5650 Forney Rd · Dallas, TX 75227

$255,000

3 bd · 1.0 ba · 844 sqft · SingleFamily public records · 143 Days on market

Built 1950 8,276 sqft lot $302/sqft · 52% above area Est $336k · 24% under

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Why this score? — see what drove the F 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 +15.0/15.0
• Cash flow +6.1/30.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• 1% rule +1.5/10.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into this fully remodeled 4-bedroom, 2-bathroom home offering the perfect blend of comfort and style. Featuring a brand-new roof, updated plumbing, new electrical system, and a new HVAC, this home is move-in ready with peace of mind for years to come. The modern kitchen boasts new cabinets and finishes, ideal for family gatherings and entertaining. Enjoy the outdoor space, providing extra privacy and easy entry. Don’t miss your chance to own this beautifully remodeled home showcasing quality upgrades throughout!

Key facts

• New hvac
• New cabinets
• Modern kitchen

Tags

• NEW ROOF
• UPDATED PLUMBING
• NEW ELECTRICAL SYSTEM
• NEW HVAC
• MODERN KITCHEN
• NEW CABINETS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-474 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (32.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (35.1% below list).
• Recommended offer: $166k (35.1% below list) — sets the bar for 1% rule.
• Cap rate 4.1% 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: schools C-, crime F.
• Dallas ISD (urban): math 31% / reading 36% proficiency, ranked #559 of 826 in TX (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 83% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-0.4%/yr); 179 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 31% of the median local income ($64k/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 $8k of value loss. Plan a longer hold.
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $30k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,601 (35.1% 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. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.65% ✗
• Cap rate: 4.06%
• Cash-on-cash: -7.97%
• DSCR: 0.65
• GRM: 12.8

CMA / ARV

• ARV (median comp): $335,623
• List price: $255,000
• Delta: -24.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4215 Lawnview Ave	0.20mi	2/1.0 (-1)	968 (+15%)	12mo	$125,000	$129	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -33.7%
• Equity multiple: -0.07×
• Total profit: $-76,331
• Equity at exit: $38,021

10-year hold

• IRR: -64.4%
• Equity multiple: -0.74×
• Total profit: $-123,952
• Equity at exit: $22,048

Cash invested: $71,400 (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 75227

• Home prices YoY: -30.9%
• Rents YoY: -0.4%
• Active inventory: 179
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $1,656 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$339 /mo · $4,066/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $-474

Break-even live

Break-even rent $2,256

Max offer price $171,252

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6205 Lovett Ave Unit L Dallas, TX	3.0	2.0	1000	$1,649	$1.65	4d	1	0.58mi
6205 Lovett Ave Dallas, TX	3.0	2.0	1000	$1,699	$1.70	15d	1	0.58mi
7526 Hunnicut Rd Dallas, TX	1.0–2.0	1.0–2.0	865	$1,400	$1.62	7d	4	0.65mi
6318 Belgrade Ave Dallas, TX	3.0	1.0	1022	$1,650	$1.61	18d	1	0.93mi
2338 Longhorn St Dallas, TX	2.0	2.0	1100	$2,200	$2.00	18d	1	1.13mi
7046 Forney Rd Dallas, TX	3.0	2.0	956	$1,700	$1.78	3d	1	1.24mi
4717 Owenwood Ave Dallas, TX	3.0	2.0	1090	$1,490	$1.37	14d	1	1.37mi
2222 Graycliff Dr Unit 2121 Dallas, TX	2.0	2.0	980	$1,232	$1.26	3d	1	1.45mi
2222 Graycliff Dr Unit 2279 Dallas, TX	2.0	2.0	980	$1,264	$1.29	10d	1	1.45mi
7315 Toland St Dallas, TX	3.0	2.0	1076	$1,700	$1.58	15d	1	1.49mi

Listing history 18 events

1. 2026-05-16
   historical Active Option Contract 528-char remark

   Show marketing remark (528 chars)

   Step into this fully remodeled 4-bedroom, 2-bathroom home offering the perfect blend of comfort and style. Featuring a brand-new roof, updated plumbing, new electrical system, and a new HVAC, this home is move-in ready with peace of mind for years to come. The modern kitchen boasts new cabinets and finishes, ideal for family gatherings and entertaining. Enjoy the outdoor space, providing extra privacy and easy entry. Don’t miss your chance to own this beautifully remodeled home showcasing quality upgrades throughout!

2. 2026-04-29
   price $255,000 528-char remark

   Show marketing remark (528 chars)

   Step into this fully remodeled 4-bedroom, 2-bathroom home offering the perfect blend of comfort and style. Featuring a brand-new roof, updated plumbing, new electrical system, and a new HVAC, this home is move-in ready with peace of mind for years to come. The modern kitchen boasts new cabinets and finishes, ideal for family gatherings and entertaining. Enjoy the outdoor space, providing extra privacy and easy entry. Don’t miss your chance to own this beautifully remodeled home showcasing quality upgrades throughout!

3. 2026-04-04
   price $275,000 528-char remark

   Show marketing remark (528 chars)

   Step into this fully remodeled 4-bedroom, 2-bathroom home offering the perfect blend of comfort and style. Featuring a brand-new roof, updated plumbing, new electrical system, and a new HVAC, this home is move-in ready with peace of mind for years to come. The modern kitchen boasts new cabinets and finishes, ideal for family gatherings and entertaining. Enjoy the outdoor space, providing extra privacy and easy entry. Don’t miss your chance to own this beautifully remodeled home showcasing quality upgrades throughout!

4. 2026-03-07
   price $276,000 528-char remark

   Show marketing remark (528 chars)

   Step into this fully remodeled 4-bedroom, 2-bathroom home offering the perfect blend of comfort and style. Featuring a brand-new roof, updated plumbing, new electrical system, and a new HVAC, this home is move-in ready with peace of mind for years to come. The modern kitchen boasts new cabinets and finishes, ideal for family gatherings and entertaining. Enjoy the outdoor space, providing extra privacy and easy entry. Don’t miss your chance to own this beautifully remodeled home showcasing quality upgrades throughout!

5. 2026-03-02
   price $279,500 528-char remark

   Show marketing remark (528 chars)

   Step into this fully remodeled 4-bedroom, 2-bathroom home offering the perfect blend of comfort and style. Featuring a brand-new roof, updated plumbing, new electrical system, and a new HVAC, this home is move-in ready with peace of mind for years to come. The modern kitchen boasts new cabinets and finishes, ideal for family gatherings and entertaining. Enjoy the outdoor space, providing extra privacy and easy entry. Don’t miss your chance to own this beautifully remodeled home showcasing quality upgrades throughout!

6. 2026-02-15
   price $280,000 528-char remark

   Show marketing remark (528 chars)

   Step into this fully remodeled 4-bedroom, 2-bathroom home offering the perfect blend of comfort and style. Featuring a brand-new roof, updated plumbing, new electrical system, and a new HVAC, this home is move-in ready with peace of mind for years to come. The modern kitchen boasts new cabinets and finishes, ideal for family gatherings and entertaining. Enjoy the outdoor space, providing extra privacy and easy entry. Don’t miss your chance to own this beautifully remodeled home showcasing quality upgrades throughout!

7. 2025-12-30
   listed $285,000 Active 528-char remark

   Show marketing remark (528 chars)

   Step into this fully remodeled 4-bedroom, 2-bathroom home offering the perfect blend of comfort and style. Featuring a brand-new roof, updated plumbing, new electrical system, and a new HVAC, this home is move-in ready with peace of mind for years to come. The modern kitchen boasts new cabinets and finishes, ideal for family gatherings and entertaining. Enjoy the outdoor space, providing extra privacy and easy entry. Don’t miss your chance to own this beautifully remodeled home showcasing quality upgrades throughout!

8. 2025-10-07
   soldstatus
9. 2025-10-03
   soldstatus Closed 486-char remark

   Show marketing remark (486 chars)

   Investor Opportunity! Charming 3-bedroom, 1-bath home just 7 miles from Downtown Dallas and minutes from White Rock Lake. This property sits on a spacious lot in a well-established neighborhood with easy access to schools, parks, shopping, and major highways. Home needs repairs and updates ideal for investors or buyers looking for a renovation project. Sold as-is, no repairs will be made. Buyer to verify all measurements and property details. Cash or investment financing preferred.

10. 2025-09-30
    status Pending 486-char remark

    Show marketing remark (486 chars)

    Investor Opportunity! Charming 3-bedroom, 1-bath home just 7 miles from Downtown Dallas and minutes from White Rock Lake. This property sits on a spacious lot in a well-established neighborhood with easy access to schools, parks, shopping, and major highways. Home needs repairs and updates ideal for investors or buyers looking for a renovation project. Sold as-is, no repairs will be made. Buyer to verify all measurements and property details. Cash or investment financing preferred.

11. 2025-09-23
    historical Active Option Contract 486-char remark

    Show marketing remark (486 chars)

    Investor Opportunity! Charming 3-bedroom, 1-bath home just 7 miles from Downtown Dallas and minutes from White Rock Lake. This property sits on a spacious lot in a well-established neighborhood with easy access to schools, parks, shopping, and major highways. Home needs repairs and updates ideal for investors or buyers looking for a renovation project. Sold as-is, no repairs will be made. Buyer to verify all measurements and property details. Cash or investment financing preferred.

12. 2025-09-09
    listed $130,000 Active 486-char remark

    Show marketing remark (486 chars)

    Investor Opportunity! Charming 3-bedroom, 1-bath home just 7 miles from Downtown Dallas and minutes from White Rock Lake. This property sits on a spacious lot in a well-established neighborhood with easy access to schools, parks, shopping, and major highways. Home needs repairs and updates ideal for investors or buyers looking for a renovation project. Sold as-is, no repairs will be made. Buyer to verify all measurements and property details. Cash or investment financing preferred.

13. 2025-09-05
    soldstatus Closed 486-char remark

    Show marketing remark (486 chars)

    Investor Opportunity! Charming 3-bedroom, 1-bath home just 7 miles from Downtown Dallas and minutes from White Rock Lake. This property sits on a spacious lot in a well-established neighborhood with easy access to schools, parks, shopping, and major highways. Home needs repairs and updates ideal for investors or buyers looking for a renovation project. Sold as-is, no repairs will be made. Buyer to verify all measurements and property details. Cash or investment financing preferred.

14. 2025-08-29
    price $130,000 486-char remark

    Show marketing remark (486 chars)

    Investor Opportunity! Charming 3-bedroom, 1-bath home just 7 miles from Downtown Dallas and minutes from White Rock Lake. This property sits on a spacious lot in a well-established neighborhood with easy access to schools, parks, shopping, and major highways. Home needs repairs and updates ideal for investors or buyers looking for a renovation project. Sold as-is, no repairs will be made. Buyer to verify all measurements and property details. Cash or investment financing preferred.

15. 2025-07-30
    listed $140,000 Active 486-char remark

    Show marketing remark (486 chars)

    Investor Opportunity! Charming 3-bedroom, 1-bath home just 7 miles from Downtown Dallas and minutes from White Rock Lake. This property sits on a spacious lot in a well-established neighborhood with easy access to schools, parks, shopping, and major highways. Home needs repairs and updates ideal for investors or buyers looking for a renovation project. Sold as-is, no repairs will be made. Buyer to verify all measurements and property details. Cash or investment financing preferred.

16. 2025-06-11
    soldstatus
17. 1995-12-01
    soldstatus
18. 1995-10-04
    soldstatus

ⓘ 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: $4,066 · $339/mo
• Projected year-2 tax: $4,666 · $389/mo
• Expected delta: +$601/yr (+$50/mo · 14.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,872
• − Mortgage interest: −$14,284
• − Property taxes: −$4,066
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,590
• − Management: −$1,590
• − Depreciation: −$7,418
• Taxable loss: −$10,351
• Est. tax savings @ 24.0%: +$2,484
• After-tax cash flow: $-3,205/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: Dallas ISD
• NCES district ID: 4816230
• Math proficiency: 31% ▼ -16.00%
• Reading proficiency: 36% ▼ -4.00%
• Median HH income: $42,881
• Composite: 28.41/100
• National rank: #6763
• State rank: #559 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

• Census place: Dallas, TX
• County: Dallas County · 2,612,404 people
• City population: 1,168,437
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 58,319
• Household income: $64,008
• Rent vs Own: 43.7% rent · 56.3% own
• Severe rent burden: 1679.0

Population outlook (Dallas County) Hauer SSP2

• Today (2025): 2,979,839 people
• By 2030: 3,191,823 · +7.1%
• By 2040: 3,619,611 · +21.5%
• By 2050: 4,026,915 · +35.1%
• By 2075: 4,957,073 · +66.4%
• By 2100: 5,508,725 · +84.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (62%)
• Race & ethnicity: Hispanic / Latino 62% Two or more races 35% Black 28% White 8%
• Hispanic origin (detail): Mexican 56%
• Foreign-born: 27% · Canada, Vietnam
• Languages at home: 44% English-only · Spanish 55%

Political lean MEDSL · Dallas

• 2024 margin: Strong D (+22.2) · D 60.2% · R 38.0% · Other 1.8%
• 2008→2024 swing: +6.9pp toward D · 2008: 15.3pp · 2024: 22.2pp
• All cycles: 2024: D+22.2 2020: D+31.6 2016: D+26.2 2012: D+15.4 2008: D+15.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -148.56%
• Current HPI: 332.3303
• Rent YoY: ▼ -0.36%
• 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

+82.1% since first listed

18 events — show timeline

• 2026-05-16 Contingent — NTREIS
• 2026-04-29 Price Changed $255,000 NTREIS
• 2026-04-04 Price Changed $275,000 NTREIS
• 2026-03-07 Price Changed $276,000 NTREIS
• 2026-03-02 Price Changed $279,500 NTREIS
• 2026-02-15 Price Changed $280,000 NTREIS
• 2025-12-30 Listed $285,000 NTREIS
• 2025-10-07 Sold (Public Records) — Public Records
• 2025-10-03 Sold (MLS) — NTREIS
• 2025-09-30 Pending — NTREIS
• 2025-09-23 Contingent — NTREIS
• 2025-09-09 Listed $130,000 NTREIS
• 2025-09-05 Sold (MLS) — NTREIS
• 2025-08-29 Price Changed $130,000 NTREIS
• 2025-07-30 Listed $140,000 NTREIS
• 2025-06-11 Sold (Public Records) — Public Records
• 1995-12-01 Sold (Public Records) — Public Records
• 1995-10-04 Sold (Public Records) — Public Records

Property tax history

+6.6%/yr

Latest (2025): $4,066 · -0.4% YoY. Source: county tax records.