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 3/10 · Minor
- 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 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 +13.9/15.0
- Cash flow +13.3/30.0
- Schools +5.4/10.0
- 1% rule +4.4/10.0
- DSCR +4.0/10.0
- Livability +3.8/5.0
- Condition / age +3.8/5.0
- Rent growth +2.9/5.0
- Appreciation +0.0/10.0
$299,990
4154 Beamer Dr · Forney, TX 75126
4 bd · 2.0 ba · 1,837 sqft · SingleFamily
public records
· 48 Days on market
Built 2022
7,884 sqft lot
Garage
$163/sqft
· 14% below area
Est $350k · 14% under
$55/mo HOA · 2% of rent
↓ 11% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks MLS
Great Open Floor plan on 60 wide lot
Key facts
- Clubhouse
- Community pool
- Brick home
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
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 $-2 ($-25/yr) — negative.
- To cash-flow at today's rent, offer at most $300k (0.1% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $282k (5.9% below list).
- Recommended offer: $282k (5.9% below list) — sets the bar for 1% rule.
- Cap rate 6.3% 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: Henderson El (math 52% / reading 54%, grade C, #705 of 4,322 statewide, top 17%, 737 students, 50% 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).
- Market conditions: Rents rising (+1.4%/yr); 3349 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 33% 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 48 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
- 3 sale attempts since 4y ago 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
- Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$282,414
(5.9% below list)
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 48 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- 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?
- 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
- 0.94% ✗
- Cap rate
- 6.28%
- Cash-on-cash
- -0.03%
- DSCR
- 1.00
- GRM
- 8.9
CMA / ARV
- ARV (median comp)
- $349,912
- List price
- $299,990
- Delta
- -14.27%
- 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%) | 3mo | $336,490 | $184 | 92 |
| 4164 Waldron Trl | 0.08mi | 4/2.0 | 1,935 (+5%) | 0mo | $334,490 | $173 | 87 |
| 4004 Clearline Dr | 0.21mi | 4/2.0 | 1,832 (-0%) | 3mo | $299,990 | $164 | 87 |
| 4217 Long Dr | 0.26mi | 4/2.0 | 1,830 (-0%) | 3mo | $274,900 | $150 | 85 |
| 4165 Waldron Trl | 0.11mi | 4/2.0 | 1,935 (+5%) | 2mo | $376,490 | $195 | 84 |
| 4117 Plateau Dr | 0.25mi | 4/2.0 | 1,832 (-0%) | 8mo | $329,540 | $180 | 81 |
| 4180 Plateau Dr | 0.15mi | 4/2.0 | 2,035 (+11%) | 8mo | $350,490 | $172 | 68 |
| 4194 Plateau Dr | 0.21mi | 4/2.0 | 2,014 (+10%) | 8mo | $359,490 | $178 | 68 |
| 4014 Poplar Dr | 0.29mi | 4/2.0 | 2,006 (+9%) | 5mo | $299,900 | $150 | 67 |
| 4172 Plateau Dr | 0.13mi | 4/2.0 | 2,065 (+12%) | 8mo | $362,490 | $176 | 66 |
| 4111 Beamer Dr | 0.25mi | 4/2.0 | 2,038 (+11%) | 6mo | $315,000 | $155 | 65 |
| 4113 Plateau Dr | 0.27mi | 4/2.0 | 2,065 (+12%) | 7mo | $354,540 | $172 | 61 |
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
- -18.2%
- Equity multiple
- 0.37×
- Total profit
- $-53,024
- Equity at exit
- $44,729
10-year hold
- IRR
- -14.1%
- Equity multiple
- 0.25×
- Total profit
- $-63,343
- Equity at exit
- $25,938
Cash invested: $83,997 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 32 active · 33 under contract
- Months of supply
- 11.3 mo (9%/mo absorbed)
- Median asking
- $327,000 ($164/sqft)
- Median days on market
- 79 d
- This list price
- 31% of active listings are priced below it
- ARV vs active asking
- +16.2% 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
- 3349
- Price-to-rent
- 8.9×
Monthly cashflow live
↻
- Estimated rent
- $2,824 high interval (Pro) →
- Mortgage (P&I)
- −$1,573
- Tax from tax record
- −$480 /mo · $5,760/yr
- Insurance
- −$125
- HOA
- −$55
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$593
- Net cashflow
- $-2
Break-even live
Break-even rent
$2,827
Max offer price
$299,619
Occupancy floor
95%
Sensitivity live
| Price | -10% $168 | -5% $83 | +0% $-2 | +5% $-87 | +10% $-172 |
|---|---|---|---|---|---|
| Rent | -10% $-225 | -5% $-114 | +0% $-2 | +5% $109 | +10% $221 |
| Rate | -1.0pp $149 | -0.5pp $74 | base $-2 | +0.5pp $-80 | +1.0pp $-159 |
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
- $74,998
- Closing costs
- $9,000
- 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 |
|---|---|---|---|---|---|---|---|---|
| 4166 Beamer Dr Forney, TX | 4.0 | 3.0 | 2059 | $3,000 | $1.46 | 14d | 1 | 0.05mi |
| 4166 Beamer Dr Forney, TX | 4.0 | 3.0 | 2059 | $3,000 | $1.46 | 10d | 1 | 0.05mi |
| 4154 Waldron Trl Forney, TX | 4.0 | 2.0 | 2100 | $3,573 | $1.70 | 3d | 1 | 0.05mi |
| 4306 Paxton Dr Forney, TX | 4.0 | 2.0 | 1837 | $2,600 | $1.42 | 184d | 1 | 0.06mi |
| 4175 Beamer Dr Forney, TX | 4.0 | 2.0 | 1830 | $2,500 | $1.37 | 119d | 1 | 0.09mi |
| 4174 Beamer Dr Forney, TX | 4.0 | 2.0 | 2011 | $2,650 | $1.32 | 3d | 1 | 0.10mi |
| 4170 Plateau Dr Forney, TX | 4.0 | 2.0 | 2100 | $3,573 | $1.70 | 184d | 1 | 0.11mi |
| 4000 Dusk Dr Forney, TX | 4.0 | 2.0 | 2140 | $2,599 | $1.21 | 129d | 1 | 0.12mi |
| 4320 Shadow Dr Forney, TX | 4.0 | 2.0 | 1830 | $2,400 | $1.31 | 10d | 1 | 0.12mi |
| 4178 Plateau Dr Forney, TX | 4.0 | 2.0 | 1832 | $3,573 | $1.95 | 185d | 1 | 0.13mi |
| 4008 Dusk Dr Forney, TX | 5.0 | 2.0 | 2138 | $3,000 | $1.40 | 119d | 1 | 0.14mi |
| 4162 Rim Trl Forney, TX | 4.0 | 2.0 | 1916 | $2,350 | $1.23 | 130d | 1 | 0.16mi |
| 4238 Long Dr Forney, TX | 4.0 | 3.0 | 2312 | $2,750 | $1.19 | 10d | 1 | 0.17mi |
| 4198 Plateau Dr Forney, TX | 4.0 | 2.0 | 1832 | $3,573 | $1.95 | 184d | 1 | 0.20mi |
| 4010 Windswept Way Forney, TX | 4.0 | 3.0 | 2059 | $2,399 | $1.17 | 3d | 1 | 0.20mi |
| 4186 Rim Trl Forney, TX | 4.0 | 2.0 | 2060 | $2,750 | $1.33 | 184d | 1 | 0.20mi |
| 4005 Waterford Dr Forney, TX | 4.0 | 2.0 | 1852 | $2,350 | $1.27 | 184d | 1 | 0.27mi |
| 2140 Florence Dr Forney, TX | 4.0 | 2.5 | 2032 | $2,600 | $1.28 | 184d | 1 | 0.52mi |
| 2302 Doe Branch Ln Forney, TX | 4.0 | 2.5 | 2457 | $2,750 | $1.12 | 163d | 1 | 0.56mi |
| 2503 Blue Oasis Ct Forney, TX | 4.0 | 2.5 | 2127 | $2,399 | $1.13 | 104d | 1 | 0.61mi |
| 1515 Arabella Ave Forney, TX | 4.0 | 2.0 | 1636 | $2,200 | $1.34 | 114d | 1 | 0.61mi |
| 2795 Tanner St Forney, TX | 4.0 | 2.0 | 2113 | $2,150 | $1.02 | 10d | 1 | 0.62mi |
| 2495 Monty St Forney, TX | 4.0 | 2.0 | 1835 | $2,300 | $1.25 | 10d | 1 | 0.62mi |
| 2520 Caden Ct Forney, TX | 4.0 | 2.0 | 1535 | $2,010 | $1.31 | 38d | 1 | 0.62mi |
| 2760 Tanner St Forney, TX | 4.0 | 2.0 | 1615 | $2,200 | $1.36 | 113d | 1 | 0.65mi |
| 2850 Dusty Rd Forney, TX | 4.0 | 3.0 | 2115 | $2,300 | $1.09 | 96d | 1 | 0.65mi |
| 3085 Seth Ln Forney, TX | 4.0 | 2.0 | 1804 | $1,950 | $1.08 | 82d | 1 | 0.67mi |
| 3295 Emerson Rd Forney, TX | 3.0 | 2.0 | 1891 | $1,715 | $0.91 | 10d | 1 | 0.67mi |
| 3295 Emerson Rd Forney, TX | 3.0 | 2.0 | 1891 | $1,715 | $0.91 | 38d | 1 | 0.67mi |
| 1450 Arabella Ave Forney, TX | 4.0 | 2.0 | 1636 | $2,250 | $1.38 | 153d | 1 | 0.67mi |
| 3065 Seth Ln Forney, TX | 4.0 | 2.0 | 1940 | $2,950 | $1.52 | 23d | 1 | 0.68mi |
| 2320 Willard Way Forney, TX | 5.0 | 4.0 | 2408 | $3,950 | $1.64 | 10d | 1 | 0.71mi |
| 2305 Willard Way Forney, TX | 4.0 | 2.5 | 2108 | $1,795 | $0.85 | 46d | 1 | 0.72mi |
| 1537 Vermillion St Forney, TX | 4.0 | 3.0 | 2035 | $2,400 | $1.18 | 10d | 1 | 0.76mi |
| 1519 Vermillion St Forney, TX | 4.0 | 3.0 | 2035 | $2,450 | $1.20 | 10d | 1 | 0.76mi |
| 1519 Vermillion St Forney, TX | 4.0 | 3.0 | 2035 | $2,450 | $1.20 | 13d | 1 | 0.76mi |
| 2325 Leona St Forney, TX | 4.0 | 2.5 | 2108 | $2,109 | $1.00 | 24d | 1 | 0.77mi |
| 1328 Middlebrooks Dr Forney, TX | 4.0 | 3.0 | 2534 | $2,400 | $0.95 | 36d | 1 | 0.79mi |
| 1308 Middlebrooks Dr Forney, TX | 4.0 | 2.5 | 2231 | $2,650 | $1.19 | 185d | 1 | 0.81mi |
| 1180 Wentworth Way Forney, TX | 4.0 | 2.5 | 2096 | $2,500 | $1.19 | 10d | 1 | 0.86mi |
Property features AI
Finance
- Other
- No easementsDevelopment restrictionsSubdivision: Lakewood Trails Add
- Financial info
- Listing accepts multiple financing types including cash, conventional, FHA, VA (assumable options listed)
- HOA & community
- Mandatory HOAHOA management: insight assoc. ManagementHOA fee $330 semi-annually (management fees included)
Exterior
- Parking
- DrivewayGarageCovered parking for 2 vehicles2-car attached garage
- Security
- Security systemSmoke detectors
- Utilities
- City waterCity sewerCo-op electricLocated in a municipal utility district
- Home design
- Single family residenceAttached propertyOne storyPreowned (built in 2022)
- Construction
- Brick and rock/stone exteriorComposition roofSlab foundationBuilt in 2022
- Exterior features
- Few treesInterior lotLandscaped yardSprinkler systemSubdivision settingWood fencing
Interior
- Kitchen
- DishwasherDisposalGas ovenGas rangeMicrowavePantryKitchen islandEat-in kitchen
- Bedrooms
- 4 bedrooms (all on the main level)Primary bedroom on the main level
- Flooring
- CarpetLuxury vinyl plank
- Bathrooms
- 2 full bathrooms (on the main level)
- Heating & cooling
- Central heating (electric)Central air (electric)
- Interior features
- Decorative lightingEat-in kitchenHigh speed internet availableKitchen islandOpen floorplanPantryWalk-in closets10 total rooms1 living area1 dining areaOne-level layout
- Laundry & utility
- Gas water heaterUtility room on main level
Listing history 50 events
-
2026-11-08days on market $299,990 Active 48 DOM
-
2026-11-07days on market $299,990 Active 47 DOM
-
2026-11-06days on market $299,990 Active 46 DOM
-
2026-11-05days on market $299,990 Active 45 DOM
-
2026-11-04days on market $299,990 Active 44 DOM
-
2026-11-02days on market $299,990 Active 42 DOM
-
2026-11-01days on market $299,990 Active 41 DOM
-
2026-10-31days on market $299,990 Active 40 DOM
-
2026-10-30days on market $299,990 Active 39 DOM
-
2026-10-29days on market $299,990 Active 38 DOM
-
2026-10-28days on market $299,990 Active 37 DOM
-
2026-10-27days on market $299,990 Active 36 DOM
-
2026-10-26days on market $299,990 Active 35 DOM
-
2026-10-25days on market $299,990 Active 34 DOM
-
2026-10-24days on market $299,990 Active 33 DOM
-
2026-10-23days on market $299,990 Active 32 DOM
-
2026-10-22days on market $299,990 Active 31 DOM
-
2026-10-21days on market $299,990 Active 30 DOM
-
2026-10-20days on market $299,990 Active 29 DOM
-
2026-10-19days on market $299,990 Active 28 DOM
-
2026-10-18days on market $299,990 Active 27 DOM
-
2026-10-17days on market $299,990 Active 26 DOM
-
2026-10-16days on market $299,990 Active 25 DOM
-
2026-10-15days on market $299,990 Active 24 DOM
-
2026-10-14days on market $299,990 Active 23 DOM
-
2026-10-13days on market $299,990 Active 22 DOM
-
2026-10-12days on market $299,990 Active 21 DOM
-
2026-10-11days on market $299,990 Active 20 DOM
-
2026-10-10days on market $299,990 Active 19 DOM
-
2026-10-09days on market $299,990 Active 18 DOM
-
2026-10-08days on market $299,990 Active 17 DOM
-
2026-10-07days on market $299,990 Active 16 DOM
-
2026-10-06days on market $299,990 Active 15 DOM
-
2026-10-05days on market $299,990 Active 14 DOM
-
2026-10-04days on market $299,990 Active 13 DOM
-
2026-10-03days on market $299,990 Active 12 DOM
-
2026-10-02days on market $299,990 Active 11 DOM
-
2026-10-01days on market $299,990 Active 10 DOM
-
2026-09-30days on market $299,990 Active 9 DOM
-
2026-09-29days on market $299,990 Active 8 DOM
-
2026-09-28days on market $299,990 Active 7 DOM
-
2026-09-27days on market $299,990 Active 6 DOM
-
2026-09-26days on market $299,990 Active 5 DOM
-
2026-09-25days on market $299,990 Active 4 DOM
-
2026-09-24days on market $299,990 Active 3 DOM
-
2026-09-23days on market $299,990 Active 2 DOM
-
2026-09-21pricedays on market $299,990 Active 1 DOM
-
2026-08-20days on market $299,900 Active 143 DOM
-
2026-08-19days on market $299,900 Active 142 DOM
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2026-08-18days on market $299,900 Active 141 DOM
ⓘ 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
- $5,760 · $480/mo
- Projected year-2 tax
- $5,760 · $480/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 3/10 Moderate
- 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
- $33,890
- − Mortgage interest
- −$16,804
- − Property taxes
- −$5,760
- − Insurance
- −$1,500
- − Repairs & maintenance
- −$2,711
- − Management
- −$2,711
- − HOA
- −$660
- − Depreciation
- −$8,727
- Taxable loss
- −$4,984
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$1,196
- After-tax cash flow
- $1,171/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
75/100
Cosmetic rehab
Est. rehab $9,185–$27,555 screening
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.
D
Composite school gradezoned avg 54/100
Zoned Schools
Elementary
Henderson El
C
TX #705/4,322
Nat'l #10,986/41,679
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
- 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%
- 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 |
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| Technology | 5 | $198B |
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| Engineering / Construction | 4 | $72B |
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| Energy Services | 3 | $60B |
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| Utilities | 3 | $41B |
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| Healthcare | 2 | $330B |
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Price history
-10.6% since first listed13 events — show timeline
- 2026-09-21 Listed $299,990 NTREIS
- 2026-08-17 Listing Removed — NTREIS
- 2026-07-30 Price Changed $299,900 NTREIS
- 2026-07-16 Price Changed $304,900 NTREIS
- 2026-07-01 Price Changed $307,990 NTREIS
- 2026-06-23 Price Changed $314,900 NTREIS
- 2026-06-05 Price Changed $319,900 NTREIS
- 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
+16.7%/yrLatest (2026): $5,760 · -36.1% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…