4154 Beamer Dr · Forney, TX
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 5/10 · Moderate
- Est. fire insurance / yr
- $1,222 – $2,270
Heat risk 8/10 · Major
- Hot days now (above 110°F)
- 7 days/yr
- Hot days in 30 yrs
- 25 days/yr
Wind risk 6/10 · Moderate
- Chance of severe wind over 30 yrs
- 27.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 1 days/yr
- Unhealthy air days in 30 yrs
- 1 days/yr
Risk factors via First Street. Map © Google.
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 +13.6/15.0
- Cash flow +8.1/30.0
- Schools +5.4/10.0
- 1% rule +4.3/10.0
- Livability +3.8/5.0
- Condition / age +3.8/5.0
- Rent growth +2.9/5.0
- DSCR +2.2/10.0
- Appreciation +0.0/10.0
$299,900
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks MLS
Welcome home to this stunning 4-bedroom, 2-bathroom residence in a highly sought-after neighborhood in Forney. Perfectly blending small-town charm with modern comfort, this home offers an inviting open-concept layout designed for both everyday living and entertaining. The interior has been freshly painted, creating a bright and welcoming atmosphere throughout. The spacious kitchen features gas appliances and seamlessly flows into the living and dining areas, making it the heart of the home. Step outside to a large backyard with plenty of room to relax, play, or create your own outdoor oasis. Whether you’re hosting gatherings or enjoying a quiet evening at home, this property offers the space and versatility to fit your lifestyle. Don’t miss your opportunity to own a beautiful home in a growing community with convenient access to shopping, dining, and major highways.
Key facts
- Gas appliances
- Spacious kitchen
- Large backyard
Tags
Neighborhood map
What this means for you Summary
Snapshot
- This is a 4-bed/2.0-bath single-family listed at $300k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-289 ($-3k/yr) — negative.
- To cash-flow at today's rent, offer at most $249k (17.0% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $280k (6.5% below list).
- Recommended offer: $249k (17.0% below list) — sets the bar for cash-flow.
- Cap rate 5.1% vs local median 4.2% in Forney — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.
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: Johnson El (math 57% / reading 50%, grade C, #686 of 4,322 statewide, top 16%, 694 students, 36% 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 30% FRL track the district average.
- Market conditions: Rents rising (+1.4%/yr); 2639 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 53d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% 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 131 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
- 2 sale attempts since 4y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
Risks & watch-outs
- Watch-outs: property tax is 3.0% of price.
- Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Questions for the listing agent
- 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?
- It's been on market 131 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
- Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- 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
- 0.93% ✗
- Cap rate
- 5.14%
- Cash-on-cash
- -4.14%
- DSCR
- 0.82
- GRM
- 8.9
CMA / ARV
- ARV (median comp)
- $346,614
- List price
- $299,900
- Delta
- -13.48%
- 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 |
|---|---|---|---|---|---|---|---|
| 4161 Waldron Trl | 0.10mi | 4/2.0 | 1,832 (-0%) | 0mo | $336,490 | $184 | 95 |
| 4004 Clearline Dr | 0.21mi | 4/2.0 | 1,832 (-0%) | 0mo | $299,990 | $164 | 89 |
| 4117 Plateau Dr | 0.25mi | 4/2.0 | 1,832 (-0%) | 5mo | $329,540 | $180 | 84 |
| 4174 Plateau Dr | 0.13mi | 4/2.0 | 1,935 (+5%) | 6mo | $340,490 | $176 | 80 |
| 4180 Plateau Dr | 0.15mi | 4/2.0 | 2,035 (+11%) | 5mo | $350,490 | $172 | 71 |
| 4194 Plateau Dr | 0.21mi | 4/2.0 | 2,014 (+10%) | 5mo | $359,490 | $178 | 70 |
| 4168 Plateau Dr | 0.12mi | 4/3.0 | 2,014 (+10%) | 5mo | $362,750 | $180 | 70 |
| 4014 Poplar Dr | 0.29mi | 4/2.0 | 2,006 (+9%) | 2mo | $299,900 | $150 | 69 |
| 4172 Plateau Dr | 0.13mi | 4/2.0 | 2,065 (+12%) | 5mo | $362,490 | $176 | 69 |
| 4111 Beamer Dr | 0.25mi | 4/2.0 | 2,038 (+11%) | 3mo | $315,000 | $155 | 67 |
| 4113 Plateau Dr | 0.27mi | 4/2.0 | 2,065 (+12%) | 4mo | $354,540 | $172 | 63 |
| 2700 Tanner St | 0.72mi | 5/2.0 (+1) | 2,065 (+12%) | 5mo | $274,990 | $133 | 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
- IRR
- -25.3%
- Equity multiple
- 0.15×
- Total profit
- $-71,107
- Equity at exit
- $44,716
- IRR
- -28.4%
- Equity multiple
- -0.21×
- Total profit
- $-101,841
- Equity at exit
- $25,930
Cash invested: $83,972 (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
Active competition Active MLS
- For sale now
- 29 active · 21 under contract
- Months of supply
- 7.9 mo (13%/mo absorbed)
- Median asking
- $340,000 ($176/sqft)
- Median days on market
- 78 d
- This list price
- 17% of active listings are priced below it
- ARV vs active asking
- +7.4% vs 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
- 8.9×
Monthly cashflow live
- Estimated rent
- $2,803 high interval (Pro) →
- Mortgage (P&I)
- −$1,573
- Tax from tax record
- −$751 /mo · $9,010/yr
- Insurance
- −$125
- HOA
- −$55
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$589
- Net cashflow
- $-289
Break-even live
Sensitivity live
| Price | -10% $-120 | -5% $-204 | +0% $-289 | +5% $-374 | +10% $-459 |
|---|---|---|---|---|---|
| Rent | -10% $-511 | -5% $-400 | +0% $-289 | +5% $-179 | +10% $-68 |
| Rate | -1.0pp $-138 | -0.5pp $-213 | base $-289 | +0.5pp $-367 | +1.0pp $-446 |
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
- $74,975
- Closing costs
- $8,997
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 4306 Paxton Dr Forney, TX | 4.0 | 2.0 | 1837 | $2,600 | $1.42 | 93d | 1 | 0.06mi |
| 4175 Beamer Dr Forney, TX | 4.0 | 2.0 | 1830 | $2,500 | $1.37 | 28d | 1 | 0.09mi |
| 4170 Plateau Dr Forney, TX | 4.0 | 2.0 | 2100 | $3,573 | $1.70 | 93d | 1 | 0.11mi |
| 4000 Dusk Dr Forney, TX | 4.0 | 2.0 | 2140 | $2,599 | $1.21 | 38d | 1 | 0.12mi |
| 4320 Shadow Dr Forney, TX | 3.0 | 3.0 | 1830 | $2,550 | $1.39 | 8d | 1 | 0.12mi |
| 4178 Plateau Dr Forney, TX | 4.0 | 2.0 | 1832 | $3,573 | $1.95 | 93d | 1 | 0.13mi |
| 4008 Dusk Dr Forney, TX | 5.0 | 2.0 | 2138 | $3,000 | $1.40 | 28d | 1 | 0.14mi |
| 4162 Rim Trl Forney, TX | 4.0 | 2.0 | 1916 | $2,350 | $1.23 | 38d | 1 | 0.16mi |
| 4198 Plateau Dr Forney, TX | 4.0 | 2.0 | 1832 | $3,573 | $1.95 | 93d | 1 | 0.20mi |
| 4186 Rim Trl Forney, TX | 4.0 | 2.0 | 2060 | $2,750 | $1.33 | 93d | 1 | 0.20mi |
| 4005 Waterford Dr Forney, TX | 4.0 | 2.0 | 1852 | $2,350 | $1.27 | 93d | 1 | 0.27mi |
| 2140 Florence Dr Forney, TX | 4.0 | 2.5 | 2032 | $2,600 | $1.28 | 93d | 1 | 0.52mi |
| 2302 Doe Branch Ln Forney, TX | 4.0 | 2.5 | 2457 | $2,750 | $1.12 | 71d | 1 | 0.56mi |
| 2503 Blue Oasis Ct Forney, TX | 4.0 | 2.5 | 2127 | $2,399 | $1.13 | 12d | 1 | 0.61mi |
| 1515 Arabella Ave Forney, TX | 4.0 | 2.0 | 1636 | $2,200 | $1.34 | 23d | 1 | 0.61mi |
| 2760 Tanner St Forney, TX | 4.0 | 2.0 | 1615 | $2,200 | $1.36 | 21d | 1 | 0.65mi |
| 2850 Dusty Rd Forney, TX | 4.0 | 3.0 | 2115 | $2,300 | $1.09 | 4d | 1 | 0.65mi |
| 1450 Arabella Ave Forney, TX | 4.0 | 2.0 | 1636 | $2,250 | $1.38 | 62d | 1 | 0.67mi |
| 2320 Willard Way Forney, TX | 5.0 | 4.0 | 2408 | $3,950 | $1.64 | 93d | 1 | 0.71mi |
| 1308 Middlebrooks Dr Forney, TX | 4.0 | 2.5 | 2231 | $2,650 | $1.19 | 93d | 1 | 0.81mi |
| 1160 Wentworth Way Forney, TX | 4.0 | 2.0 | 1815 | $2,189 | $1.21 | 32d | 1 | 0.86mi |
| 114 Mandarin St Forney, TX | 3.0 | 2.0 | 1871 | $2,400 | $1.28 | 38d | 1 | 0.92mi |
| 107 Huckleberry Rd Forney, TX | 4.0 | 2.5 | 2186 | $2,700 | $1.24 | 4d | 1 | 0.96mi |
| 1024 Meadowlark Ave Forney, TX | 4.0 | 2.5 | 2440 | $2,500 | $1.02 | 10d | 1 | 1.00mi |
| 1024 Meadowlark Ave Forney, TX | 4.0 | 2.5 | 2438 | $2,795 | $1.15 | 38d | 1 | 1.00mi |
| 3137 Grimaldo Dr Forney, TX | 3.0 | 2.0 | 1565 | $1,995 | $1.27 | 62d | 1 | 1.22mi |
| 844 Lauren Grove Ln Forney, TX | 4.0 | 2.0 | 2000 | $3,800 | $1.90 | 38d | 1 | 1.22mi |
| 3204 Stanley St Forney, TX | 4.0 | 2.5 | 2425 | $2,400 | $0.99 | 73d | 1 | 1.22mi |
| 3001 Glazner Dr Forney, TX | 3.0 | 2.0 | 1510 | $2,350 | $1.56 | 93d | 1 | 1.25mi |
| 3012 Glazner Dr Forney, TX | 3.0 | 2.5 | 1984 | $2,195 | $1.11 | 53d | 1 | 1.30mi |
| 3012 Glazner Dr Forney, TX | 3.0 | 2.5 | 1984 | $2,195 | $1.11 | 20d | 1 | 1.30mi |
| 3033 Glazner Dr Forney, TX | 4.0 | 3.0 | 2411 | $1,599 | $0.66 | 25d | 1 | 1.31mi |
| 2035 Karsen Ln Heartland, TX | 4.0 | 2.0 | 1587 | $2,125 | $1.34 | 38d | 1 | 1.31mi |
| 3324 Perman Dr Forney, TX | 3.0 | 2.5 | 1724 | $2,125 | $1.23 | 62d | 1 | 1.37mi |
| 3328 Perman Dr Forney, TX | 4.0 | 2.5 | 2301 | $2,400 | $1.04 | 93d | 1 | 1.38mi |
| 2038 Allyson Dr Heartland, TX | 3.0 | 2.0 | 1496 | $1,900 | $1.27 | 93d | 1 | 1.39mi |
| 413 Driftwood Ct Forney, TX | 3.0 | 2.0 | 1733 | $2,000 | $1.15 | 64d | 1 | 1.40mi |
| 413 Driftwood Ct Forney, TX | 3.0 | 2.0 | 1733 | $1,999 | $1.15 | 59d | 1 | 1.40mi |
| 731 Lauren Grove Ln Forney, TX | 3.0 | 2.0 | 1832 | $2,500 | $1.36 | 48d | 1 | 1.42mi |
| 2023 Sterling Gate Dr Heartland, TX | 3.0 | 2.0 | 1740 | $2,250 | $1.29 | 0d | 1 | 1.42mi |
HOA detail $55/mo · $660/yr
- Likely covers
- gas
Listing history 50 events
-
2026-08-08days on market $299,900 Active 131 DOM
-
2026-08-06days on market $299,900 Active 129 DOM
-
2026-08-05days on market $299,900 Active 128 DOM
-
2026-08-04days on market $299,900 Active 127 DOM
-
2026-08-03days on market $299,900 Active 126 DOM
-
2026-07-31days on market $299,900 Active 123 DOM
-
2026-07-30pricedays on market $299,900 Active 122 DOM
-
2026-07-30days on market $304,900 Active 121 DOM
-
2026-07-28days on market $304,900 Active 120 DOM
-
2026-07-26days on market $304,900 Active 118 DOM
-
2026-07-24days on market $304,900 Active 116 DOM
-
2026-07-23days on market $304,900 Active 115 DOM
-
2026-07-22days on market $304,900 Active 114 DOM
-
2026-07-21days on market $304,900 Active 113 DOM
-
2026-07-20days on market $304,900 Active 112 DOM
-
2026-07-18days on market $304,900 Active 110 DOM
-
2026-07-18pricedays on market $304,900 Active 109 DOM
-
2026-07-16days on market $307,990 Active 108 DOM
-
2026-07-15days on market $307,990 Active 107 DOM
-
2026-07-14days on market $307,990 Active 106 DOM
-
2026-07-13days on market $307,990 Active 105 DOM
-
2026-07-13days on market $307,990 Active 104 DOM
-
2026-07-11days on market $307,990 Active 103 DOM
-
2026-07-10days on market $307,990 Active 102 DOM
-
2026-07-09days on market $307,990 Active 101 DOM
-
2026-07-07days on market $307,990 Active 99 DOM
-
2026-07-06days on market $307,990 Active 98 DOM
-
2026-07-06days on market $307,990 Active 97 DOM
-
2026-07-05days on market $307,990 Active 96 DOM
-
2026-07-03days on market $307,990 Active 95 DOM
-
2026-07-02days on market $307,990 Active 94 DOM
-
2026-07-01price $307,990 Active 93 DOM
-
2026-07-01days on market $314,900 Active 93 DOM
-
2026-06-30days on market $314,900 Active 92 DOM
-
2026-06-29days on market $314,900 Active 91 DOM
-
2026-06-28days on market $314,900 Active 90 DOM
-
2026-06-27days on market $314,900 Active 89 DOM
-
2026-06-26days on market $314,900 Active 88 DOM
-
2026-06-24pricedays on market $314,900 Active 86 DOM
-
2026-06-22days on market $319,900 Active 84 DOM
-
2026-06-21days on market $319,900 Active 83 DOM
-
2026-06-18days on market $319,900 Active 80 DOM
-
2026-06-17days on market $319,900 Active 79 DOM
-
2026-06-16days on market $319,900 Active 78 DOM
-
2026-06-15days on market $319,900 Active 77 DOM
-
2026-06-13days on market $319,900 Active 75 DOM
-
2026-06-13days on market $319,900 Active 74 DOM
-
2026-06-09days on market $319,900 Active 71 DOM
-
2026-06-08days on market $319,900 Active 70 DOM
-
2026-06-07remarks 699-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
- $9,010 · $751/mo
- Projected year-2 tax
- $9,010 · $751/mo
- Expected delta
- $0/yr ($0/mo · 0.0%)
ⓘ 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 5/10 Major
- Heat 8/10 Severe 7 d/yr ≥110°F today · 25 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $33,633
- − Mortgage interest
- −$16,799
- − Property taxes
- −$9,010
- − Insurance
- −$1,500
- − Repairs & maintenance
- −$2,691
- − Management
- −$2,691
- − HOA
- −$660
- − Depreciation
- −$8,724
- Taxable loss
- −$8,442
- Est. tax savings @ 24.0%
- +$2,026
- After-tax cash flow
- $-1,446/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 · 1 photo
This move-in-ready home in Forney offers a good condition with fresh paint and modern amenities, ready for a new owner to enjoy.
Value-add opportunities
- Both Painting exterior and interior — Enhances curb appeal and interior brightness ↑
- Both Landscaping improvements — Enhances curb appeal and adds value ↑
- Both New flooring in bathrooms — Improves aesthetics and functionality ↑
- Both New kitchen appliances — Modernizes the kitchen and enhances functionality ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
Zoned Schools
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
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
- Severe rent burden
- 20% of renters
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 |
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| Healthcare | 2 | $330B |
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Price history
-4.6% since first listed6 events — show timeline
- 2026-03-27 Listed $320,000 NTREIS
- 2022-06-29 Sold (MLS) — NTREIS
- 2022-03-02 Pending — NTREIS
- 2022-02-02 Pending — NTREIS
- 2022-01-28 Price Changed $337,490 NTREIS
- 2022-01-26 Listed $335,490 NTREIS
Property tax history
+42.7%/yrLatest (2025): $9,010 · -4.7% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…