$1.11	1d	1	1.11mi
6231 Old Bridge Way Forney, TX	4.0	3.0	2308	$2,300	$1.00	1d	1	1.12mi
1462 Everett Gardens Way Forney, TX	4.0	2.0	1858	$2,195	$1.18	24d	1	1.12mi
1462 Everett Gardens Way Forney, TX	4.0	2.0	1858	$2,195	$1.18	2d	1	1.12mi
6229 Old Bridge Way Forney, TX	4.0	2.5	2121	$1,950	$0.92	13d	1	1.12mi
6075 Mojave Dr Forney, TX	5.0	3.0	2777	$2,595	$0.93	15d	1	1.15mi
6076 Mojave Dr Forney, TX	5.0	4.0	2962	$2,900	$0.98	44d	1	1.17mi
6076 Mojave Dr Forney, TX	5.0	4.0	2962	$2,595	$0.88	3d	1	1.17mi
2029 Dovedale Dr Forney, TX	4.0	3.0	2426	$3,200	$1.32	44d	1	1.18mi
6310 Tropicana Ln Forney, TX	5.0	3.0	2580	$2,685	$1.04	1d	1	1.22mi
3109 Chillingham Dr Forney, TX	4.0	2.5	2181	$2,199	$1.01	3d	1	1.26mi
3024 Chico Dr Forney, TX	5.0	2.5	2694	$2,350	$0.87	13d	1	1.28mi
2116 Sunnymede Dr Forney, TX	5.0	3.0	2854	$3,300	$1.16	21d	1	1.30mi
2027 Fair Crest Trl Forney, TX	4.0	2.0	2108	$1,975	$0.94	44d	1	1.31mi
2214 Sumac Dr Forney, TX	4.0	2.5	2055	$2,070	$1.01	44d	1	1.38mi
2136 Sunnymede Dr Forney, TX	4.0	4.0	2805	$3,200	$1.14	1d	1	1.39mi
3017 Villegas Way Forney, TX	4.0	2.5	2153	$2,150	$1.00	44d	1	1.40mi
3012 Villegas Way Forney, TX	5.0	2.5	2725	$2,400	$0.88	2d	1	1.40mi
1421 Kirkhill Ln Unit 1421 Heath, TX	4.0	3.0	2545	$3,500	$1.38	21d	1	1.40mi
1421 Kirkhill Ln Forney, TX	4.0	3.0	2545	$3,600	$1.41	24d	1	1.40mi
2100 Aster Trl Forney, TX	4.0	2.0	2284	$2,190	$0.96	4d	1	1.47mi
9245 Switchgrass Ln Forney, TX	4.0	2.5	3326	$2,700	$0.81	44d	1	1.48mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 6 events

1. 2026-05-14
   price $329,990 247-char remark
2. 2026-05-12
   price $329,990 378-char remark
3. 2026-05-08
   price $334,990 378-char remark
4. 2026-05-07
   price $334,990 247-char remark
5. 2026-05-01
   listed $343,440 Active 247-char remark
6. 2026-04-28
   listed $343,440 Active 378-char remark

ⓘ 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: $1,651 · $138/mo
• Projected year-2 tax: $6,039 · $503/mo
• Expected delta: +$4,388/yr (+$366/mo · 265.8%)

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

Taxation est. · year 1

• Rental income: $34,782
• − Mortgage interest: −$18,485
• − Property taxes: −$1,651
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,783
• − Management: −$2,783
• − HOA: −$600
• − Depreciation: −$9,600
• Taxable loss: −$2,769
• Est. tax savings @ 24.0%: +$664
• After-tax cash flow: $3,475/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 — 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

-3.9% since first listed

4 events — show timeline

• 2026-05-27 Pending — NTREIS
• 2026-05-12 Price Changed $329,990 NTREIS
• 2026-05-08 Price Changed $334,990 NTREIS
• 2026-04-28 Listed $343,440 NTREIS