2106 Martins Pond Rd · Forney, TX 75126

$303,999

4 bd · 2.0 ba · 2,062 sqft · SingleFamily · 8 Days on market

Built 2025 Good condition 5,750 sqft lot Est $324k · 6% under $50/mo HOA · 2% of rent

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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 +12.1/30.0
• ARV discount +10.2/15.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• DSCR +3.6/10.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

This single-story home shares an open layout between the kitchen, nook and family room for easy entertaining, along with access to the covered patio for year-round outdoor lounging. A luxe owner's suite is in a rear of the home and comes complete with an en-suite bathroom and walk-in closet. There are three secondary bedrooms near the front of the home, ideal for household members and overnight guests, as well as a versatile flex space that can transform to meet the homeowner's needs.

Key facts

• 5,750 sq ft lot
• 2 garage spots
• Built 2025

Property features AI

Finance

• Other: Listing status: Active; Last updated: 2026-06-08
• Financial info: List price $329,999

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: Single-family home (Springsteen plan); Spec inventory
• Exterior features: Living area approximately 2,062 square feet; Address: 2106 Martins Pond Rd, Forney TX

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 bathrooms (both full)
• Interior features: Spec-built new construction (Springsteen plan)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $304k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-69 ($-825/yr) — negative.
• To cash-flow at today's rent, offer at most $294k (3.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $264k (13.3% below list).
• Recommended offer: $264k (13.3% 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 23d 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).
• This rent runs 31% 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $263,560 (13.3% 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: 0.87% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.97%
• DSCR: 0.96
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $323,734
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2103 Martins Pond Rd	0.03mi	4/2.0	2,044 (-1%)	1mo	$275,000	$135	96
1210 Haggetts Pond Rd	0.26mi	4/2.0	2,062 (0%)	1mo	$300,999	$146	87
534 Tuscany Dr	0.29mi	4/2.0	2,069 (+0%)	2mo	$344,989	$167	84
1913 Flaxen Dr	0.09mi	4/2.5	2,194 (+6%)	1mo	$369,000	$168	82
2009 Brackett Pond Rd	0.21mi	4/2.0	1,952 (-5%)	1mo	$306,949	$157	80
1208 Haggetts Pond Rd	0.26mi	4/2.0	1,902 (-8%)	2mo	$287,999	$151	74
104 Acadia Ln	0.59mi	4/2.0	1,996 (-3%)	1mo	$294,900	$148	66
1715 Guswood Dr	0.20mi	3/2.0 (-1)	1,801 (-13%)	2mo	$288,099	$160	63
605 Marlee Dr	0.66mi	3/2.0 (-1)	2,054 (-0%)	2mo	$300,000	$146	62
1290 Binfield Dr	0.75mi	3/2.0 (-1)	1,901 (-8%)	0mo	$294,990	$155	47
2122 Winsbury Way	0.68mi	3/2.0 (-1)	1,771 (-14%)	0mo	$285,000	$161	39
510 Fort Davis Dr	0.72mi	3/2.5 (-1)	2,322 (+13%)	2mo	$384,525	$166	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

5-year hold

• IRR: -19.7%
• Equity multiple: 0.32×
• Total profit: $-57,694
• Equity at exit: $45,327

10-year hold

• IRR: -16.3%
• Equity multiple: 0.15×
• Total profit: $-71,988
• Equity at exit: $26,284

Cash invested: $85,120 (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: 9.6×

Monthly cashflow live

• Estimated rent: $2,636 high
• Mortgage (P&I): −$1,594
• Tax est. 1.5%: −$380 /mo · $4,560/yr
• Insurance: −$127
• HOA: −$50
• Vacancy / Maint / Mgmt: −$553
• Net cashflow: $-69

Break-even live

Break-even rent $2,723

Max offer price $294,052

Occupancy floor 98%

Sensitivity live

Price	-10% $141	-5% $36	+0% $-69	+5% $-174	+10% $-279
Rent	-10% $-277	-5% $-173	+0% $-69	+5% $35	+10% $139
Rate	-1.0pp $84	-0.5pp $9	base $-69	+0.5pp $-148	+1.0pp $-228

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: $76,000
• Closing costs: $9,120
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1408 Grove Pond Rd Forney, TX	4.0	3.5	2543	$3,095	$1.22	45d	1	0.17mi
1412 Grove Pond Rd Forney, TX	4.0	2.0	1708	$2,500	$1.46	20d	1	0.18mi
534 Tuscany Dr Forney, TX	4.0	2.0	2069	$2,500	$1.21	45d	1	0.28mi
2207 Heaton Forney, TX	3.0	2.0	1423	$2,100	$1.48	45d	1	0.31mi
2213 Heaton Forney, TX	3.0	2.0	2146	$2,395	$1.12	18d	1	0.34mi
2213 Heaton Forney, TX	3.0	2.0	2146	$2,395	$1.12	9d	1	0.34mi
525 Ardsley Ln Forney, TX	4.0	2.0	1775	$2,395	$1.35	0d	1	0.36mi
1108 Redcoat Dr , TX	3.0	2.0	1800	$2,250	$1.25	6d	1	0.38mi
2217 Perrymead Dr Forney, TX	3.0	2.0	1423	$2,360	$1.66	6d	1	0.39mi
2225 Heaton Forney, TX	3.0	2.0	1909	$2,150	$1.13	45d	1	0.40mi
1421 Kirkhill Ln Unit 1421 Heath, TX	4.0	3.0	2545	$3,500	$1.38	22d	1	0.42mi
1421 Kirkhill Ln Forney, TX	4.0	3.0	2545	$3,600	$1.41	26d	1	0.42mi
2239 Heaton Forney, TX	5.0	2.5	2780	$3,299	$1.19	19d	1	0.47mi
1012 Barkers Pond Ave Forney, TX	4.0	2.0	1710	$2,295	$1.34	4d	1	0.53mi
209 Chesapeake Dr Forney, TX	4.0	3.5	2950	$3,400	$1.15	45d	1	0.56mi
2016 Croftbank St Forney, TX	3.0	2.5	1920	$2,600	$1.35	0d	1	0.57mi
2127 Pecan Ridge Dr Forney, TX	3.0	2.0	2113	$2,100	$0.99	45d	1	0.58mi
1105 N Gateway Blvd Forney, TX	1.0–3.0	1.0–2.0	987	$1,842	$1.87	0d	30	0.65mi
2023 Avondown Rd Forney, TX	3.0	2.0	1640	$2,191	$1.34	0d	1	0.66mi
1025 Dunhill Ln Forney, TX	4.0	2.0	2273	$2,450	$1.08	3d	1	0.74mi
1750 Gleasondale Pl Forney, TX	3.0	2.0	1633	$2,200	$1.35	45d	1	0.74mi
1759 Gleasondale Pl Forney, TX	3.0	2.0	1726	$2,050	$1.19	26d	1	0.75mi
1430 Everett Gardens Way Forney, TX	3.0	2.0	1465	$1,950	$1.33	14d	1	0.75mi
635 Brockwell Bnd Forney, TX	4.0	3.0	2506	$3,300	$1.32	21d	1	0.78mi
2902 Hanscom St Forney, TX	4.0	3.5	2657	$3,200	$1.20	45d	1	0.79mi
2105 Cardinal Dr Forney, TX	4.0	2.0	1763	$2,200	$1.25	23d	1	0.80mi
2201 Woodberry Dr Forney, TX	3.0	2.0	1839	$2,050	$1.11	45d	1	0.81mi
1462 Everett Gardens Way Forney, TX	4.0	2.0	1858	$2,195	$1.18	3d	1	0.82mi
1462 Everett Gardens Way Forney, TX	4.0	2.0	1858	$2,195	$1.18	26d	1	0.82mi
236 Pennridge Dr Forney, TX	3.0	2.0	1871	$2,295	$1.23	26d	1	0.87mi
120 Garner Ct Forney, TX	3.0	2.0	2214	$2,500	$1.13	45d	1	0.87mi
108 Antler Trl Forney, TX	4.0	2.0	2250	$2,449	$1.09	26d	1	0.87mi
1410 Crossford Trl Forney, TX	3.0	2.5	2707	$2,650	$0.98	3d	1	0.88mi
236 Archer Way Forney, TX	3.0	2.0	2016	$2,300	$1.14	20d	1	0.88mi
1448 Kingswell Ln Forney, TX	4.0	3.0	2208	$2,950	$1.34	26d	1	0.94mi
2421 Eldor Way Forney, TX	4.0	2.0	1680	$2,195	$1.31	26d	1	0.95mi
293 Arbury Dr Forney, TX	4.0	3.5	2928	$2,801	$0.96	26d	1	0.99mi
293 Arbury Dr Forney, TX	4.0	3.5	2928	$2,590	$0.88	9d	1	0.99mi
2121 Juniper Dr Forney, TX	4.0	2.0	1935	$2,249	$1.16	4d	1	0.99mi
1017 Somerset Cir Forney, TX	3.0	2.0	2185	$2,375	$1.09	9d	1	0.99mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 10 events

1. 2026-06-18
   status $303,999 Pending 8 DOM
2. 2026-06-18
   days on market $303,999 Active 8 DOM
3. 2026-06-17
   price $303,999 Active 7 DOM
4. 2026-06-17
   days on market $307,999 Active 7 DOM
5. 2026-06-16
   days on market $307,999 Active 6 DOM
6. 2026-06-15
   days on market $307,999 Active 5 DOM
7. 2026-06-13
   days on market $307,999 Active 3 DOM
8. 2026-06-13
   pricedays on marketlisting id $307,999 Active 2 DOM
9. 2026-06-08
   remarks 489-char remark
10. 2026-06-08
    listed $329,999 Active 1 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: $31,627
• − Mortgage interest: −$17,029
• − Property taxes: −$4,560
• − Insurance: −$1,520
• − Repairs & maintenance: −$2,530
• − Management: −$2,530
• − HOA: −$600
• − Depreciation: −$8,844
• Taxable loss: −$5,985
• Est. tax savings @ 24.0%: +$1,436
• After-tax cash flow: $612/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

Good 80/100 Cosmetic rehab

This single-story home features a modern open layout with good condition and minimal repairs needed, making it a solid investment.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal and value
• Rental Replace window screens — Improves comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal and value ↑
• Rental Replace window screens — Improves comfort and energy efficiency ↑

ⓘ 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

• 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