1831 Sanderling St · Forney, TX 75126

$240,999

3 bd · 2.0 ba · 1,311 sqft · SingleFamily · 2 Days on market

Built 2026 Est $237k · at est.

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Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +12.0/30.0
• ARV discount +6.8/15.0
• Schools +4.0/10.0
• Livability +3.8/5.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are ideal for household members and hosting overnight guests.

Key facts

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECONDARY BEDROOMS

Property features AI

Finance

• Other: Listing status: Active; Listing last modified: 2026-06-19
• Financial info: List price $258,999

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: Single-family residence (spec/new construction); Single-story plan (Oakridge)
• Exterior features: Living area approximately 1311; Address: 1831 Sanderling St, Forney TX 75126

Interior

• Kitchen: Standard kitchen (plan name: Oakridge)
• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms (full)
• Interior features: Spec-built Oakridge plan

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $241k.

Deal economics

• At list price, monthly cash flow is $-59 ($-707/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (15.6% below list).
• Recommended offer: $203k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: Crosby El (math 37% / reading 36%, grade F, #1,883 of 4,322 statewide, top 44%, 682 students, 59% FRL); Brown Middle (math 29% / reading 39%, grade F, #892 of 1,662 statewide, top 55%, 673 students, 56% FRL); North Forney H S (math 32% / reading 45%, grade F, #866 of 1,632 statewide, top 54%, 2,502 students, 49% FRL) — zoned schools average 55% FRL vs 26% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 27d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $203,360 (15.6% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.84% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.05%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $237,291
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1217 Canyon Wren Dr	0.12mi	3/2.0	1,311 (0%)	2mo	$238,499	$182	93
1221 Canyon Wren Dr	0.13mi	3/2.0	1,311 (0%)	2mo	$242,049	$185	93
1225 Canyon Wren Dr	0.14mi	3/2.0	1,311 (0%)	3mo	$236,999	$181	91
1233 Canyon Wren Dr	0.17mi	3/2.0	1,311 (0%)	2mo	$226,924	$173	91
1603 Sparrow Hawk Rd	0.12mi	3/2.0	1,302 (-1%)	4mo	$239,449	$184	90
1722 Crossbill St	0.17mi	3/2.0	1,311 (0%)	5mo	$224,999	$172	88
1429 Dovekie Dr	0.27mi	3/2.0	1,311 (0%)	2mo	$238,999	$182	86
1704 Crossbill St	0.11mi	3/2.0	1,451 (+11%)	2mo	$246,449	$170	76
1709 Crossbill St	0.13mi	3/2.0	1,451 (+11%)	1mo	$222,000	$153	75
1218 Canyon Wren Dr	0.13mi	3/2.0	1,461 (+11%)	2mo	$246,999	$169	73
1340 Wedgeleaf Ln	0.25mi	3/2.0	1,461 (+11%)	1mo	$248,000	$170	69
1119 Barbary Fields St	0.24mi	3/2.0	1,461 (+11%)	6mo	$273,534	$187	65

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: -19.8%
• Equity multiple: 0.32×
• Total profit: $-45,959
• Equity at exit: $35,934

10-year hold

• IRR: -16.4%
• Equity multiple: 0.15×
• Total profit: $-57,382
• Equity at exit: $20,837

Cash invested: $67,480 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,034 high
• Mortgage (P&I): −$1,264
• Tax est. 1.5%: −$301 /mo · $3,615/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $-59

Break-even live

Break-even rent $2,108

Max offer price $232,469

Occupancy floor 98%

Sensitivity live

Price	-10% $108	-5% $24	+0% $-59	+5% $-142	+10% $-225
Rent	-10% $-220	-5% $-139	+0% $-59	+5% $21	+10% $102
Rate	-1.0pp $62	-0.5pp $2	base $-59	+0.5pp $-121	+1.0pp $-185

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: $60,250
• Closing costs: $7,230
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1621 Sparrow Hawk Rd Forney, TX	3.0	2.0	1522	$1,785	$1.17	24d	1	0.05mi
1611 Sparrow Hawk Rd Forney, TX	3.0	2.0	1522	$1,800	$1.18	45d	1	0.06mi
1426 Merlin Bluff St Forney, TX	3.0	2.0	1522	$1,785	$1.17	24d	1	0.08mi
1285 Wedgeleaf Ln Forney, TX	3.0	2.0	1522	$1,800	$1.18	45d	1	0.10mi
1289 Wedgeleaf Ln Forney, TX	3.0	2.0	1522	$1,785	$1.17	24d	1	0.10mi
1281 Wedgeleaf Ln Forney, TX	3.0	2.0	1522	$1,805	$1.19	15d	1	0.10mi
1419 Merlin Bluff St Forney, TX	3.0	2.0	1454	$1,900	$1.31	15d	1	0.11mi
1708 Crossbill St Forney, TX	3.0	2.0	1760	$1,840	$1.05	17d	1	0.12mi
1405 Merlin Bluff St Forney, TX	3.0	2.0	1500	$2,400	$1.60	8d	1	0.13mi
1211 Canyon Wren Dr Forney, TX	4.0	2.0	1656	$2,400	$1.45	24d	1	0.13mi
1715 Crossbill St Forney, TX	3.0	2.0	1522	$1,785	$1.17	24d	1	0.15mi
1716 Crossbill St Forney, TX	3.0	2.0	1451	$1,785	$1.23	45d	1	0.16mi
1223 Canyon Wren Dr Forney, TX	3.0	2.0	1522	$1,800	$1.18	45d	1	0.16mi
1718 Crossbill St Forney, TX	3.0	2.0	1311	$1,730	$1.32	24d	1	0.16mi
1220 Canyon Wren Dr Forney, TX	3.0	2.0	1720	$1,815	$1.06	9d	1	0.16mi
1719 Crossbill St Forney, TX	3.0	2.0	1474	$1,795	$1.22	24d	1	0.17mi
1222 Canyon Wren Dr Forney, TX	3.0	2.0	1302	$1,775	$1.36	45d	1	0.17mi
1720 Crossbill St Forney, TX	3.0	2.0	1461	$1,785	$1.22	45d	1	0.17mi
1227 Canyon Wren Dr Forney, TX	4.0	2.0	1474	$1,995	$1.35	45d	1	0.17mi
1229 Canyon Wren Dr Forney, TX	3.0	2.0	1461	$1,785	$1.22	45d	1	0.18mi
1231 Canyon Wren Dr Forney, TX	3.0	2.0	1451	$1,785	$1.23	45d	1	0.18mi
1723 Crossbill St Forney, TX	3.0	2.0	1461	$1,785	$1.22	45d	1	0.18mi
1228 Canyon Wren Dr Forney, TX	3.0	2.0	1451	$1,785	$1.23	45d	1	0.18mi
1725 Crossbill St Forney, TX	3.0	2.0	1451	$1,785	$1.23	45d	1	0.19mi
1727 Crossbill St Forney, TX	3.0	2.0	1311	$1,750	$1.33	21d	1	0.20mi
2043 Pleasant Knoll Cir Forney, TX	3.0	2.0	1734	$2,099	$1.21	45d	1	0.20mi
1429 Dovekie Dr Forney, TX	3.0	2.0	1311	$2,500	$1.91	4d	1	0.28mi
1355 Wedgeleaf Ln Forney, TX	3.0	2.0	1461	$2,200	$1.51	45d	1	0.28mi
1318 Canyon Wren Dr Forney, TX	3.0	2.0	1411	$1,699	$1.20	24d	1	0.29mi
1147 Barbary Fields St Forney, TX	3.0	2.0	1522	$2,200	$1.45	1d	1	0.30mi
1158 Barbary Fields St Forney, TX	4.0	2.0	1780	$2,200	$1.24	1d	1	0.32mi
1625 Rosy Finch Dr Forney, TX	4.0	2.0	1667	$2,095	$1.26	45d	1	0.33mi
1622 Rosy Finch Dr Forney, TX	4.0	2.0	1665	$2,195	$1.32	45d	1	0.34mi
1631 Rosy Finch Dr Heath, TX	4.0	2.0	1665	$2,600	$1.56	19d	1	0.35mi
1729 High Perch Ln Forney, TX	4.0	2.0	1720	$2,350	$1.37	45d	1	0.37mi
1728 High Perch Ln Forney, TX	3.0	2.0	1474	$1,800	$1.22	21d	1	0.39mi
1947 Aves Glen Ln Forney, TX	3.0	2.0	1411	$2,195	$1.56	26d	1	0.41mi
2330 Aspen Hill Dr Forney, TX	3.0	2.0	1498	$1,795	$1.20	21d	1	0.48mi
2111 River Pine Rd Forney, TX	3.0	2.0	1496	$1,950	$1.30	45d	1	0.51mi
2003 Pine Stone Ln Forney, TX	3.0	2.0	1488	$2,000	$1.34	45d	1	0.54mi

Listing history 3 events

1. 2026-06-22
   price $240,999 Active 2 DOM
2. 2026-06-21
   remarks 414-char remark
3. 2026-06-21
   listed $258,999 Active 2 DOM

ⓘ 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: $24,403
• − Mortgage interest: −$13,500
• − Property taxes: −$3,615
• − Insurance: −$1,205
• − Repairs & maintenance: −$1,952
• − Management: −$1,952
• − Depreciation: −$7,011
• Taxable loss: −$4,832
• Est. tax savings @ 24.0%: +$1,160
• After-tax cash flow: $452/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.

Schools (NCES district)

• District: Forney ISD
• NCES district ID: 4819560
• Math proficiency: 41% ▼ -20.00%
• Reading proficiency: 44% ▼ -12.00%
• Median HH income: $86,679
• Composite: 40.07/100
• National rank: #3812
• State rank: #234 of 826 in TX

Livability — Forney

• Score: 76/100
• State rank: #98
• US rank: #3339

Category grades

Amenities C- Commute F Cost of living A+ Crime A+ Employment A+ Housing A+ Health & safety B+ User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Kaufman County · 122,338 people
• City population: 84,799
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 84,799
• Household income: $103,673
• Rent vs Own: 19.5% rent · 80.5% own
• Severe rent burden: 1306.0

Population outlook (Kaufman County) Hauer SSP2

• Today (2025): 138,716 people
• By 2030: 150,815 · +8.7%
• By 2040: 174,877 · +26.1%
• By 2050: 198,020 · +42.8%
• By 2075: 251,908 · +81.6%
• By 2100: 285,325 · +105.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 45% Black 25% Hispanic / Latino 23% Two or more races 14% Asian 3%
• Hispanic origin (detail): Mexican 18% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 1% Portuguese 1%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 79% English-only · Spanish 14% Arabic 1% Vietnamese 1%

Political lean MEDSL · Kaufman

• 2024 margin: Strong R (+27.9) · D 35.6% · R 63.5%
• 2008→2024 swing: +7.9pp toward D · 2008: -35.8pp · 2024: -27.9pp
• All cycles: 2024: R+27.9 2020: R+33.9 2016: R+47.0 2012: R+44.4 2008: R+35.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -102.93%
• Current HPI: 148.5749
• Rent YoY: ▲ 1.42%
• Metro: Dallas-Fort Worth-Arlington, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B