1213 Herring Dr · Forney, TX 75126

$312,000

4 bd · 2.0 ba · 1,827 sqft · SingleFamily · 28 Days on market

Built 2025 Good condition 6,534 sqft lot $171/sqft · 11% below area Est $349k · 11% under $75/mo HOA · 3% of rent ↓ 7% 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 +12.3/15.0
• Cash flow +10.0/30.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• 1% rule +3.3/10.0
• Rent growth +2.9/5.0
• DSCR +2.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS# 21238059 - Built by Starlight Homes - Ready Now! ~ This stunning single-family residence, completed in 2025, features 4 spacious primary bedrooms and 2 full bathrooms within 1,827 sq. ft. of thoughtfully designed living space. The traditional style showcases an open floorplan, perfect for modern living. Enjoy culinary adventures in the well-appointed kitchen with granite counters and a pantry. The inviting living area is accentuated by natural light, while the luxury vinyl plank and carpet flooring provide comfort throughout. Located in the desirable Gateway Parks subdivision within the Forney ISD, residents will appreciate proximity to Willett Elementary, Warren Middle School, and Forney High School. Additional highlights include a two-car garage, central heating and cooling, and a sprinkler system for easy outdoor maintenance. This property offers a harmonious blend of style and function, ready to meet your needs.

Key facts

• Open floorplan
• Natural light
• Sprinkler system

Tags

• WELL APPOINTED KITCHEN
• GRANITE COUNTERS
• OPEN FLOORPLAN
• NATURAL LIGHT
• LUXURY VINYL PLANK FLOORING
• SPRINKLER SYSTEM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $312k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-191 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (8.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $258k (17.2% below list).
• Recommended offer: $258k (17.2% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: 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); 2200 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,747 units permitted in Kaufman County in 2024 (180 in 5+ unit buildings).

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 28 days — a 2% lower offer ($307k) 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 $258,246 (17.2% 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. 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: 0.83% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.62%
• DSCR: 0.88
• GRM: 10.1

CMA / ARV

• ARV (median comp): $349,129
• List price: $312,000
• Delta: -10.63%
• 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
1213 Herring Dr	0.00mi	4/2.0	1,827 (0%)	1mo	$312,000	$171	99
1202 Lambert	0.06mi	4/2.0	1,827 (0%)	1mo	$329,990	$181	97
1262 Herring Dr	0.12mi	4/2.0	1,900 (+4%)	3mo	$303,990	$160	85
1278 Herring	0.15mi	4/3.0	1,912 (+5%)	8mo	$349,490	$183	74
1560 Seminole Dr	0.19mi	3/2.0 (-1)	2,020 (+11%)	1mo	$330,000	$163	67
1557 Wyler Dr	0.26mi	4/3.0	2,064 (+13%)	2mo	$325,000	$157	61
1581 Ferguson Dr	0.42mi	3/2.0 (-1)	1,922 (+5%)	10mo	$289,999	$151	58
1568 Cedar Crest Dr	0.45mi	3/2.0 (-1)	1,894 (+4%)	14mo	$312,000	$165	57
1604 Cedar Crest Dr	0.45mi	3/2.5 (-1)	2,060 (+13%)	6mo	$355,000	$172	46
1560 Kessler Dr	0.29mi	3/2.5 (-1)	2,051 (+12%)	17mo	$329,900	$161	45
1304 Meridian Dr	0.46mi	3/2.0 (-1)	2,037 (+12%)	11mo	$299,900	$147	45
1561 Cedar Crest Dr	0.48mi	3/2.0 (-1)	2,036 (+11%)	10mo	$329,900	$162	45

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: -22.5%
• Equity multiple: 0.24×
• Total profit: $-66,680
• Equity at exit: $46,520

10-year hold

• IRR: -21.3%
• Equity multiple: -0.02×
• Total profit: $-89,452
• Equity at exit: $26,976

Cash invested: $87,360 (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: 2200
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,582 high
• Mortgage (P&I): −$1,636
• Tax est. 1.5%: −$390 /mo · $4,680/yr
• Insurance: −$130
• HOA: −$75
• Vacancy / Maint / Mgmt: −$542
• Net cashflow: $-191

Break-even live

Break-even rent $2,824

Max offer price $284,359

Occupancy floor —

Sensitivity live

Price	-10% $25	-5% $-83	+0% $-191	+5% $-299	+10% $-407
Rent	-10% $-395	-5% $-293	+0% $-191	+5% $-89	+10% $13
Rate	-1.0pp $-34	-0.5pp $-112	base $-191	+0.5pp $-272	+1.0pp $-354

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: $78,000
• Closing costs: $9,360
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1213 Herring Dr Forney, TX	4.0	2.0	1876	$2,150	$1.15	9d	1	0.04mi
1210 Lambert Ln Forney, TX	4.0	2.5	2338	$2,695	$1.15	26d	1	0.08mi
1237 Herring Dr Forney, TX	4.0	2.5	2338	$2,400	$1.03	45d	1	0.10mi
1238 Herring Dr Forney, TX	4.0	3.0	1912	$2,450	$1.28	9d	1	0.10mi
1246 Herring Dr Forney, TX	4.0	2.5	2338	$2,995	$1.28	17d	1	0.12mi
1253 Herring Dr Forney, TX	4.0	2.0	1906	$2,350	$1.23	45d	1	0.14mi
1282 Herring Dr Forney, TX	4.0	2.5	2344	$2,995	$1.28	26d	1	0.20mi
1560 Seminole Dr Forney, TX	3.0	2.0	2020	$2,400	$1.19	14d	1	0.22mi
1557 Wyler Dr Unit 1557 Forney, TX	4.0	3.0	2064	$2,850	$1.38	45d	1	0.29mi
1553 Sugarberry Dr Forney, TX	4.0	3.0	2348	$2,900	$1.24	17d	1	0.39mi
1260 Meridian Dr Forney, TX	3.0	2.0	1960	$2,200	$1.12	4d	1	0.39mi
1593 Kessler Dr Forney, TX	3.0	2.0	1868	$2,349	$1.26	0d	1	0.41mi
1581 Ferguson Dr Forney, TX	3.0	2.0	1922	$2,200	$1.14	0d	1	0.45mi
1304 Meridian Dr Forney, TX	3.0	2.0	2037	$2,269	$1.11	18d	1	0.48mi
1736 Everglades Dr Forney, TX	3.0	2.5	2333	$2,650	$1.14	45d	1	0.68mi
1832 Sandlin Dr Forney, TX	3.0	2.5	2058	$2,400	$1.17	45d	1	0.69mi
1822 Sandlin Dr Forney, TX	4.0	2.0	2338	$2,010	$0.86	0d	1	0.70mi
1822 Sandlin Dr Forney, TX	4.0	2.0	2338	$2,076	$0.89	9d	1	0.70mi
1818 Sandlin Dr Forney, TX	3.0	2.5	2060	$2,115	$1.03	0d	1	0.70mi
1825 Sandlin Dr Forney, TX	5.0	3.0	2306	$2,450	$1.06	45d	1	0.73mi
1804 Sandlin Dr Forney, TX	4.0	2.0	2338	$2,151	$0.92	22d	1	0.74mi
1300 N Gateway Blvd Forney, TX	1.0–3.0	1.0–2.0	1039	$2,492	$2.40	0d	22	0.78mi
1817 Lockhart Dr Forney, TX	4.0	3.0	2331	$2,950	$1.27	9d	1	0.84mi
1836 Lockhart Dr Forney, TX	4.0	2.0	1900	$2,450	$1.29	0d	1	0.88mi
1869 Lockhart Dr Forney, TX	5.0	3.0	2300	$3,299	$1.43	0d	1	1.01mi
1874 Purtis Creek Dr Forney, TX	5.0	3.0	2212	$3,099	$1.40	20d	1	1.03mi
1100 Alexandria Dr Forney, TX	3.0	2.0	1553	$1,725	$1.11	9d	1	1.03mi
1100 Alexandria Dr Forney, TX	3.0	2.0	1574	$1,895	$1.20	45d	1	1.03mi
1876 Lockhart Dr Forney, TX	4.0	2.0	2058	$2,950	$1.43	45d	1	1.04mi
1829 Pueblo St Forney, TX	4.0	2.0	1824	$2,250	$1.23	0d	1	1.04mi
1816 Pueblo St Forney, TX	4.0	2.0	2204	$2,350	$1.07	45d	1	1.05mi
1820 Pueblo St Forney, TX	4.0	2.0	1900	$2,245	$1.18	45d	1	1.06mi
1888 Everglades Dr Forney, TX	4.0	2.0	1961	$3,235	$1.65	9d	1	1.07mi
1832 Pueblo St Forney, TX	3.0	2.5	2060	$2,090	$1.01	3d	1	1.07mi
1112 Alexandria Dr Forney, TX	3.0	2.0	1477	$1,880	$1.27	0d	1	1.09mi
3111 Marble Falls Dr Forney, TX	3.0	2.0	1943	$2,145	$1.10	45d	1	1.10mi
1848 McCree St Forney, TX	4.0	2.0	1935	$2,450	$1.27	45d	1	1.11mi
3100 Marble Falls Dr Forney, TX	4.0	2.0	2124	$2,195	$1.03	45d	1	1.12mi
1019 Chelsea Ln Forney, TX	4.0	2.0	1840	$2,205	$1.20	0d	1	1.12mi
3125 Granite Rock Trl Forney, TX	4.0	2.0	2090	$2,350	$1.12	20d	1	1.21mi

HOA detail

• Monthly dues: $75 · $900/yr

Listing history 6 events

1. 2026-05-11
   status Pending 934-char remark

   Show marketing remark (934 chars)

   MLS# 21238059 - Built by Starlight Homes - Ready Now! ~ This stunning single-family residence, completed in 2025, features 4 spacious primary bedrooms and 2 full bathrooms within 1,827 sq. ft. of thoughtfully designed living space. The traditional style showcases an open floorplan, perfect for modern living. Enjoy culinary adventures in the well-appointed kitchen with granite counters and a pantry. The inviting living area is accentuated by natural light, while the luxury vinyl plank and carpet flooring provide comfort throughout. Located in the desirable Gateway Parks subdivision within the Forney ISD, residents will appreciate proximity to Willett Elementary, Warren Middle School, and Forney High School. Additional highlights include a two-car garage, central heating and cooling, and a sprinkler system for easy outdoor maintenance. This property offers a harmonious blend of style and function, ready to meet your needs.

2. 2026-04-17
   price $312,000 934-char remark

   Show marketing remark (934 chars)

   MLS# 21238059 - Built by Starlight Homes - Ready Now! ~ This stunning single-family residence, completed in 2025, features 4 spacious primary bedrooms and 2 full bathrooms within 1,827 sq. ft. of thoughtfully designed living space. The traditional style showcases an open floorplan, perfect for modern living. Enjoy culinary adventures in the well-appointed kitchen with granite counters and a pantry. The inviting living area is accentuated by natural light, while the luxury vinyl plank and carpet flooring provide comfort throughout. Located in the desirable Gateway Parks subdivision within the Forney ISD, residents will appreciate proximity to Willett Elementary, Warren Middle School, and Forney High School. Additional highlights include a two-car garage, central heating and cooling, and a sprinkler system for easy outdoor maintenance. This property offers a harmonious blend of style and function, ready to meet your needs.

3. 2026-04-14
   price $334,990 934-char remark

   Show marketing remark (598 chars)

   As you enter the home from the extended front porch, you're welcomed into the foyer, where two bedrooms sit at the front of the home and share a full bath. Continuing down the hall, you'll find an additional bedroom and a conveniently located laundry room nearby. The heart of the home opens into the kitchen, seamlessly connected to the family room and dining area, creating an inviting space for gathering. A back patio extends off the dining area, offering a spot to enjoy the outdoors. Just off the dining area, the primary bedroom features a spacious walk-in closet and a private primary bath.

4. 2026-04-14
   price $312,000 934-char remark

   Show marketing remark (598 chars)

   As you enter the home from the extended front porch, you're welcomed into the foyer, where two bedrooms sit at the front of the home and share a full bath. Continuing down the hall, you'll find an additional bedroom and a conveniently located laundry room nearby. The heart of the home opens into the kitchen, seamlessly connected to the family room and dining area, creating an inviting space for gathering. A back patio extends off the dining area, offering a spot to enjoy the outdoors. Just off the dining area, the primary bedroom features a spacious walk-in closet and a private primary bath.

5. 2026-04-14
   listed $312,000 Active 598-char remark

   Show marketing remark (598 chars)

   As you enter the home from the extended front porch, you're welcomed into the foyer, where two bedrooms sit at the front of the home and share a full bath. Continuing down the hall, you'll find an additional bedroom and a conveniently located laundry room nearby. The heart of the home opens into the kitchen, seamlessly connected to the family room and dining area, creating an inviting space for gathering. A back patio extends off the dining area, offering a spot to enjoy the outdoors. Just off the dining area, the primary bedroom features a spacious walk-in closet and a private primary bath.

6. 2026-04-13
   listed $334,990 Active 934-char remark

   Show marketing remark (934 chars)

   MLS# 21238059 - Built by Starlight Homes - Ready Now! ~ This stunning single-family residence, completed in 2025, features 4 spacious primary bedrooms and 2 full bathrooms within 1,827 sq. ft. of thoughtfully designed living space. The traditional style showcases an open floorplan, perfect for modern living. Enjoy culinary adventures in the well-appointed kitchen with granite counters and a pantry. The inviting living area is accentuated by natural light, while the luxury vinyl plank and carpet flooring provide comfort throughout. Located in the desirable Gateway Parks subdivision within the Forney ISD, residents will appreciate proximity to Willett Elementary, Warren Middle School, and Forney High School. Additional highlights include a two-car garage, central heating and cooling, and a sprinkler system for easy outdoor maintenance. This property offers a harmonious blend of style and function, ready to meet your needs.

ⓘ 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: $30,990
• − Mortgage interest: −$17,477
• − Property taxes: −$4,680
• − Insurance: −$1,560
• − Repairs & maintenance: −$2,479
• − Management: −$2,479
• − HOA: −$900
• − Depreciation: −$9,076
• Taxable loss: −$7,662
• Est. tax savings @ 24.0%: +$1,839
• After-tax cash flow: $-453/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 · 6 photos

Good 80/100 None rehab

This single-family home in Gateway Parks subdivision is in excellent condition with no visible repairs needed. It offers a good investment opportunity with potential for both resale and rental value through minor updates.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Resale Kitchen appliances — Modernizes the kitchen and appeals to potential buyers
• Resale Bathroom fixtures — Modernizes the bathrooms and appeals to potential buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Resale Kitchen appliances — Modernizes the kitchen and appeals to potential buyers ↑
• Resale Bathroom fixtures — Modernizes the bathrooms and appeals to potential buyers ↑

ⓘ 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

• Census place: Forney, TX
• County: Kaufman County · 122,338 people
• City population: 150,788
• 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

-6.9% since first listed

6 events — show timeline

• 2026-05-11 Pending — NTREIS
• 2026-04-17 Price Changed $312,000 NTREIS
• 2026-04-14 Price Changed $334,990 NTREIS
• 2026-04-14 Price Changed $312,000 NTREIS
• 2026-04-14 Listed $312,000 Zillow
• 2026-04-13 Listed $334,990 NTREIS