2109 Berman Dr · Forney, TX
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 4/10 · Minor
- Est. fire insurance / yr
- $1,222 – $2,270
Heat risk 8/10 · Major
- Hot days now (above 110°F)
- 7 days/yr
- Hot days in 30 yrs
- 25 days/yr
Wind risk 6/10 · Moderate
- Chance of severe wind over 30 yrs
- 27.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 1 days/yr
- Unhealthy air days in 30 yrs
- 1 days/yr
Risk factors via First Street. Map © Google.
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 +15.0/15.0
- Cash flow +9.7/30.0
- 1% rule +4.5/10.0
- Livability +3.8/5.0
- Condition / age +3.8/5.0
- Schools +3.5/10.0
- Rent growth +2.9/5.0
- DSCR +2.7/10.0
- Appreciation +0.0/10.0
$240,000
2109 Berman Dr · Forney, TX 75126
3 bd · 2.0 ba · 1,590 sqft · SingleFamily
public records
· 127 Days on market
Built 2022
4,879 sqft lot
2-car garage
$151/sqft
· 24% below area
Est $317k · 24% under
$38/mo HOA · 2% of rent
↓ 21% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks MLS
NEW CONSTRUCTION: Travis Ranch by Centex in Forney. One-story Taft plan - Elevation X. Available for Nov - Dec 2022 move-in. 3BR, 2BA + Large Kitchen Island + Onsite Elementary School + Community Pool & Playground + 2inch Faux Wood Blinds + Upgraded Stone Elevation - 1,512 sq. ft. Spacious home with two secondary bedrooms and a large gathering room.
Key facts
- Open-concept design
- Large center island
- Spacious kitchen
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/2.0-bath single-family listed at $240k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-160 ($-2k/yr) — negative.
- To cash-flow at today's rent, offer at most $212k (11.8% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (4.9% below list).
- Recommended offer: $211k (12.0% below list) — sets the bar for market timing.
- Cap rate 5.5% vs local median 4.2% 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: Lewis El (math 32% / reading 32%, grade F, #2,268 of 4,322 statewide, top 55%, 763 students, 50% 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 52% FRL vs 26% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
- Market conditions: Rents rising (+1.4%/yr); 3349 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 115d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% 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
- It's been on market 127 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
- 4 sale attempts since 4y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
Risks & watch-outs
- Watch-outs: property tax is 2.8% of price.
- Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$211,200
(12.0% below list)
Questions for the listing agent
- 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?
- It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- 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
- 0.95% ✗
- Cap rate
- 5.49%
- Cash-on-cash
- -2.86%
- DSCR
- 0.87
- GRM
- 8.8
CMA / ARV
- ARV (median comp)
- $317,236
- List price
- $240,000
- Delta
- -24.35%
- 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 |
|---|---|---|---|---|---|---|---|
| 1021 Norias Dr | 0.31mi | 3/2.0 | 1,632 (+3%) | 6mo | $249,999 | $153 | 76 |
| 1605 Ackerly Dr | 0.17mi | 3/2.0 | 1,429 (-10%) | 3mo | $235,000 | $164 | 73 |
| 1084 Norias Dr | 0.21mi | 3/2.5 | 1,736 (+9%) | 3mo | $250,000 | $144 | 70 |
| 2136 Erika Ln | 0.44mi | 3/2.0 | 1,740 (+9%) | 0mo | $239,900 | $138 | 64 |
| 1610 Kalamath St | 0.33mi | 3/2.0 | 1,418 (-11%) | 5mo | $225,000 | $159 | 62 |
| 2323 Mount Olive Ln | 0.29mi | 3/2.0 | 1,788 (+12%) | 5mo | $269,900 | $151 | 62 |
| 1715 Ackerly Dr | 0.27mi | 3/2.5 | 1,816 (+14%) | 2mo | $255,000 | $140 | 60 |
| 1016 Camp Verde Dr | 0.70mi | 3/2.0 | 1,508 (-5%) | 3mo | $214,900 | $143 | 56 |
| 2028 Uvalde Dr | 0.70mi | 3/2.0 | 1,703 (+7%) | 2mo | $240,000 | $141 | 54 |
| 1051 Spofford Dr | 0.24mi | 4/3.0 (+1) | 1,825 (+15%) | 3mo | $239,000 | $131 | 53 |
| 4407 Stockdale Ln | 0.63mi | 4/2.0 (+1) | 1,703 (+7%) | 6mo | $285,000 | $167 | 49 |
| 3922 Sidney Ln | 0.57mi | 4/2.0 (+1) | 1,824 (+15%) | 5mo | $279,900 | $153 | 40 |
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
- -23.1%
- Equity multiple
- 0.22×
- Total profit
- $-52,427
- Equity at exit
- $35,785
10-year hold
- IRR
- -23.1%
- Equity multiple
- -0.07×
- Total profit
- $-72,069
- Equity at exit
- $20,751
Cash invested: $67,200 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 61 active · 43 under contract
- Months of supply
- 11.4 mo (9%/mo absorbed)
- Median asking
- $274,900 ($160/sqft)
- Median days on market
- 100 d
- This list price
- 11% of active listings are priced below it
- ARV vs active asking
- +24.5% above current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 75126
- Rents YoY
- 1.4%
- Active inventory
- 3349
- Price-to-rent
- 8.8×
Monthly cashflow live
↻
- Estimated rent
- $2,282 high interval (Pro) →
- Mortgage (P&I)
- −$1,259
- Tax from tax record
- −$566 /mo · $6,797/yr
- Insurance
- −$100
- HOA
- −$38
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$479
- Net cashflow
- $-160
Break-even live
Break-even rent
$2,485
Max offer price
$211,747
Occupancy floor
—
Sensitivity live
| Price | -10% $-24 | -5% $-92 | +0% $-160 | +5% $-228 | +10% $-296 |
|---|---|---|---|---|---|
| Rent | -10% $-340 | -5% $-250 | +0% $-160 | +5% $-70 | +10% $20 |
| Rate | -1.0pp $-39 | -0.5pp $-99 | base $-160 | +0.5pp $-222 | +1.0pp $-285 |
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
- $60,000
- Closing costs
- $7,200
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 1860 Ballinger Dr Forney, TX | 4.0 | 2.5 | 2036 | $2,300 | $1.13 | 22d | 1 | 0.06mi |
| 1427 Ganado Dr Forney, TX | 4.0 | 2.0 | 1512 | $2,095 | $1.39 | 163d | 1 | 0.18mi |
| 1427 Ganado Dr Forney, TX | 3.0 | 2.0 | 1520 | $1,895 | $1.25 | 135d | 1 | 0.18mi |
| 1427 Ganado Dr Forney, TX | 4.0 | 2.0 | 1512 | $1,895 | $1.25 | 131d | 1 | 0.18mi |
| 1080 Norias Dr Forney, TX | 3.0 | 2.0 | 1704 | $2,200 | $1.29 | 102d | 1 | 0.21mi |
| 1431 Lumberton Dr Forney, TX | 4.0 | 2.5 | 2158 | $2,200 | $1.02 | 35d | 1 | 0.26mi |
| 2317 Mount Olive Ln Forney, TX | 3.0 | 2.0 | 1728 | $2,200 | $1.27 | 129d | 1 | 0.30mi |
| 1804 Arcola Ct Forney, TX | 4.0 | 3.0 | 1619 | $1,895 | $1.17 | 153d | 1 | 0.30mi |
| 1804 Arcola Ct Forney, TX | 4.0 | 2.5 | 1619 | $1,895 | $1.17 | 156d | 1 | 0.30mi |
| 1329 Rosenberg Dr Forney, TX | 4.0 | 2.0 | 2000 | $2,100 | $1.05 | 184d | 1 | 0.33mi |
| 1023 Spofford Dr Forney, TX | 4.0 | 3.0 | 1941 | $2,369 | $1.22 | 114d | 1 | 0.33mi |
| 17235 Lake Ray Hubbard Dr Unit Labs Forney, TX | 2.0 | 1.0 | 1056 | $2,950 | $2.79 | 88d | 1 | 0.35mi |
| 2143 Erika Ln Forney, TX | 3.0 | 2.0 | 1680 | $2,100 | $1.25 | 119d | 1 | 0.40mi |
| 2258 Templin Ave Forney, TX | 4.0 | 2.0 | 1988 | $2,300 | $1.16 | 159d | 1 | 0.40mi |
| 1215 Mount Olive Ln Forney, TX | 4.0 | 2.0 | 1949 | $2,195 | $1.13 | 57d | 1 | 0.42mi |
| 1072 Sublime Dr Forney, TX | 4.0 | 3.0 | 2059 | $2,500 | $1.21 | 9d | 1 | 0.42mi |
| 1004 Trickham Dr Forney, TX | 3.0 | 2.0 | 1825 | $2,250 | $1.23 | 140d | 1 | 0.42mi |
| 2324 Neff Ln Forney, TX | 3.0 | 2.0 | 1520 | $2,200 | $1.45 | 10d | 1 | 0.42mi |
| 2142 Erika Ln Forney, TX | 3.0 | 2.0 | 2120 | $2,200 | $1.04 | 9d | 1 | 0.42mi |
| 4122 Ellinger Dr Forney, TX | 4.0 | 3.0 | 2224 | $2,625 | $1.18 | 104d | 1 | 0.44mi |
| 2126 Hobby Dr Forney, TX | 3.0 | 2.5 | 1882 | $1,950 | $1.04 | 10d | 1 | 0.46mi |
| 2907 Doggett Dr Forney, TX | 4.0 | 2.5 | 2139 | $2,890 | $1.35 | 12d | 1 | 0.47mi |
| 2907 Doggett Dr Forney, TX | 4.0 | 2.5 | 2139 | $2,950 | $1.38 | 108d | 1 | 0.47mi |
| 3949 Sidney Ln Forney, TX | 4.0 | 2.0 | 1952 | $2,550 | $1.31 | 123d | 1 | 0.47mi |
| 1004 Alexa Dr Forney, TX | 3.0 | 2.0 | 1764 | $1,950 | $1.11 | 10d | 1 | 0.50mi |
| 3935 Sidney Ln Forney, TX | 4.0 | 2.0 | 2003 | $2,675 | $1.34 | 184d | 1 | 0.50mi |
| 3936 Sidney Ln Forney, TX | 4.0 | 3.0 | 2182 | $2,600 | $1.19 | 79d | 1 | 0.53mi |
| 3127 Maverick Dr Forney, TX | 4.0 | 2.0 | 2129 | $2,750 | $1.29 | 163d | 1 | 0.55mi |
| 1622 Governors Blvd Heath, TX | 3.0 | 2.5 | 1800 | $3,000 | $1.67 | 184d | 1 | 0.59mi |
| 1606 Governors Blvd Heath, TX | 3.0 | 2.5 | 1791 | $3,000 | $1.68 | 165d | 1 | 0.59mi |
| 1037 Johnson City Ave Forney, TX | 3.0 | 2.0 | 1660 | $1,895 | $1.14 | 160d | 1 | 0.60mi |
| 1037 Johnson City Ave Forney, TX | 3.0 | 2.0 | 1660 | $1,895 | $1.14 | 165d | 1 | 0.60mi |
| 2206 Hartley Dr Forney, TX | 3.0 | 2.0 | 1900 | $2,375 | $1.25 | 113d | 1 | 0.60mi |
| 1019 Rumley Rd Forney, TX | 3.0 | 2.0 | 1974 | $1,999 | $1.01 | 14d | 1 | 0.60mi |
| 1019 Rumley Rd Forney, TX | 3.0 | 2.0 | 1974 | $1,999 | $1.01 | 10d | 1 | 0.60mi |
| 1105 Mule Deer Rd Forney, TX | 4.0 | 2.0 | 2180 | $2,100 | $0.96 | 1d | 1 | 0.60mi |
| 2010 Diamondback Forney, TX | 3.0 | 2.0 | 1750 | $2,099 | $1.20 | 165d | 1 | 0.61mi |
| 1031 Johnson City Ave Forney, TX | 3.0 | 2.0 | 1609 | $1,950 | $1.21 | 145d | 1 | 0.62mi |
| 2045 Tahoka Ln Heath, TX | 4.0 | 2.0 | 1830 | $2,400 | $1.31 | 10d | 1 | 0.66mi |
| 5010 Flanagan Dr Forney, TX | 4.0 | 2.0 | 2047 | $2,450 | $1.20 | 10d | 1 | 0.67mi |
Property features AI
Finance
- Other
- Possession at closing/funding or with lease outstanding
- HOA & community
- Mandatory HOAHOA management: Travis RanchHOA dues include management feesHOA fee $460 annually
Exterior
- Parking
- Attached 2-car garage (garage faces front, garage door opener)2 covered parking spaces2 carport spaces
- Utilities
- City waterCity sewerCo-op electricElectricity availableLocated in a Municipal Utility District (MUD)
- Home design
- Single-family residenceResidential propertyBuilt in 2022Slab foundationComposition roofNot attached to other unitsSubdivision: Travis Ranch Ph 2k
- Construction
- Brick and wood construction
- Exterior features
- Landscaped yardWood fence
Interior
- Kitchen
- DishwasherGas ovenGas rangeMicrowaveKitchen islandDisposal
- Bedrooms
- Primary bedroom (Level 1, approx. 14 x 12)Bedroom (Level 1, approx. 10 x 10)Bedroom (Level 1, approx. 10 x 10)
- Flooring
- CarpetCeramic tile
- Bathrooms
- 2 full bathrooms
- Heating & cooling
- Central airCeiling fan(s)Natural gas heating
- Interior features
- Open floorplanKitchen islandHigh-speed internet available8 total rooms1 living area1 dining areaOne-level home
- Laundry & utility
- DryerGas water heaterTankless water heater
HOA detail $38/mo · $456/yr
- Likely covers
- pool
Listing history 50 events
-
2026-09-30days on market $240,000 Active 127 DOM
-
2026-09-29days on market $240,000 Active 126 DOM
-
2026-09-28days on market $240,000 Active 125 DOM
-
2026-09-27days on market $240,000 Active 124 DOM
-
2026-09-26days on market $240,000 Active 123 DOM
-
2026-09-25days on market $240,000 Active 122 DOM
-
2026-09-24days on market $240,000 Active 121 DOM
-
2026-09-23days on market $240,000 Active 120 DOM
-
2026-09-22days on market $240,000 Active 119 DOM
-
2026-09-21days on market $240,000 Active 118 DOM
-
2026-09-20days on market $240,000 Active 117 DOM
-
2026-09-19days on market $240,000 Active 116 DOM
-
2026-09-18days on market $240,000 Active 115 DOM
-
2026-09-17days on market $240,000 Active 114 DOM
-
2026-09-16days on market $240,000 Active 113 DOM
-
2026-09-15days on market $240,000 Active 112 DOM
-
2026-09-14days on market $240,000 Active 111 DOM
-
2026-09-13days on market $240,000 Active 110 DOM
-
2026-09-12days on market $240,000 Active 109 DOM
-
2026-09-11days on market $240,000 Active 108 DOM
-
2026-09-05days on market $240,000 Active 102 DOM
-
2026-09-04days on market $240,000 Active 101 DOM
-
2026-09-02days on market $240,000 Active 99 DOM
-
2026-08-31days on market $240,000 Active 97 DOM
-
2026-08-29days on market $240,000 Active 95 DOM
-
2026-08-28days on market $240,000 Active 94 DOM
-
2026-08-27days on market $240,000 Active 93 DOM
-
2026-08-25days on market $240,000 Active 91 DOM
-
2026-08-24days on market $240,000 Active 90 DOM
-
2026-08-23days on market $240,000 Active 89 DOM
-
2026-08-22days on market $240,000 Active 88 DOM
-
2026-08-21days on market $240,000 Active 87 DOM
-
2026-08-20days on market $240,000 Active 86 DOM
-
2026-08-19days on market $240,000 Active 85 DOM
-
2026-08-18days on market $240,000 Active 84 DOM
-
2026-08-17days on market $240,000 Active 83 DOM
-
2026-08-16days on market $240,000 Active 82 DOM
-
2026-08-15days on market $240,000 Active 81 DOM
-
2026-08-14days on market $240,000 Active 80 DOM
-
2026-08-13days on market $240,000 Active 79 DOM
-
2026-08-12days on market $240,000 Active 78 DOM
-
2026-08-11days on market $240,000 Active 77 DOM
-
2026-08-10days on market $240,000 Active 76 DOM
-
2026-08-09days on market $240,000 Active 75 DOM
-
2026-08-08days on market $240,000 Active 74 DOM
-
2026-08-06days on market $240,000 Active 72 DOM
-
2026-08-05days on market $240,000 Active 71 DOM
-
2026-08-04days on market $240,000 Active 70 DOM
-
2026-08-03days on market $240,000 Active 69 DOM
-
2026-07-31days on market $240,000 Active 66 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Tax reassessment forecast TX · Resets to sale price
- Current annual tax
- $6,797 · $566/mo
- Projected year-2 tax
- $6,797 · $566/mo
- Expected delta
- $0/yr ($0/mo · 0.0%)
ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.
Climate risk First Street
- Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
- Wildfire 4/10 Moderate
- Heat 8/10 Severe 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
- Wind 6/10 Major 27% chance of damaging wind over 30 yrs
- Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $27,388
- − Mortgage interest
- −$13,444
- − Property taxes
- −$6,797
- − Insurance
- −$1,200
- − Repairs & maintenance
- −$2,191
- − Management
- −$2,191
- − HOA
- −$456
- − Depreciation
- −$6,982
- Taxable loss
- −$5,872
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$1,409
- After-tax cash flow
- $-510/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
75/100
Cosmetic rehab
Est. rehab $7,950–$23,850 screening
This nearly new home in Travis Ranch is in good condition with a good condition score of 75. It has a good kitchen, bathrooms, and exterior. The home is move-in ready with minor maintenance items to address.
Value-add opportunities
- Both Paint the exterior walls — Fresh paint can enhance curb appeal and increase both resale and rental value. ↑
- Both Clean the gutters — Clean gutters improve the home's appearance and prevent water damage ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 35/100
Zoned Schools
Elementary
Lewis El
F
TX #2,268/4,322
Nat'l #24,950/41,679
Middle
Jackson Middle
High
North Forney H S
F
TX #866/1,632
Nat'l #8,796/17,239
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
B
Composite livability gradescore 76/100
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 · 138,716 people
- City population
- 84,799
- Metro
- Dallas-Fort Worth-Arlington, TX
- Population (ZIP)
- 84,799
- Household income
- $103,673
- Rent vs Own
- Severe rent burden
- 20% of renters
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%
- 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 |
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| Technology | 5 | $198B |
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| Engineering / Construction | 4 | $72B |
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| Energy Services | 3 | $60B |
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| Utilities | 3 | $41B |
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| Healthcare | 2 | $330B |
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Price history
-21.3% since first listed13 events — show timeline
- 2026-05-20 Listed $255,000 NTREIS
- 2026-03-29 Listing Removed — NTREIS
- 2026-01-17 Price Changed $255,000 NTREIS
- 2025-11-12 Listed $270,000 NTREIS
- 2023-05-18 Sold (MLS) — NTREIS
- 2023-04-17 Pending — NTREIS
- 2023-04-14 Price Changed $312,090 NTREIS
- 2023-04-14 Relisted — NTREIS
- 2023-02-17 Pending — NTREIS
- 2023-02-16 Price Changed $293,990 NTREIS
- 2023-01-20 Price Changed $298,990 NTREIS
- 2022-09-23 Price Changed $308,990 NTREIS
- 2022-09-02 Listed $323,990 NTREIS
Property tax history
+35.6%/yrLatest (2025): $6,797 · -7.6% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…