Apollo Plan · Terrell, TX 75126

$316,990

5 bd · 3.0 ba · 2,609 sqft · SingleFamily · 504 Days on market

Good condition ↓ 4% 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).

• Cash flow +9.3/30.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Rent growth +2.9/5.0
• 1% rule +2.8/10.0
• DSCR +2.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy living among new home details including granite countertops, stainless steel appliances and open living spaces. There's no shortage of space as homes have a back patio, bonus lofts and walk-in closets. The Apollo comes with roomy floor plans perfect for game nights, entertaining and cookouts with the whole family.

Key facts

• Roomy floor plans
• Walk-in closets
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• BACK PATIO
• BONUS LOFTS
• WALK-IN CLOSETS
• ROOMY FLOOR PLANS

🏗️ New construction. The $316,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $337,333.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $317k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-246 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $302k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $264k (16.7% below list).
• Recommended offer: $264k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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, schools 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.
• Market conditions: Rents rising (+1.4%/yr); 2179 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $10k 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 504 days — a 12% lower offer ($279k) is reasonable based on typical stale-listing flexibility.

Recommended offer $263,911 (16.7% 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. It's been on market 504 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.78% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.13%
• DSCR: 0.86
• GRM: 10.7

CMA / ARV

• ARV (median comp): $337,333
• List price: $316,990
• Delta: -6.03%
• Verdict: FAIR
• Comps: 18 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5916 Sahara	0.02mi	5/3.0	2,609 (0%)	12mo	$329,990	$126	89
6310 Tropicana Ln	0.19mi	5/3.0	2,580 (-1%)	5mo	$288,990	$112	85
6076 Mojave Dr	0.21mi	5/4.0	2,776 (+6%)	3mo	$330,990	$119	73

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: -23.3%
• Equity multiple: 0.21×
• Total profit: $-74,442
• Equity at exit: $50,297

10-year hold

• IRR: -22.7%
• Equity multiple: -0.07×
• Total profit: $-101,283
• Equity at exit: $29,166

Cash invested: $94,453 (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: 2179
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,639 high
• Mortgage (P&I): −$1,769
• Tax est. 1.5%: −$422 /mo · $5,060/yr
• Insurance: −$141
• HOA: −$0
• Vacancy / Maint / Mgmt: −$554
• Net cashflow: $-246

Break-even live

Break-even rent $2,951

Max offer price $301,688

Occupancy floor —

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: $84,333
• Closing costs: $10,120
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6231 Old Bridge Way Forney, TX	4.0	3.0	2308	$2,300	$1.00	1d	1	0.08mi
6229 Old Bridge Way Forney, TX	4.0	2.5	2121	$1,950	$0.92	12d	1	0.08mi
5734 Roadhouse Forney, TX	4.0	2.5	2121	$2,350	$1.11	1d	1	0.10mi
6075 Mojave Dr Forney, TX	5.0	3.0	2777	$2,595	$0.93	15d	1	0.15mi
6076 Mojave Dr Forney, TX	5.0	4.0	2962	$2,595	$0.88	3d	1	0.18mi
6076 Mojave Dr Forney, TX	5.0	4.0	2962	$2,900	$0.98	43d	1	0.18mi
6310 Tropicana Ln Forney, TX	5.0	3.0	2580	$2,685	$1.04	1d	1	0.18mi
4080 Dayton Dr Forney, TX	4.0	2.5	1984	$2,295	$1.16	18d	1	0.58mi
4424 Lassen Trl Forney, TX	4.0	2.0	1984	$2,295	$1.16	43d	1	0.88mi
1129 Clear Dusk Ln Forney, TX	5.0	3.0	2520	$3,600	$1.43	43d	1	0.88mi
1229 Autumn Mist Ln Forney, TX	4.0	3.0	2609	$2,795	$1.07	4d	1	0.96mi
3109 Chillingham Dr Forney, TX	4.0	2.5	2181	$2,199	$1.01	3d	1	1.00mi
3024 Chico Dr Forney, TX	5.0	2.5	2694	$2,350	$0.87	12d	1	1.08mi
9245 Switchgrass Ln Forney, TX	4.0	2.5	3326	$2,700	$0.81	43d	1	1.14mi
1539 Wheatley Way Forney, TX	4.0	3.0	2396	$2,800	$1.17	10d	1	1.18mi
1539 Wheatley Way Forney, TX	4.0	3.0	2396	$2,995	$1.25	17d	1	1.18mi
3017 Villegas Way Forney, TX	4.0	2.5	2153	$2,150	$1.00	43d	1	1.20mi
1535 Calcot Ln Forney, TX	4.0	3.0	2036	$2,600	$1.28	15d	1	1.22mi
3012 Villegas Way Forney, TX	5.0	2.5	2725	$2,400	$0.88	2d	1	1.23mi
9200 Hawthorne Dr Forney, TX	4.0	2.0	2037	$2,440	$1.20	11d	1	1.23mi
8050 Privet St Forney, TX	4.0	2.0	2045	$2,100	$1.03	24d	1	1.33mi
2100 Aster Trl Forney, TX	4.0	2.0	2284	$2,190	$0.96	4d	1	1.46mi

Listing history 30 events

1. 2026-06-18
   days on market $316,990 Active 504 DOM
2. 2026-06-17
   days on market $316,990 Active 503 DOM
3. 2026-06-16
   days on market $316,990 Active 502 DOM
4. 2026-06-15
   days on market $316,990 Active 501 DOM
5. 2026-06-13
   days on market $316,990 Active 499 DOM
6. 2026-06-13
   days on market $316,990 Active 498 DOM
7. 2026-06-09
   days on market $316,990 Active 495 DOM
8. 2026-06-08
   days on market $316,990 Active 494 DOM
9. 2026-06-07
   days on market $316,990 Active 493 DOM
10. 2026-06-04
    days on market $316,990 Active 490 DOM
11. 2026-06-03
    days on market $316,990 Active 489 DOM
12. 2026-06-02
    days on market $316,990 Active 488 DOM
13. 2026-06-01
    days on market $316,990 Active 487 DOM
14. 2026-05-31
    days on market $316,990 Active 486 DOM
15. 2026-04-03
    price $316,990 321-char remark

    Show marketing remark (321 chars)

    Enjoy living among new home details including granite countertops, stainless steel appliances and open living spaces. There's no shortage of space as homes have a back patio, bonus lofts and walk-in closets. The Apollo comes with roomy floor plans perfect for game nights, entertaining and cookouts with the whole family.

16. 2026-01-03
    price $314,990 321-char remark

    Show marketing remark (321 chars)

    Enjoy living among new home details including granite countertops, stainless steel appliances and open living spaces. There's no shortage of space as homes have a back patio, bonus lofts and walk-in closets. The Apollo comes with roomy floor plans perfect for game nights, entertaining and cookouts with the whole family.

17. 2025-12-18
    price $313,990 321-char remark

    Show marketing remark (321 chars)

    Enjoy living among new home details including granite countertops, stainless steel appliances and open living spaces. There's no shortage of space as homes have a back patio, bonus lofts and walk-in closets. The Apollo comes with roomy floor plans perfect for game nights, entertaining and cookouts with the whole family.

18. 2025-12-03
    price $312,990 321-char remark

    Show marketing remark (321 chars)

    Enjoy living among new home details including granite countertops, stainless steel appliances and open living spaces. There's no shortage of space as homes have a back patio, bonus lofts and walk-in closets. The Apollo comes with roomy floor plans perfect for game nights, entertaining and cookouts with the whole family.

19. 2025-10-31
    price $311,990 321-char remark

    Show marketing remark (321 chars)

    Enjoy living among new home details including granite countertops, stainless steel appliances and open living spaces. There's no shortage of space as homes have a back patio, bonus lofts and walk-in closets. The Apollo comes with roomy floor plans perfect for game nights, entertaining and cookouts with the whole family.

20. 2025-10-30
    price $321,990 321-char remark

    Show marketing remark (321 chars)

    Enjoy living among new home details including granite countertops, stainless steel appliances and open living spaces. There's no shortage of space as homes have a back patio, bonus lofts and walk-in closets. The Apollo comes with roomy floor plans perfect for game nights, entertaining and cookouts with the whole family.

21. 2025-10-30
    price $311,990 321-char remark

    Show marketing remark (321 chars)

    Enjoy living among new home details including granite countertops, stainless steel appliances and open living spaces. There's no shortage of space as homes have a back patio, bonus lofts and walk-in closets. The Apollo comes with roomy floor plans perfect for game nights, entertaining and cookouts with the whole family.

22. 2025-09-24
    price $321,990 321-char remark

    Show marketing remark (321 chars)

    Enjoy living among new home details including granite countertops, stainless steel appliances and open living spaces. There's no shortage of space as homes have a back patio, bonus lofts and walk-in closets. The Apollo comes with roomy floor plans perfect for game nights, entertaining and cookouts with the whole family.

23. 2025-08-06
    price $341,990 321-char remark

    Show marketing remark (321 chars)

    Enjoy living among new home details including granite countertops, stainless steel appliances and open living spaces. There's no shortage of space as homes have a back patio, bonus lofts and walk-in closets. The Apollo comes with roomy floor plans perfect for game nights, entertaining and cookouts with the whole family.

24. 2025-08-03
    price $330,990 321-char remark

    Show marketing remark (321 chars)

    Enjoy living among new home details including granite countertops, stainless steel appliances and open living spaces. There's no shortage of space as homes have a back patio, bonus lofts and walk-in closets. The Apollo comes with roomy floor plans perfect for game nights, entertaining and cookouts with the whole family.

25. 2025-04-18
    price $341,990 321-char remark

    Show marketing remark (321 chars)

    Enjoy living among new home details including granite countertops, stainless steel appliances and open living spaces. There's no shortage of space as homes have a back patio, bonus lofts and walk-in closets. The Apollo comes with roomy floor plans perfect for game nights, entertaining and cookouts with the whole family.

26. 2025-04-01
    price $330,990 321-char remark

    Show marketing remark (321 chars)

    Enjoy living among new home details including granite countertops, stainless steel appliances and open living spaces. There's no shortage of space as homes have a back patio, bonus lofts and walk-in closets. The Apollo comes with roomy floor plans perfect for game nights, entertaining and cookouts with the whole family.

27. 2025-03-27
    price $341,990 321-char remark

    Show marketing remark (321 chars)

    Enjoy living among new home details including granite countertops, stainless steel appliances and open living spaces. There's no shortage of space as homes have a back patio, bonus lofts and walk-in closets. The Apollo comes with roomy floor plans perfect for game nights, entertaining and cookouts with the whole family.

28. 2025-03-25
    price $331,990 321-char remark

    Show marketing remark (321 chars)

    Enjoy living among new home details including granite countertops, stainless steel appliances and open living spaces. There's no shortage of space as homes have a back patio, bonus lofts and walk-in closets. The Apollo comes with roomy floor plans perfect for game nights, entertaining and cookouts with the whole family.

29. 2025-03-01
    price $340,990 321-char remark

    Show marketing remark (321 chars)

    Enjoy living among new home details including granite countertops, stainless steel appliances and open living spaces. There's no shortage of space as homes have a back patio, bonus lofts and walk-in closets. The Apollo comes with roomy floor plans perfect for game nights, entertaining and cookouts with the whole family.

30. 2025-01-31
    listed $330,990 Active 321-char remark

    Show marketing remark (321 chars)

    Enjoy living among new home details including granite countertops, stainless steel appliances and open living spaces. There's no shortage of space as homes have a back patio, bonus lofts and walk-in closets. The Apollo comes with roomy floor plans perfect for game nights, entertaining and cookouts with the whole family.

ⓘ 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: $31,669
• − Mortgage interest: −$18,896
• − Property taxes: −$5,060
• − Insurance: −$1,687
• − Repairs & maintenance: −$2,534
• − Management: −$2,534
• − Depreciation: −$9,813
• Taxable loss: −$8,854
• Est. tax savings @ 24.0%: +$2,125
• After-tax cash flow: $-831/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

Good 75/100 Cosmetic rehab

This single-family home in Forney, TX is in good condition with minimal repairs needed. It offers a good investment opportunity with potential for both resale and rental value through cosmetic updates.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics
• Both New countertops and backsplash in kitchen — Enhances functionality and aesthetics
• Both New lighting fixtures throughout — Enhances functionality and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New countertops and backsplash in kitchen — Enhances functionality and aesthetics ↑
• Both New lighting fixtures throughout — Enhances functionality and aesthetics ↑

ⓘ 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: 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

Price history

-4.2% since first listed

16 events — show timeline

• 2026-04-03 Price Changed $316,990 Zillow
• 2026-01-03 Price Changed $314,990 Zillow
• 2025-12-18 Price Changed $313,990 Zillow
• 2025-12-03 Price Changed $312,990 Zillow
• 2025-10-31 Price Changed $311,990 Zillow
• 2025-10-30 Price Changed $321,990 Zillow
• 2025-10-30 Price Changed $311,990 Zillow
• 2025-09-24 Price Changed $321,990 Zillow
• 2025-08-06 Price Changed $341,990 Zillow
• 2025-08-03 Price Changed $330,990 Zillow
• 2025-04-18 Price Changed $341,990 Zillow
• 2025-04-01 Price Changed $330,990 Zillow
• 2025-03-27 Price Changed $341,990 Zillow
• 2025-03-25 Price Changed $331,990 Zillow
• 2025-03-01 Price Changed $340,990 Zillow
• 2025-01-31 Listed $330,990 Zillow