1326 Capecastle Ln · Forney, TX 75126

$304,990

4 bd · 2.0 ba · 1,866 sqft · SingleFamily · 27 Days on market

Built 2026 Excellent condition 5,400 sqft lot Est $304k · at est. $65/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 +11.2/30.0
• ARV discount +7.4/15.0
• Condition / age +4.8/5.0
• Schools +4.0/10.0
• Livability +3.8/5.0
• 1% rule +3.5/10.0
• DSCR +3.3/10.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

It's crystal clear that the Quartz appeals to everyone. This popular single-story plan shines because of the great room. The layout allows you to simultaneously keep your eyes on architects constructing forts and others prepping for the big debate tournament. While they work, you can play in your extravagant open kitchen. There's plenty of counterspace for rolling out pizza dough. Set the toppings on the island and let the chefs get to work. The spacious primary suite can be your personal haven. Set up the adjacent study nook as a drop zone for everyone. The guest suite is nestled next to a full bath with dual sinks perfect for weekend guests!

Key facts

• Counterspace
• Primary suite
• Great room

Tags

• GREAT ROOM
• OPEN KITCHEN
• COUNTERSPACE
• PRIMARY SUITE
• STUDY NOOK
• GUEST SUITE

Property features AI

Finance

• Other: Municipal Utility District: Yes
• Financial info: Loan type: Treat As Clear; No second mortgage indicated
• HOA & community: Mandatory association (Devonshire Residential Association, Inc.); Quarterly HOA fee; Association fee covers full use of facilities, grounds maintenance, structure maintenance and management fees; Community features: club house, community pool, greenbelt, jogging/bike path, park, perimeter fencing, sidewalks

Exterior

• Parking: Attached 2-car garage (20' x 20'); 2 covered parking spaces; 2-car single door configuration
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: MUD water; MUD sewer; Curbs and sidewalks; Municipal Utility District; Green energy-efficient features for appliances, HVAC, insulation, lighting, windows, thermostat and water heater; Water-conserving features including low-flow fixtures and water-smart landscaping; Rain/freeze sensors and mechanical fresh air
• Home design: Single family residence; Residential property; One story; New construction (2026, incomplete); Planned development: Devonshire; Smart-home features included; Subdivision: Devonshire
• Construction: Brick, rock/stone and siding exterior; Composition roof; Slab foundation; Year built: 2026 (new construction - incomplete)
• Exterior features: Covered porch(es); Covered patio/porch; Gutters; Exterior lighting; Private yard; Back yard fencing

Interior

• Kitchen: Built-in gas range; Gas oven; Dishwasher; Microwave; Disposal; Pantry
• Bedrooms: 4 bedrooms (all on main level); Primary bedroom on main level
• Flooring: Carpet; Luxury vinyl plank; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Zoned cooling; Ceiling fans
• Interior features: Open floorplan; Vaulted ceilings; Pantry; Cable TV available; High-speed internet available; Decorative lighting; Walk-in closets; One living area; One dining area; Room count: 8; Levels: One
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Utility room; Tankless water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $305k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-118 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $288k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $260k (14.7% below list).
• Recommended offer: $260k (14.7% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: Griffin El (782 students, 48% FRL) — zoned schools average 48% FRL vs 26% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).
• This rent runs 30% 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 27 days — a 2% lower offer ($300k) 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.

Recommended offer $260,079 (14.7% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.85% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.66%
• DSCR: 0.93
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $304,158
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1859 Balfour Bnd	0.08mi	4/2.0	1,866 (0%)	0mo	$304,990	$163	96
1932 Callington Way	0.03mi	4/2.0	1,800 (-4%)	2mo	$299,990	$167	92
1861 Balfour Bnd	0.08mi	3/2.0 (-1)	1,909 (+2%)	1mo	$309,990	$162	87
1184 Nora Ln	0.16mi	4/2.0	1,791 (-4%)	0mo	$312,990	$175	85
2235 Willowbank Dr	0.14mi	3/2.0 (-1)	1,986 (+6%)	0mo	$317,990	$160	78
2226 Wexford Way	0.21mi	3/2.0 (-1)	1,769 (-5%)	2mo	$306,000	$173	75
2931 Soaring Hills Dr	0.31mi	4/3.0	1,942 (+4%)	2mo	$374,900	$193	73
1899 Balfour Bnd	0.18mi	4/2.5	2,084 (+12%)	2mo	$319,990	$154	68
1290 Binfield Dr	0.52mi	3/2.0 (-1)	1,901 (+2%)	0mo	$294,990	$155	67
2122 Winsbury Way	0.41mi	3/2.0 (-1)	1,771 (-5%)	0mo	$285,000	$161	67
2019 Brewers Ln	0.37mi	3/2.0 (-1)	1,984 (+6%)	1mo	$352,900	$178	67
2078 Rosebury Ln	0.50mi	3/2.0 (-1)	1,643 (-12%)	1mo	$250,000	$152	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 · 1.42% rent growth · sell at horizon

5-year hold

• IRR: -20.8%
• Equity multiple: 0.29×
• Total profit: $-60,934
• Equity at exit: $45,475

10-year hold

• IRR: -18.3%
• Equity multiple: 0.08×
• Total profit: $-78,605
• Equity at exit: $26,370

Cash invested: $85,397 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,601 high
• Mortgage (P&I): −$1,599
• Tax est. 1.5%: −$381 /mo · $4,575/yr
• Insurance: −$127
• HOA: −$65
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $-118

Break-even live

Break-even rent $2,750

Max offer price $287,902

Occupancy floor 100%

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: $76,248
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2029 Dovedale Dr Forney, TX	4.0	3.0	2426	$3,200	$1.32	43d	1	0.17mi
1806 Balfour Bnd Forney, TX	3.0	2.0	1981	$2,600	$1.31	24d	1	0.23mi
635 Brockwell Bnd Forney, TX	4.0	3.0	2506	$3,300	$1.32	19d	1	0.38mi
1448 Kingswell Ln Forney, TX	4.0	3.0	2208	$2,950	$1.34	24d	1	0.52mi
2023 Avondown Rd Forney, TX	3.0	2.0	1640	$2,296	$1.40	4d	1	0.53mi
1128 Queensdown Way Forney, TX	4.0	3.0	2097	$2,999	$1.43	43d	1	0.53mi
1120 Canterbury Ln Forney, TX	4.0	3.0	2450	$2,950	$1.20	12d	1	0.65mi
1421 Kirkhill Ln Unit 1421 Heath, TX	4.0	3.0	2545	$3,500	$1.38	20d	1	0.74mi
1421 Kirkhill Ln Forney, TX	4.0	3.0	2545	$3,600	$1.41	24d	1	0.74mi
2217 Perrymead Dr Forney, TX	3.0	2.0	1423	$2,360	$1.66	4d	1	0.76mi
2225 Heaton Forney, TX	3.0	2.0	1909	$2,150	$1.13	43d	1	0.80mi
2287 Cliff Springs Dr Forney, TX	4.0	2.0	2000	$2,195	$1.10	43d	1	0.81mi
2003 Pine Stone Ln Forney, TX	3.0	2.0	1488	$2,000	$1.34	43d	1	0.81mi
1728 High Perch Ln Forney, TX	3.0	2.0	1474	$1,800	$1.22	18d	1	0.82mi
1729 High Perch Ln Forney, TX	4.0	2.0	1720	$2,350	$1.37	43d	1	0.83mi
2213 Heaton Forney, TX	3.0	2.0	2146	$2,395	$1.12	7d	1	0.83mi
2213 Heaton Forney, TX	3.0	2.0	2146	$2,395	$1.12	16d	1	0.83mi
2207 Heaton Forney, TX	3.0	2.0	1423	$2,100	$1.48	43d	1	0.84mi
1158 Barbary Fields St Forney, TX	4.0	2.0	1780	$2,300	$1.29	43d	1	0.84mi
1147 Barbary Fields St Forney, TX	3.0	2.0	1522	$2,100	$1.38	2d	1	0.85mi
1947 Aves Glen Ln Forney, TX	3.0	2.0	1411	$2,195	$1.56	24d	1	0.86mi
1355 Wedgeleaf Ln Forney, TX	3.0	2.0	1461	$2,200	$1.51	43d	1	0.89mi
1017 Somerset Cir Forney, TX	3.0	2.0	2185	$2,375	$1.09	7d	1	0.90mi
1633 Briar Hunt Dr Forney, TX	5.0	2.5	2470	$2,500	$1.01	20d	1	0.91mi
1025 Dunhill Ln Forney, TX	4.0	2.0	2273	$2,450	$1.08	1d	1	0.92mi
1636 Briar Hunt Dr Forney, TX	4.0	2.5	2000	$2,250	$1.12	43d	1	0.94mi
1650 Briar Hunt Dr Forney, TX	3.0	2.0	1559	$1,995	$1.28	24d	1	0.94mi
1718 Cecil Crest Ln Forney, TX	4.0	2.5	2147	$2,395	$1.12	43d	1	0.98mi
1631 Rosy Finch Dr Heath, TX	4.0	2.0	1665	$2,600	$1.56	16d	1	0.99mi
2330 Aspen Hill Dr Forney, TX	3.0	2.0	1498	$1,795	$1.20	18d	1	1.00mi
1429 Dovekie Dr Forney, TX	3.0	2.0	1311	$2,500	$1.91	1d	1	1.00mi
1405 Merlin Bluff St Forney, TX	3.0	2.0	1500	$2,400	$1.60	6d	1	1.00mi
1625 Rosy Finch Dr Forney, TX	4.0	2.0	1667	$2,095	$1.26	43d	1	1.01mi
2111 River Pine Rd Forney, TX	3.0	2.0	1496	$1,950	$1.30	43d	1	1.02mi
1622 Rosy Finch Dr Forney, TX	4.0	2.0	1665	$2,195	$1.32	43d	1	1.03mi
1727 Crossbill St Forney, TX	3.0	2.0	1311	$1,750	$1.33	18d	1	1.03mi
1725 Crossbill St Forney, TX	3.0	2.0	1451	$1,785	$1.23	43d	1	1.03mi
1723 Crossbill St Forney, TX	3.0	2.0	1461	$1,785	$1.22	43d	1	1.03mi
1719 Crossbill St Forney, TX	3.0	2.0	1474	$1,795	$1.22	22d	1	1.04mi
1289 Wedgeleaf Ln Forney, TX	3.0	2.0	1522	$1,785	$1.17	22d	1	1.04mi

HOA detail

• Monthly dues: $65 · $780/yr

Listing history 16 events

1. 2026-06-18
   days on market $304,990 Active 27 DOM
2. 2026-06-17
   days on market $304,990 Active 26 DOM
3. 2026-06-16
   days on market $304,990 Active 25 DOM
4. 2026-06-15
   days on market $304,990 Active 24 DOM
5. 2026-06-13
   days on market $304,990 Active 22 DOM
6. 2026-06-13
   days on market $304,990 Active 21 DOM
7. 2026-06-09
   days on market $304,990 Active 18 DOM
8. 2026-06-08
   days on market $304,990 Active 17 DOM
9. 2026-06-07
   days on market $304,990 Active 16 DOM
10. 2026-06-04
    days on market $304,990 Active 13 DOM
11. 2026-06-03
    days on market $304,990 Active 12 DOM
12. 2026-06-02
    days on market $304,990 Active 11 DOM
13. 2026-06-01
    days on market $304,990 Active 10 DOM
14. 2026-05-31
    days on market $304,990 Active 9 DOM
15. 2026-05-22
    listed $304,990 Active
16. 2026-05-21
    listed $304,990 Active 651-char remark

    Show marketing remark (651 chars)

    It's crystal clear that the Quartz appeals to everyone. This popular single-story plan shines because of the great room. The layout allows you to simultaneously keep your eyes on architects constructing forts and others prepping for the big debate tournament. While they work, you can play in your extravagant open kitchen. There's plenty of counterspace for rolling out pizza dough. Set the toppings on the island and let the chefs get to work. The spacious primary suite can be your personal haven. Set up the adjacent study nook as a drop zone for everyone. The guest suite is nestled next to a full bath with dual sinks perfect for weekend guests!

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

Taxation est. · year 1

• Rental income: $31,209
• − Mortgage interest: −$17,084
• − Property taxes: −$4,575
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,497
• − Management: −$2,497
• − HOA: −$780
• − Depreciation: −$8,872
• Taxable loss: −$6,620
• Est. tax savings @ 24.0%: +$1,589
• After-tax cash flow: $172/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 · 13 photos

Excellent 95/100 None rehab

This single-family home is in excellent condition with a modern kitchen and bathrooms, and a well-maintained exterior. It is move-in ready and would benefit from some exterior painting and landscaping improvements.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping improvements — Well-maintained landscaping can increase curb appeal and property value
• Both Updating the flooring — Replacing worn-out flooring can improve the overall look and feel of the home

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Well-maintained landscaping can increase curb appeal and property value ↑
• Both Updating the flooring — Replacing worn-out flooring can improve the overall look and feel of the home ↑

ⓘ 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

+0.0% since first listed

2 events — show timeline

• 2026-05-22 Listed $304,990 NTREIS
• 2026-05-21 Listed $304,990 Zillow