5719 Roadhouse Dr · Terrell, TX 75126

$246,000

3 bd · 2.0 ba · 1,401 sqft · SingleFamily · 17 Days on market

Built 2026 Good condition Est $254k · 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 +12.5/30.0
• ARV discount +8.8/15.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• DSCR +3.7/10.0
• 1% rule +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

This one-story 3 bedroom, 2 bath home is perfect for anyone looking to own. Enjoy conveniences like an updated kitchen with granite countertops, a large island, stainless steel appliances and upgraded cabinets.

Key facts

• Large island
• Updated kitchen
• Granite countertops

Tags

• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• LARGE ISLAND
• STAINLESS STEEL APPLIANCES
• UPGRADED CABINETS

Property features AI

Finance

• Other: Living area approximately 1401; Address: 5719 Roadhouse Dr, Forney, TX 75126; New construction inventory type: Spec; Status: Active
• Financial info: List price: $245,000

Exterior

• Parking: 2 parking spaces
• Utilities: Electric power; Central air (cooling); Heat pump (heating)
• Home design: Single-family (spec plan: Enterprise)

Interior

• Kitchen: Dishwasher; Disposal; Microwave
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating with heat pump; Central air conditioning
• Interior features: Dishwasher; Disposal; Microwave

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $246k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-35 ($-418/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (14.3% below list).
• Recommended offer: $211k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.8% in Terrell — 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 67/100 on livability (#520 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities C-, employment D, 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 26d 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 $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

• It's been on market 17 days — a 2% lower offer ($242k) is reasonable based on typical stale-listing flexibility.

Recommended offer $210,785 (14.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.86% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.61%
• DSCR: 0.97
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $253,581
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6214 Old Bridge Way	0.13mi	3/2.0	1,399 (-0%)	0mo	$225,000	$161	94
6070 Mojave Dr	0.14mi	3/2.0	1,412 (+1%)	3mo	$262,990	$186	90
6808 Bonanza Way	0.22mi	3/2.0	1,401 (0%)	7mo	$233,000	$166	84
6303 Tropicana Ln	0.24mi	3/2.0	1,412 (+1%)	8mo	$238,000	$169	80
5919 Sahara Dr	0.07mi	3/2.5	1,605 (+15%)	4mo	$237,000	$148	67
5936 Sahara	0.08mi	3/2.0	1,200 (-14%)	6mo	$253,490	$211	67
5948 Sahara	0.11mi	3/2.0	1,200 (-14%)	5mo	$245,990	$205	67
6433 Bishop Dr	0.23mi	3/2.0	1,284 (-8%)	12mo	$229,500	$179	65
6113 Harrah Ln	0.22mi	3/2.0	1,326 (-5%)	19mo	$239,900	$181	65
6069 Mojave Dr	0.12mi	2/2.0 (-1)	1,284 (-8%)	14mo	$175,000	$136	64
5928 Sahara	0.08mi	3/2.0	1,200 (-14%)	11mo	$237,990	$198	63
6125 Harrah Ln	0.18mi	3/2.0	1,200 (-14%)	22mo	$244,900	$204	50

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: -19.1%
• Equity multiple: 0.34×
• Total profit: $-45,350
• Equity at exit: $36,679

10-year hold

• IRR: -15.2%
• Equity multiple: 0.20×
• Total profit: $-55,333
• Equity at exit: $21,270

Cash invested: $68,880 (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: 9.7×

Monthly cashflow live

• Estimated rent: $2,108 high
• Mortgage (P&I): −$1,290
• Tax est. 1.5%: −$308 /mo · $3,690/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $-35

Break-even live

Break-even rent $2,152

Max offer price $240,957

Occupancy floor 97%

Sensitivity live

Price	-10% $135	-5% $50	+0% $-35	+5% $-120	+10% $-205
Rent	-10% $-201	-5% $-118	+0% $-35	+5% $48	+10% $132
Rate	-1.0pp $89	-0.5pp $28	base $-35	+0.5pp $-99	+1.0pp $-163

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: $61,500
• Closing costs: $7,380
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5919 Sahara Dr Forney, TX	3.0	2.5	1605	$2,100	$1.31	26d	1	0.06mi
5730 Roadhouse Forney, TX	3.0	2.0	1200	$2,150	$1.79	8d	1	0.07mi
5940 Sahara Dr Forney, TX	4.0	2.5	1700	$2,650	$1.56	0d	1	0.11mi
6222 Old Bridge Way Forney, TX	3.0	2.0	1412	$1,795	$1.27	14d	1	0.13mi
6086 Mojave Dr Forney, TX	3.0	2.0	1412	$1,995	$1.41	9d	1	0.14mi
6215 Old Bridge Way Forney, TX	3.0	2.5	1605	$1,845	$1.15	45d	1	0.16mi
6211 Old Bridge Way Unit 6211OB Heath, TX	3.0	2.0	1412	$1,845	$1.31	4d	1	0.18mi
6309 Tropicana Ln Forney, TX	3.0	2.0	1412	$2,050	$1.45	45d	1	0.22mi
6040 Mojave Dr Forney, TX	3.0	2.5	1826	$1,990	$1.09	26d	1	0.25mi
6109 Harrah Ln Unit 6109HL Heath, TX	3.0	2.0	1401	$1,745	$1.25	4d	1	0.25mi
6029 Mojave Dr Forney, TX	3.0	2.0	1200	$1,695	$1.41	26d	1	0.25mi
6103 Harrah Ln Forney, TX	3.0	2.0	1412	$1,845	$1.31	4d	1	0.27mi
6624 Charleston Dr Forney, TX	3.0	2.0	1412	$2,045	$1.45	5d	1	0.27mi
6101 Harrah Ln Unit 6101HL Heath, TX	3.0	2.0	1401	$1,745	$1.25	26d	1	0.27mi
6658 Charleston Dr Unit 6658CD Heath, TX	3.0	2.5	1605	$1,935	$1.21	9d	1	0.31mi
6012 Mojave Dr Forney, TX	3.0	2.5	1605	$1,845	$1.15	45d	1	0.32mi
3122 Zapta Rd Forney, TX	3.0	2.0	1681	$2,150	$1.28	45d	1	0.92mi
3112 Shorthorn Way Forney, TX	3.0	2.0	1450	$2,150	$1.48	9d	1	1.06mi
3010 Saddleback Way Forney, TX	3.0	2.0	1538	$1,895	$1.23	45d	1	1.09mi
2043 Pleasant Knoll Cir Forney, TX	3.0	2.0	1734	$2,099	$1.21	45d	1	1.10mi
9225 Lone Cypress Dr Forney, TX	3.0	2.0	1605	$2,070	$1.29	0d	1	1.11mi
3133 Angus Dr Forney, TX	3.0	2.0	1681	$2,050	$1.22	45d	1	1.14mi
3088 Chillingham Dr Forney, TX	3.0	2.0	1643	$1,850	$1.13	45d	1	1.15mi
3083 Chillingham Dr Forney, TX	3.0	2.0	1224	$2,800	$2.29	45d	1	1.17mi
3010 McCoy Rd Forney, TX	4.0	2.0	1683	$2,050	$1.22	26d	1	1.21mi
3013 McCoy Rd Forney, TX	3.0	2.0	1643	$1,895	$1.15	26d	1	1.23mi
3095 Barzona Rd Forney, TX	4.0	2.0	1683	$1,850	$1.10	19d	1	1.25mi
3023 Villegas Way Forney, TX	4.0	2.0	1683	$1,875	$1.11	26d	1	1.26mi
1211 Canyon Wren Dr Forney, TX	4.0	2.0	1656	$2,400	$1.45	24d	1	1.31mi
1281 Wedgeleaf Ln Forney, TX	3.0	2.0	1522	$1,805	$1.19	14d	1	1.31mi
3016 Boran Dr Forney, TX	3.0	2.0	1681	$2,100	$1.25	45d	1	1.31mi
1285 Wedgeleaf Ln Forney, TX	3.0	2.0	1522	$1,800	$1.18	45d	1	1.33mi
1621 Sparrow Hawk Rd Forney, TX	3.0	2.0	1522	$1,785	$1.17	24d	1	1.33mi
1220 Canyon Wren Dr Forney, TX	3.0	2.0	1720	$1,815	$1.06	9d	1	1.33mi
3039 Boran Dr Forney, TX	3.0	2.0	1690	$2,000	$1.18	45d	1	1.34mi
1222 Canyon Wren Dr Forney, TX	3.0	2.0	1302	$1,775	$1.36	45d	1	1.34mi
1289 Wedgeleaf Ln Forney, TX	3.0	2.0	1522	$1,785	$1.17	24d	1	1.34mi
3007 Boran Dr Forney, TX	3.0	2.0	1650	$2,200	$1.33	26d	1	1.35mi
1611 Sparrow Hawk Rd Forney, TX	3.0	2.0	1522	$1,800	$1.18	45d	1	1.35mi
1223 Canyon Wren Dr Forney, TX	3.0	2.0	1522	$1,800	$1.18	45d	1	1.35mi

Listing history 12 events

1. 2026-06-21
   days on market $246,000 Active 17 DOM
2. 2026-06-18
   days on market $246,000 Active 14 DOM
3. 2026-06-17
   days on market $246,000 Active 13 DOM
4. 2026-06-16
   days on market $246,000 Active 12 DOM
5. 2026-06-15
   days on market $246,000 Active 11 DOM
6. 2026-06-13
   days on market $246,000 Active 9 DOM
7. 2026-06-13
   pricedays on market $246,000 Active 8 DOM
8. 2026-06-09
   days on market $245,000 Active 5 DOM
9. 2026-06-08
   days on market $245,000 Active 4 DOM
10. 2026-06-07
    days on market $245,000 Active 3 DOM
11. 2026-06-04
    remarks 210-char remark
12. 2026-06-04
    listed $245,000 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: $25,294
• − Mortgage interest: −$13,780
• − Property taxes: −$3,690
• − Insurance: −$1,230
• − Repairs & maintenance: −$2,024
• − Management: −$2,024
• − Depreciation: −$7,156
• Taxable loss: −$4,609
• Est. tax savings @ 24.0%: +$1,106
• After-tax cash flow: $688/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 one-story home is in good condition with recent updates, making it a great option for both resale and rental.

Value-add opportunities

• Both paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both replace carpet in bedrooms — Carpet in bedrooms can be replaced with hardwood or tile for a more modern look and easier maintenance

Renovation cost estimate screening

Value-add ROI direction

• Both paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both replace carpet in bedrooms — Carpet in bedrooms can be replaced with hardwood or tile for a more modern look and easier maintenance ↑

ⓘ 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 — Terrell

• Score: 67/100
• State rank: #520
• US rank: #10213

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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