1025 Humble Way · Forney, TX 75126

$368,000

3 bd · 2.0 ba · 3,126 sqft · SingleFamily public records · 63 Days on market

Built 2012 10,498 sqft lot $118/sqft · 11% below area Est $414k · 11% under $21/mo HOA · 1% of rent

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Why this score? — see what drove the F 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 +12.5/15.0
• Cash flow +5.9/30.0
• Schools +4.0/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautiful home in a desirable Forney neighborhood! Features an open-concept floor plan with abundant natural light, spacious living area, and a modern kitchen with ample cabinet and counter space. This home includes well-sized bedrooms with comfortable layouts, along with a private primary suite designed for relaxation, en-suite bathroom features double sinks, seperate shower, tub, and walk-in closet. Spacious second-floor living area ideal for a game room, media space, or flexible lounge. Includes a private bedroom and full bath—perfect for guests, multigenerational living, or a dedicated 2nd home office suite. Comfortable layout offers added privacy and versatility. Large backyard with extended back porch and pergola—perfect for entertaining or relaxing. Conveniently located near schools, shopping, dining, and major highways. This home features thoughtful details throughout that create a warm and welcoming atmosphere.

Key facts

• Large backyard
• Extended back porch
• En-suite bathroom

Tags

• OPEN-CONCEPT FLOOR PLAN
• MODERN KITCHEN
• PRIVATE PRIMARY SUITE
• EN-SUITE BATHROOM
• LARGE BACKYARD
• EXTENDED BACK PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $368k.

Deal economics

• At list price, monthly cash flow is $-722 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (34.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $271k (26.3% below list).
• Recommended offer: $240k (34.7% below list) — sets the bar for cash-flow.

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: Rhea Int (math 57% / reading 47%, grade C+, #301 of 1,662 statewide, top 19%, 833 students, 26% FRL); Warren Middle (math 43% / reading 50%, grade D+, #443 of 1,662 statewide, top 28%, 903 students, 26% FRL); Forney H S (math 64% / reading 58%, grade C+, #258 of 1,632 statewide, top 16%, 2,272 students, 28% FRL) — zoned schools at 26% FRL track the district average.
• Market conditions: Rents rising (+1.4%/yr); 2200 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).
• 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 $3k of loan paydown is wiped out by about $11k 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 63 days — a 6% lower offer ($346k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $52k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $240,392 (34.7% 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 63 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.74% ✗
• Cap rate: 3.94%
• Cash-on-cash: -8.41%
• DSCR: 0.63
• GRM: 11.3

CMA / ARV

• ARV (median comp): $414,131
• List price: $368,000
• Delta: -11.14%
• 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
1118 Ranger Rd	0.18mi	4/3.0 (+1)	3,301 (+6%)	3mo	$425,000	$129	71
225 Redford Ln	0.56mi	4/2.5 (+1)	3,187 (+2%)	9mo	$494,460	$155	56
1113 Seguin Rd	0.13mi	4/3.5 (+1)	2,752 (-12%)	9mo	$276,540	$100	55
1233 Altuda Dr	0.55mi	4/3.5 (+1)	3,137 (+0%)	12mo	$499,900	$159	53
251 Redford Ln	0.50mi	4/3.0 (+1)	3,027 (-3%)	12mo	$432,641	$143	52
10176 Country View Ln	0.64mi	4/2.5 (+1)	3,328 (+6%)	1mo	$600,000	$180	52
424 Anderson Ln	0.46mi	4/4.0 (+1)	3,340 (+7%)	3mo	$599,000	$179	51
221 Redford Ln	0.55mi	4/3.0 (+1)	3,027 (-3%)	12mo	$423,086	$140	50
1261 Altuda Dr	0.65mi	4/3.0 (+1)	3,003 (-4%)	10mo	$459,900	$153	45
714 Truchas	0.68mi	4/3.0 (+1)	3,027 (-3%)	15mo	$399,416	$132	41
1328 Lone Hill Ln	0.69mi	4/3.5 (+1)	3,475 (+11%)	7mo	$415,000	$119	32
111 Foggy Branch Trl	0.53mi	4/3.5 (+1)	2,692 (-14%)	12mo	$385,000	$143	31

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: -33.1%
• Equity multiple: -0.06×
• Total profit: $-109,647
• Equity at exit: $54,870

10-year hold

• IRR: -52.0%
• Equity multiple: -0.66×
• Total profit: $-170,632
• Equity at exit: $31,818

Cash invested: $103,040 (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: 11.3×

Monthly cashflow live

• Estimated rent: $2,714 high
• Mortgage (P&I): −$1,930
• Tax from tax record: −$762 /mo · $9,144/yr
• Insurance: −$153
• HOA: −$21
• Vacancy / Maint / Mgmt: −$570
• Net cashflow: $-722

Break-even live

Break-even rent $3,628

Max offer price $240,392

Occupancy floor —

Sensitivity live

Price	-10% $-514	-5% $-618	+0% $-722	+5% $-827	+10% $-931
Rent	-10% $-937	-5% $-830	+0% $-722	+5% $-615	+10% $-508
Rate	-1.0pp $-537	-0.5pp $-629	base $-722	+0.5pp $-818	+1.0pp $-915

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: $92,000
• Closing costs: $11,040
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1021 Ellis Way Forney, TX	4.0	3.0	3155	$2,995	$0.95	45d	1	0.32mi
1308 Middlebrooks Dr Forney, TX	4.0	2.5	2231	$2,650	$1.19	46d	1	0.61mi
2503 Blue Oasis Ct Forney, TX	4.0	2.5	2127	$2,499	$1.17	8d	1	0.73mi
2302 Doe Branch Ln Forney, TX	4.0	2.5	2457	$2,750	$1.12	23d	1	0.76mi
107 Huckleberry Rd Forney, TX	4.0	2.5	2186	$2,900	$1.33	45d	1	0.84mi
203 Spruce Trl Forney, TX	4.0	2.5	2934	$2,350	$0.80	45d	1	1.17mi
4170 Plateau Dr Forney, TX	4.0	2.0	2100	$3,573	$1.70	45d	1	1.38mi
106 Painted Trl Forney, TX	4.0	2.0	2926	$2,725	$0.93	14d	1	1.41mi
106 Painted Trl Forney, TX	4.0	2.5	2926	$2,395	$0.82	45d	1	1.41mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 16 events

1. 2026-06-04
   status $368,000 Pending 63 DOM
2. 2026-06-03
   days on market $368,000 Active 63 DOM
3. 2026-06-02
   days on market $368,000 Active 62 DOM
4. 2026-06-01
   days on market $368,000 Active 61 DOM
5. 2026-05-31
   days on market $368,000 Active 60 DOM
6. 2026-05-02
   price $389,000 961-char remark

   Show marketing remark (961 chars)

   Welcome to this beautiful home in a desirable Forney neighborhood! Features an open-concept floor plan with abundant natural light, spacious living area, and a modern kitchen with ample cabinet and counter space. This home includes well-sized bedrooms with comfortable layouts, along with a private primary suite designed for relaxation, en-suite bathroom features double sinks, seperate shower, tub, and walk-in closet. Spacious second-floor living area ideal for a game room, media space, or flexible lounge. Includes a private bedroom and full bath—perfect for guests, multigenerational living, or a dedicated 2nd home office suite. Comfortable layout offers added privacy and versatility. Large backyard with extended back porch and pergola—perfect for entertaining or relaxing. Conveniently located near schools, shopping, dining, and major highways. This home features thoughtful details throughout that create a warm and welcoming atmosphere.

7. 2026-04-16
   price $399,900 961-char remark

   Show marketing remark (961 chars)

   Welcome to this beautiful home in a desirable Forney neighborhood! Features an open-concept floor plan with abundant natural light, spacious living area, and a modern kitchen with ample cabinet and counter space. This home includes well-sized bedrooms with comfortable layouts, along with a private primary suite designed for relaxation, en-suite bathroom features double sinks, seperate shower, tub, and walk-in closet. Spacious second-floor living area ideal for a game room, media space, or flexible lounge. Includes a private bedroom and full bath—perfect for guests, multigenerational living, or a dedicated 2nd home office suite. Comfortable layout offers added privacy and versatility. Large backyard with extended back porch and pergola—perfect for entertaining or relaxing. Conveniently located near schools, shopping, dining, and major highways. This home features thoughtful details throughout that create a warm and welcoming atmosphere.

8. 2026-04-03
   price $410,000 961-char remark

   Show marketing remark (961 chars)

   Welcome to this beautiful home in a desirable Forney neighborhood! Features an open-concept floor plan with abundant natural light, spacious living area, and a modern kitchen with ample cabinet and counter space. This home includes well-sized bedrooms with comfortable layouts, along with a private primary suite designed for relaxation, en-suite bathroom features double sinks, seperate shower, tub, and walk-in closet. Spacious second-floor living area ideal for a game room, media space, or flexible lounge. Includes a private bedroom and full bath—perfect for guests, multigenerational living, or a dedicated 2nd home office suite. Comfortable layout offers added privacy and versatility. Large backyard with extended back porch and pergola—perfect for entertaining or relaxing. Conveniently located near schools, shopping, dining, and major highways. This home features thoughtful details throughout that create a warm and welcoming atmosphere.

9. 2026-03-19
   listed $420,000 Active 961-char remark

   Show marketing remark (961 chars)

   Welcome to this beautiful home in a desirable Forney neighborhood! Features an open-concept floor plan with abundant natural light, spacious living area, and a modern kitchen with ample cabinet and counter space. This home includes well-sized bedrooms with comfortable layouts, along with a private primary suite designed for relaxation, en-suite bathroom features double sinks, seperate shower, tub, and walk-in closet. Spacious second-floor living area ideal for a game room, media space, or flexible lounge. Includes a private bedroom and full bath—perfect for guests, multigenerational living, or a dedicated 2nd home office suite. Comfortable layout offers added privacy and versatility. Large backyard with extended back porch and pergola—perfect for entertaining or relaxing. Conveniently located near schools, shopping, dining, and major highways. This home features thoughtful details throughout that create a warm and welcoming atmosphere.

10. 2018-05-01
    soldstatus
11. 2018-04-30
    soldstatus Sold 361-char remark

    Show marketing remark (361 chars)

    Beautiful traditional style home with over 3100 sq ft. on oversized lot with over $10000. in upgrades. Beautiful granite countertops, hardwood floors, fireplace, 12 foot ceilings and gas appliances. Office downstairs and huge bonus room up that can be a gym, gameroom or movie room. Awesome floorplan bedrooms downstairs. Large yard with relaxing covered patio.

12. 2018-04-04
    historical Active Option Contract 361-char remark

    Show marketing remark (361 chars)

    Beautiful traditional style home with over 3100 sq ft. on oversized lot with over $10000. in upgrades. Beautiful granite countertops, hardwood floors, fireplace, 12 foot ceilings and gas appliances. Office downstairs and huge bonus room up that can be a gym, gameroom or movie room. Awesome floorplan bedrooms downstairs. Large yard with relaxing covered patio.

13. 2018-04-01
    price $299,500 361-char remark

    Show marketing remark (361 chars)

    Beautiful traditional style home with over 3100 sq ft. on oversized lot with over $10000. in upgrades. Beautiful granite countertops, hardwood floors, fireplace, 12 foot ceilings and gas appliances. Office downstairs and huge bonus room up that can be a gym, gameroom or movie room. Awesome floorplan bedrooms downstairs. Large yard with relaxing covered patio.

14. 2018-03-11
    listed $299,999 Active 361-char remark

    Show marketing remark (361 chars)

    Beautiful traditional style home with over 3100 sq ft. on oversized lot with over $10000. in upgrades. Beautiful granite countertops, hardwood floors, fireplace, 12 foot ceilings and gas appliances. Office downstairs and huge bonus room up that can be a gym, gameroom or movie room. Awesome floorplan bedrooms downstairs. Large yard with relaxing covered patio.

15. 2013-09-17
    soldstatus Closed
16. 2013-05-03
    listed $252,390 Active

ⓘ 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: $9,144 · $762/mo
• Projected year-2 tax: $9,144 · $762/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 24 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

Taxation est. · year 1

• Rental income: $32,564
• − Mortgage interest: −$20,614
• − Property taxes: −$9,144
• − Insurance: −$1,840
• − Repairs & maintenance: −$2,605
• − Management: −$2,605
• − HOA: −$252
• − Depreciation: −$10,705
• Taxable loss: −$15,201
• Est. tax savings @ 24.0%: +$3,648
• After-tax cash flow: $-5,020/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

• Census place: Forney, TX
• 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

+54.1% since first listed

11 events — show timeline

• 2026-05-02 Price Changed $389,000 NTREIS
• 2026-04-16 Price Changed $399,900 NTREIS
• 2026-04-03 Price Changed $410,000 NTREIS
• 2026-03-19 Listed $420,000 NTREIS
• 2018-05-01 Sold (Public Records) — Public Records
• 2018-04-30 Sold (MLS) — NTREIS
• 2018-04-04 Contingent — NTREIS
• 2018-04-01 Price Changed $299,500 NTREIS
• 2018-03-11 Listed $299,999 NTREIS
• 2013-09-17 Sold (MLS) — NTREIS
• 2013-05-03 Listed $252,390 NTREIS

Property tax history

+15.9%/yr

Latest (2025): $9,144 · -1.4% YoY. Source: county tax records.