1506 Vermillion St · Forney, TX 75126

$309,000

4 bd · 3.0 ba · 1,991 sqft · SingleFamily · 107 Days on market

Built 2025 Excellent condition 6,447 sqft lot $155/sqft · 28% below area Est $432k · 28% under $133/mo HOA · 5% of rent ↓ 24% since listing

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Why this score? — see what drove the C- 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 +11.2/30.0
• Schools +5.3/10.0
• Condition / age +4.8/5.0
• 1% rule +3.8/10.0
• Livability +3.8/5.0
• DSCR +3.3/10.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * 2.99% FIXED RATE for a 30-Year Mortgage (3.75% APR) on Select Homes for a Limited Time When Using MCI Mortgage * * Brand New Construction by Megatel Homes! Lagoon life is coming to Forney ISD! Discover Bellagio, a master-planned community offering highly rated schools, scenic parks, and a welcoming, small-town atmosphere known for its rich history as the Antique Capital of Texas. This community features resort-style amenities including a lagoon, fitness and wellness spaces, a full-service restaurant and bar, and entertainment options for both adults and kids. Move In Ready & Never Occupied! Megatel Homes' Langston plan is a 2-story, 1,991 square foot home featuring 4 spacious bedrooms, 3 bathrooms, a dinning area, and a 2-car garage. This home blends style and function with an open-concept layout that connects the kitchen and living areas, making it easy to enjoy daily life or host guests. The primary suite offers comfort and privacy, complete with a roomy walk-in closet and a private ensuite bath. Situated on a 40 ft lot, this home is available with elevation A, showcasing a distinct and stylish exterior design.

Key facts

• 6,447 sq ft lot
• 2 garage spots
• Built 2025

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $309k. 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 $292k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $272k (11.9% below list).
• Recommended offer: $272k (11.9% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.2% 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: Rhea Int (math 57% / reading 47%, grade C+, #301 of 1,662 statewide, top 19%, 833 students, 26% FRL); Warren Middle (math 43% / reading 50%, grade D+, #443 of 1,662 statewide, top 28%, 903 students, 26% FRL); Forney H S (math 64% / reading 58%, grade C+, #258 of 1,632 statewide, top 16%, 2,272 students, 28% FRL) — zoned schools at 26% FRL track the district average.
• Market conditions: Rents rising (+1.4%/yr); 2639 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals lingering (median 38d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% 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 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 $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 107 days — a 9% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $272,188 (11.9% 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 107 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 0.88% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.64%
• DSCR: 0.93
• GRM: 9.5

CMA / ARV

• ARV (median comp): $431,609
• List price: $309,000
• Delta: -28.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4014 Poplar Dr	0.41mi	4/2.0	2,006 (+1%)	2mo	$299,900	$150	74
4111 Beamer Dr	0.44mi	4/2.0	2,038 (+2%)	3mo	$315,000	$155	69
4113 Plateau Dr	0.51mi	4/2.0	2,065 (+4%)	4mo	$354,540	$172	62
4004 Clearline Dr	0.47mi	4/2.0	1,832 (-8%)	0mo	$299,990	$164	60
4120 Rim Trl	0.56mi	4/2.0	2,065 (+4%)	9mo	$361,490	$175	56
4117 Plateau Dr	0.53mi	4/2.0	1,832 (-8%)	5mo	$329,540	$180	54
4008 Dusk Dr	0.57mi	5/2.0 (+1)	2,135 (+7%)	2mo	$319,900	$150	50
4146 Rim Trl	0.68mi	4/2.0	2,065 (+4%)	9mo	$348,490	$169	50
4301 Brenton Ln	0.73mi	4/2.0	1,935 (-3%)	9mo	$381,490	$197	50
4161 Waldron Trl	0.75mi	4/2.0	1,832 (-8%)	0mo	$336,490	$184	48
4303 Brenton Ln	0.73mi	4/2.0	1,832 (-8%)	7mo	$329,490	$180	43
159 Mandarin St	0.66mi	4/2.5	2,247 (+13%)	8mo	$324,900	$145	39

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: -20.9%
• Equity multiple: 0.29×
• Total profit: $-61,733
• Equity at exit: $46,073

10-year hold

• IRR: -18.4%
• Equity multiple: 0.08×
• Total profit: $-79,881
• Equity at exit: $26,717

Cash invested: $86,520 (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: 37 active · 29 under contract
• Months of supply: 9.2 mo (11%/mo absorbed)
• Median asking: $369,000 ($175/sqft)
• Median days on market: 78 d
• This list price: 5% of active listings are priced below it
• ARV vs active asking: +24.2% 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: 9.5×

Monthly cashflow live

• Estimated rent: $2,722 high
• Mortgage (P&I): −$1,620
• Tax est. 1.5%: −$386 /mo · $4,635/yr
• Insurance: −$129
• HOA: −$133
• Vacancy / Maint / Mgmt: −$572
• Net cashflow: $-118

Break-even live

Break-even rent $2,871

Max offer price $291,904

Occupancy floor 99%

Sensitivity live

Price	-10% $95	-5% $-11	+0% $-118	+5% $-225	+10% $-332
Rent	-10% $-333	-5% $-226	+0% $-118	+5% $-11	+10% $97
Rate	-1.0pp $37	-0.5pp $-40	base $-118	+0.5pp $-198	+1.0pp $-280

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: $77,250
• Closing costs: $9,270
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2503 Blue Oasis Ct Forney, TX	4.0	2.5	2127	$2,399	$1.13	12d	1	0.09mi
1308 Middlebrooks Dr Forney, TX	4.0	2.5	2231	$2,650	$1.19	93d	1	0.12mi
2302 Doe Branch Ln Forney, TX	4.0	2.5	2457	$2,750	$1.12	71d	1	0.17mi
2140 Florence Dr Forney, TX	4.0	2.5	2032	$2,600	$1.28	93d	1	0.20mi
4005 Waterford Dr Forney, TX	4.0	2.0	1852	$2,350	$1.27	93d	1	0.42mi
4008 Dusk Dr Forney, TX	5.0	2.0	2138	$3,000	$1.40	28d	1	0.55mi
4000 Dusk Dr Forney, TX	4.0	2.0	2140	$2,599	$1.21	38d	1	0.56mi
4306 Paxton Dr Forney, TX	4.0	2.0	1837	$2,600	$1.42	93d	1	0.68mi
4320 Shadow Dr Forney, TX	3.0	3.0	1830	$2,550	$1.39	8d	1	0.72mi
4162 Rim Trl Forney, TX	4.0	2.0	1916	$2,350	$1.23	38d	1	0.73mi
4170 Plateau Dr Forney, TX	4.0	2.0	2100	$3,573	$1.70	93d	1	0.74mi
4175 Beamer Dr Forney, TX	4.0	2.0	1830	$2,500	$1.37	28d	1	0.77mi
4178 Plateau Dr Forney, TX	4.0	2.0	1832	$3,573	$1.95	93d	1	0.78mi
114 Mandarin St Forney, TX	3.0	2.0	1871	$2,400	$1.28	38d	1	0.83mi
107 Huckleberry Rd Forney, TX	4.0	2.5	2186	$2,700	$1.24	4d	1	0.84mi
4186 Rim Trl Forney, TX	4.0	2.0	2060	$2,750	$1.33	93d	1	0.84mi
4198 Plateau Dr Forney, TX	4.0	2.0	1832	$3,573	$1.95	93d	1	0.87mi
335 Chapel Hill Dr Forney, TX	4.0	2.5	2520	$3,400	$1.35	17d	1	0.91mi
1515 Arabella Ave Forney, TX	4.0	2.0	1636	$2,200	$1.34	23d	1	0.98mi
2320 Willard Way Forney, TX	5.0	4.0	2408	$3,950	$1.64	93d	1	1.00mi
1450 Arabella Ave Forney, TX	4.0	2.0	1636	$2,250	$1.38	62d	1	1.01mi
2760 Tanner St Forney, TX	4.0	2.0	1615	$2,200	$1.36	21d	1	1.09mi
1114 Leafy Glade Rd Forney, TX	5.0	2.5	2376	$2,900	$1.22	60d	1	1.10mi
2850 Dusty Rd Forney, TX	4.0	3.0	2115	$2,300	$1.09	4d	1	1.12mi
1160 Wentworth Way Forney, TX	4.0	2.0	1815	$2,189	$1.21	32d	1	1.15mi
413 Driftwood Ct Forney, TX	3.0	2.0	1733	$1,999	$1.15	59d	1	1.20mi
413 Driftwood Ct Forney, TX	3.0	2.0	1733	$2,000	$1.15	64d	1	1.20mi
844 Lauren Grove Ln Forney, TX	4.0	2.0	2000	$3,800	$1.90	38d	1	1.36mi
1024 Meadowlark Ave Forney, TX	4.0	2.5	2438	$2,795	$1.15	38d	1	1.39mi
1024 Meadowlark Ave Forney, TX	4.0	2.5	2440	$2,500	$1.02	10d	1	1.39mi
233 Amherst Dr Forney, TX	3.0	2.0	1525	$1,819	$1.19	2d	1	1.41mi
5507 Cavalcade Ct Forney, TX	4.0	2.0	1708	$3,000	$1.76	7d	1	1.41mi
512 Bryn Mawr Forney, TX	4.0	2.0	1960	$2,470	$1.26	7d	1	1.42mi

Listing history 28 events

1. 2026-06-24
   days on market $309,000 Active 107 DOM
2. 2026-06-22
   days on market $309,000 Active 105 DOM
3. 2026-06-21
   days on market $309,000 Active 104 DOM
4. 2026-06-18
   days on market $309,000 Active 101 DOM
5. 2026-06-17
   days on market $309,000 Active 100 DOM
6. 2026-06-16
   days on market $309,000 Active 99 DOM
7. 2026-06-15
   days on market $309,000 Active 98 DOM
8. 2026-06-13
   days on market $309,000 Active 96 DOM
9. 2026-06-13
   pricedays on market $309,000 Active 95 DOM
10. 2026-06-09
    days on market $328,000 Active 92 DOM
11. 2026-06-08
    days on market $328,000 Active 91 DOM
12. 2026-06-07
    days on market $328,000 Active 90 DOM
13. 2026-06-04
    days on market $328,000 Active 87 DOM
14. 2026-06-03
    days on market $328,000 Active 86 DOM
15. 2026-06-02
    days on market $328,000 Active 85 DOM
16. 2026-06-01
    days on market $328,000 Active 84 DOM
17. 2026-05-31
    days on market $328,000 Active 83 DOM
18. 2026-04-08
    price $328,000 1145-char remark

    Show marketing remark (1145 chars)

    * * 2.99% FIXED RATE for a 30-Year Mortgage (3.75% APR) on Select Homes for a Limited Time When Using MCI Mortgage * * Brand New Construction by Megatel Homes! Lagoon life is coming to Forney ISD! Discover Bellagio, a master-planned community offering highly rated schools, scenic parks, and a welcoming, small-town atmosphere known for its rich history as the Antique Capital of Texas. This community features resort-style amenities including a lagoon, fitness and wellness spaces, a full-service restaurant and bar, and entertainment options for both adults and kids. Move In Ready & Never Occupied! Megatel Homes' Langston plan is a 2-story, 1,991 square foot home featuring 4 spacious bedrooms, 3 bathrooms, a dinning area, and a 2-car garage. This home blends style and function with an open-concept layout that connects the kitchen and living areas, making it easy to enjoy daily life or host guests. The primary suite offers comfort and privacy, complete with a roomy walk-in closet and a private ensuite bath. Situated on a 40 ft lot, this home is available with elevation A, showcasing a distinct and stylish exterior design.

19. 2026-04-07
    price $328,000 1142-char remark

    Show marketing remark (1142 chars)

    ** 2.99% FIXED RATE for a 30-Year Mortgage (3.75% APR) on Select Homes for a Limited Time When Using MCI Mortgage ** Brand New Construction by Megatel Homes! Lagoon life is coming to Forney ISD! Discover Bellagio, a master-planned community offering highly rated schools, scenic parks, and a welcoming, small-town atmosphere known for its rich history as the Antique Capital of Texas. This community features resort-style amenities including a lagoon, fitness and wellness spaces, a full-service restaurant and bar, and entertainment options for both adults and kids. Move In Ready & Never Occupied! Megatel Homes’ Langston plan is a 2-story, 1,991 square foot home featuring 4 spacious bedrooms, 3 bathrooms, a dinning area, and a 2-car garage. This home blends style and function with an open-concept layout that connects the kitchen and living areas, making it easy to enjoy daily life or host guests. The primary suite offers comfort and privacy, complete with a roomy walk-in closet and a private ensuite bath. Situated on a 40 ft lot, this home is available with elevation A, showcasing a distinct and stylish exterior design.

20. 2026-03-09
    status Active 1145-char remark

    Show marketing remark (1142 chars)

    ** 2.99% FIXED RATE for a 30-Year Mortgage (3.75% APR) on Select Homes for a Limited Time When Using MCI Mortgage ** Brand New Construction by Megatel Homes! Lagoon life is coming to Forney ISD! Discover Bellagio, a master-planned community offering highly rated schools, scenic parks, and a welcoming, small-town atmosphere known for its rich history as the Antique Capital of Texas. This community features resort-style amenities including a lagoon, fitness and wellness spaces, a full-service restaurant and bar, and entertainment options for both adults and kids. Move In Ready & Never Occupied! Megatel Homes’ Langston plan is a 2-story, 1,991 square foot home featuring 4 spacious bedrooms, 3 bathrooms, a dinning area, and a 2-car garage. This home blends style and function with an open-concept layout that connects the kitchen and living areas, making it easy to enjoy daily life or host guests. The primary suite offers comfort and privacy, complete with a roomy walk-in closet and a private ensuite bath. Situated on a 40 ft lot, this home is available with elevation A, showcasing a distinct and stylish exterior design.

21. 2026-03-09
    price $329,000 1145-char remark

    Show marketing remark (1142 chars)

    ** 2.99% FIXED RATE for a 30-Year Mortgage (3.75% APR) on Select Homes for a Limited Time When Using MCI Mortgage ** Brand New Construction by Megatel Homes! Lagoon life is coming to Forney ISD! Discover Bellagio, a master-planned community offering highly rated schools, scenic parks, and a welcoming, small-town atmosphere known for its rich history as the Antique Capital of Texas. This community features resort-style amenities including a lagoon, fitness and wellness spaces, a full-service restaurant and bar, and entertainment options for both adults and kids. Move In Ready & Never Occupied! Megatel Homes’ Langston plan is a 2-story, 1,991 square foot home featuring 4 spacious bedrooms, 3 bathrooms, a dinning area, and a 2-car garage. This home blends style and function with an open-concept layout that connects the kitchen and living areas, making it easy to enjoy daily life or host guests. The primary suite offers comfort and privacy, complete with a roomy walk-in closet and a private ensuite bath. Situated on a 40 ft lot, this home is available with elevation A, showcasing a distinct and stylish exterior design.

22. 2026-03-09
    listed $329,000 Active 1142-char remark

    Show marketing remark (1142 chars)

    ** 2.99% FIXED RATE for a 30-Year Mortgage (3.75% APR) on Select Homes for a Limited Time When Using MCI Mortgage ** Brand New Construction by Megatel Homes! Lagoon life is coming to Forney ISD! Discover Bellagio, a master-planned community offering highly rated schools, scenic parks, and a welcoming, small-town atmosphere known for its rich history as the Antique Capital of Texas. This community features resort-style amenities including a lagoon, fitness and wellness spaces, a full-service restaurant and bar, and entertainment options for both adults and kids. Move In Ready & Never Occupied! Megatel Homes’ Langston plan is a 2-story, 1,991 square foot home featuring 4 spacious bedrooms, 3 bathrooms, a dinning area, and a 2-car garage. This home blends style and function with an open-concept layout that connects the kitchen and living areas, making it easy to enjoy daily life or host guests. The primary suite offers comfort and privacy, complete with a roomy walk-in closet and a private ensuite bath. Situated on a 40 ft lot, this home is available with elevation A, showcasing a distinct and stylish exterior design.

23. 2025-05-15
    historical 1145-char remark

    Show marketing remark (1145 chars)

    * * 2.99% FIXED RATE for a 30-Year Mortgage (3.75% APR) on Select Homes for a Limited Time When Using MCI Mortgage * * Brand New Construction by Megatel Homes! Lagoon life is coming to Forney ISD! Discover Bellagio, a master-planned community offering highly rated schools, scenic parks, and a welcoming, small-town atmosphere known for its rich history as the Antique Capital of Texas. This community features resort-style amenities including a lagoon, fitness and wellness spaces, a full-service restaurant and bar, and entertainment options for both adults and kids. Move In Ready & Never Occupied! Megatel Homes' Langston plan is a 2-story, 1,991 square foot home featuring 4 spacious bedrooms, 3 bathrooms, a dinning area, and a 2-car garage. This home blends style and function with an open-concept layout that connects the kitchen and living areas, making it easy to enjoy daily life or host guests. The primary suite offers comfort and privacy, complete with a roomy walk-in closet and a private ensuite bath. Situated on a 40 ft lot, this home is available with elevation A, showcasing a distinct and stylish exterior design.

24. 2025-05-14
    price $454,000
25. 2025-05-14
    historical
26. 2025-05-07
    listed $369,000 Active 1145-char remark

    Show marketing remark (1145 chars)

    * * 2.99% FIXED RATE for a 30-Year Mortgage (3.75% APR) on Select Homes for a Limited Time When Using MCI Mortgage * * Brand New Construction by Megatel Homes! Lagoon life is coming to Forney ISD! Discover Bellagio, a master-planned community offering highly rated schools, scenic parks, and a welcoming, small-town atmosphere known for its rich history as the Antique Capital of Texas. This community features resort-style amenities including a lagoon, fitness and wellness spaces, a full-service restaurant and bar, and entertainment options for both adults and kids. Move In Ready & Never Occupied! Megatel Homes' Langston plan is a 2-story, 1,991 square foot home featuring 4 spacious bedrooms, 3 bathrooms, a dinning area, and a 2-car garage. This home blends style and function with an open-concept layout that connects the kitchen and living areas, making it easy to enjoy daily life or host guests. The primary suite offers comfort and privacy, complete with a roomy walk-in closet and a private ensuite bath. Situated on a 40 ft lot, this home is available with elevation A, showcasing a distinct and stylish exterior design.

27. 2025-04-21
    price $369,000
28. 2024-10-04
    listed $434,000 Active

ⓘ 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: $32,663
• − Mortgage interest: −$17,309
• − Property taxes: −$4,635
• − Insurance: −$1,545
• − Repairs & maintenance: −$2,613
• − Management: −$2,613
• − HOA: −$1,596
• − Depreciation: −$8,989
• Taxable loss: −$6,637
• Est. tax savings @ 24.0%: +$1,593
• After-tax cash flow: $175/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

Excellent 95/100 None rehab

This move-in ready home in Bellagio, a master-planned community with resort-style amenities, is in excellent condition with no visible repairs needed. Potential buyers and renters can appreciate the modern kitchen, well-maintained exterior, and smart home features that can be added to further enhance the property's value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/renters. ↑
• Both Add a smart home system — A smart home system can increase the home's value and appeal to tech-savvy buyers/renters. ↑
• Both Install smart locks — Smart locks can enhance security and convenience for both buyers and renters. ↑
• Both Add a smart thermostat — A smart thermostat can improve energy efficiency and comfort for both buyers and renters. ↑

D Composite school gradezoned avg 53/100

Zoned Schools

Elementary Rhea Int C+ TX #301/1,662 Nat'l #3,033/14,009 Middle Warren Middle D+ TX #443/1,662 Nat'l #4,335/14,009 High Forney H S C+ TX #258/1,632 Nat'l #3,443/17,239

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

• Census place: Forney, TX
• 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

-24.4% since first listed

11 events — show timeline

• 2026-04-08 Price Changed $328,000 Zillow
• 2026-04-07 Price Changed $328,000 NTREIS
• 2026-03-09 Relisted — Zillow
• 2026-03-09 Price Changed $329,000 Zillow
• 2026-03-09 Listed $329,000 NTREIS
• 2025-05-15 Delisted — Zillow
• 2025-05-14 Listing Removed — NTREIS
• 2025-05-14 Price Changed $454,000 NTREIS
• 2025-05-07 Listed $369,000 Zillow
• 2025-04-21 Price Changed $369,000 NTREIS
• 2024-10-04 Listed $434,000 NTREIS