2620 Brooklyn St · Forney, TX 75126

$400,000

4 bd · 2.0 ba · 1,800 sqft · SingleFamily · 140 Days on market

Built 2026 Good condition 5,663 sqft lot $222/sqft · 9% below area Est $438k · 9% under $65/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).

• ARV discount +11.4/15.0
• Cash flow +6.6/30.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +3.6/10.0
• Rent growth +2.9/5.0
• 1% rule +1.9/10.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 1 story floor plan with high ceilings that invite you into open concept living. Kitchen features subway tile backsplash with gas cooktop, walk in pantry and expansive quartz island. Enjoy entertaining on the extended covered patio. Primary Suite features a box window, large walk-in closet, drop in tub with separate shower and two vanities.

Key facts

• Gas cooktop
• Open concept living
• Walk in pantry

Tags

• OPEN CONCEPT LIVING
• SUBWAY TILE BACKSPLASH
• GAS COOKTOP
• WALK IN PANTRY
• EXPANSIVE QUARTZ ISLAND
• EXTENDED COVERED PATIO

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $400k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-781 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $287k (28.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $275k (31.2% below list).
• Recommended offer: $275k (31.2% below list) — sets the bar for 1% rule.

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); 2639 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,747 units permitted in Kaufman County in 2024 (180 in 5+ unit buildings).
• This rent runs 32% 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 $3k of loan paydown is wiped out by about $12k 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 140 days — a 12% lower offer ($352k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 4→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $275,146 (31.2% 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. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.69% ✗
• Cap rate: 4.33%
• Cash-on-cash: -7.02%
• DSCR: 0.69
• GRM: 12.1

CMA / ARV

• ARV (median comp): $437,613
• List price: $400,000
• Delta: -9.28%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
Seaberry II Meraki PKWY	0.15mi	4/2.0	2,007 (+12%)	11mo	$409,900	$204	64
2223 Prickly Cactus Dr	0.12mi	3/2.5 (-1)	2,168 (+20%)	1mo	$399,999	$185	62
—	1.34mi	3/2.0 (-1)	1,777 (-1%)	16mo	$297,000	$167	44
Homes Available Soon Coming Soon	0.38mi	3/2.0 (-1)	2,193 (+22%)	16mo	$570,000	$260	39
7340 High Meadow Dr	1.48mi	4/2.0	1,512 (-16%)	3mo	$485,000	$321	37

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: -32.9%
• Equity multiple: -0.06×
• Total profit: $-118,699
• Equity at exit: $59,641

10-year hold

• IRR: -50.6%
• Equity multiple: -0.64×
• Total profit: $-183,876
• Equity at exit: $34,585

Cash invested: $112,000 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 41 active · 2 under contract
• Months of supply: 246.0 mo (0%/mo absorbed)
• Median asking: $391,990 ($197/sqft)
• Median days on market: 138 d
• This list price: 56% of active listings are priced below it
• ARV vs active asking: +23.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75126

• Rents YoY: 1.4%
• Active inventory: 2639
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,751 medium
• Mortgage (P&I): −$2,098
• Tax est. 1.5%: −$500 /mo · $6,000/yr
• Insurance: −$167
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$65
• Vacancy / Maint / Mgmt: −$578
• Net cashflow: $-781

Break-even live

Break-even rent $3,740

Max offer price $287,008

Occupancy floor —

Sensitivity live

Price	-10% $-504	-5% $-643	+0% $-781	+5% $-919	+10% $-1,057
Rent	-10% $-998	-5% $-890	+0% $-781	+5% $-672	+10% $-563
Rate	-1.0pp $-579	-0.5pp $-679	base $-781	+0.5pp $-885	+1.0pp $-990

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: $100,000
• Closing costs: $12,000
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17700 FM 548 Forney, TX	4.0	2.5	2603	$3,750	$1.44	0d	1	0.63mi

HOA detail $65/mo · $780/yr

• Likely covers: gas

Listing history 50 events

1. 2026-08-08
   pricedays on market $400,000 Active 140 DOM
2. 2026-08-06
   days on market $397,000 Active 138 DOM
3. 2026-08-05
   days on market $397,000 Active 137 DOM
4. 2026-08-04
   days on market $397,000 Active 136 DOM
5. 2026-08-03
   days on market $397,000 Active 135 DOM
6. 2026-07-31
   days on market $397,000 Active 132 DOM
7. 2026-07-30
   days on market $397,000 Active 131 DOM
8. 2026-07-30
   days on market $397,000 Active 130 DOM
9. 2026-07-28
   days on market $397,000 Active 129 DOM
10. 2026-07-26
    days on market $397,000 Active 127 DOM
11. 2026-07-24
    days on market $397,000 Active 125 DOM
12. 2026-07-23
    days on market $397,000 Active 124 DOM
13. 2026-07-22
    days on market $397,000 Active 123 DOM
14. 2026-07-21
    days on market $397,000 Active 122 DOM
15. 2026-07-20
    days on market $397,000 Active 121 DOM
16. 2026-07-18
    days on market $397,000 Active 119 DOM
17. 2026-07-18
    days on market $397,000 Active 118 DOM
18. 2026-07-16
    days on market $397,000 Active 117 DOM
19. 2026-07-15
    days on market $397,000 Active 116 DOM
20. 2026-07-14
    days on market $397,000 Active 115 DOM
21. 2026-07-13
    days on market $397,000 Active 114 DOM
22. 2026-07-13
    days on market $397,000 Active 113 DOM
23. 2026-07-11
    days on market $397,000 Active 112 DOM
24. 2026-07-10
    days on market $397,000 Active 111 DOM
25. 2026-07-09
    days on market $397,000 Active 110 DOM
26. 2026-07-07
    days on market $397,000 Active 108 DOM
27. 2026-07-06
    days on market $397,000 Active 107 DOM
28. 2026-07-06
    days on market $397,000 Active 106 DOM
29. 2026-07-05
    days on market $397,000 Active 105 DOM
30. 2026-07-03
    days on market $397,000 Active 104 DOM
31. 2026-07-02
    days on market $397,000 Active 103 DOM
32. 2026-07-01
    days on market $397,000 Active 102 DOM
33. 2026-06-30
    days on market $397,000 Active 101 DOM
34. 2026-06-29
    days on market $397,000 Active 100 DOM
35. 2026-06-28
    days on market $397,000 Active 99 DOM
36. 2026-06-27
    days on market $397,000 Active 98 DOM
37. 2026-06-26
    days on market $397,000 Active 97 DOM
38. 2026-06-24
    days on market $397,000 Active 95 DOM
39. 2026-06-22
    pricedays on market $397,000 Active 93 DOM
40. 2026-06-21
    days on market $375,000 Active 92 DOM
41. 2026-06-18
    days on market $375,000 Active 89 DOM
42. 2026-06-17
    days on market $375,000 Active 88 DOM
43. 2026-06-16
    days on market $375,000 Active 87 DOM
44. 2026-06-15
    days on market $375,000 Active 86 DOM
45. 2026-06-13
    days on market $375,000 Active 84 DOM
46. 2026-06-13
    days on market $375,000 Active 83 DOM
47. 2026-06-09
    days on market $375,000 Active 80 DOM
48. 2026-06-08
    days on market $375,000 Active 79 DOM
49. 2026-06-07
    days on market $375,000 Active 78 DOM
50. 2026-06-04
    days on market $375,000 Active 75 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 4 d/yr ≥109°F today · 13 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: $33,018
• − Mortgage interest: −$22,406
• − Property taxes: −$6,000
• − Insurance: −$3,502
• − Repairs & maintenance: −$2,641
• − Management: −$2,641
• − HOA: −$780
• − Depreciation: −$11,636
• Taxable loss: −$16,590
• Est. tax savings @ 24.0%: +$3,982
• After-tax cash flow: $-5,389/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 None rehab

This home is in excellent condition with a good condition score of 80. It is move-in ready with a modern kitchen and bathrooms, hardwood floors, and good curb appeal. The home has potential for further value increases with minor updates such as painting and smart home devices.

Value-add opportunities

• Both Paint interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Install smart home devices — Smart home devices can increase home's value and appeal to tech-savvy buyers ↑
• Both Add smart thermostat — A smart thermostat can improve energy efficiency and comfort, attracting buyers ↑
• Both Install smart lighting — Smart lighting can enhance home's ambiance and energy efficiency ↑

F Composite school gradezoned avg 36/100

Zoned Schools

Elementary Crosby El F TX #1,883/4,322 Nat'l #22,441/41,679 Middle Brown Middle F TX #892/1,662 Nat'l #7,813/14,009 High North Forney H S F TX #866/1,632 Nat'l #8,796/17,239

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

B Composite livability gradescore 76/100

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 · 138,716 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: 20% of renters

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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%

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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%

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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

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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

-4.0% since first listed

8 events — show timeline

• 2026-04-11 Price Changed $379,000 Zillow
• 2026-04-09 Price Changed $379,000 NTREIS
• 2026-04-03 Price Changed $418,027 Zillow
• 2026-04-01 Price Changed $418,027 NTREIS
• 2026-03-21 Listed $415,527 NTREIS
• 2026-03-12 Price Changed $415,527 Zillow
• 2026-02-28 Price Changed $399,490 Zillow
• 2026-02-03 Listed $394,790 Zillow