614 Rockbrook Dr · Forney, TX 75126

$269,500

4 bd · 2.0 ba · 1,740 sqft · SingleFamily public records · 16 Days on market

Built 2003 10,019 sqft lot $155/sqft · 8% below area Est $295k · 8% under $29/mo HOA · 1% 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).

• ARV discount +11.3/15.0
• Cash flow +9.2/30.0
• Schools +4.0/10.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• Rent growth +2.9/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Hud home to be sold as-is . Bid deadline: 11-25-07. Case#491-823023, general list date: 10-19-07.

Key facts

• Wood flooring
• Designer paint
• Huge fenced yard

Tags

• DESIGNER PAINT
• WOOD FLOORING
• HUGE FENCED YARD

Property features AI

Finance

• Other: No smoking, no sublease, no waterbeds restrictions
• Financial info: Treat as clear loan type; No second mortgage indicated
• HOA & community: Mandatory HOA with annual fee (includes management fees); HOA managed by Neighborhood Management Inc

Exterior

• Parking: 2 covered parking spaces; 2-car garage with garage door opener (approx. 18' wide x 20' long)
• Security: Prewired for security
• Utilities: City water; City sewer; Electric service; Appliances considered energy-efficient
• Home design: Single family residence; One story; Residential property; Subdivision lot
• Construction: Built in 2003; Brick construction; Composition roof; Slab foundation
• Exterior features: Covered porch(es); Back yard with wood fencing (fenced)

Interior

• Kitchen: Dishwasher; Disposer; Vented exhaust fan; Kitchen on main level
• Bedrooms: 4 bedrooms (all on the main level); Primary bedroom with garden tub and walk-in closet
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Open living area (one living area and one dining area); Prewired security; Other interior features
• Laundry & utility: Separate utility room (7 x 5)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-204 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (13.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (15.6% below list).
• Recommended offer: $228k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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.
• Market conditions: Rents rising (+1.4%/yr); 2179 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 16 days — a 2% lower offer ($265k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago; this cycle's ask is 12178% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• 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 $227,569 (15.6% 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: 0.84% ✗
• Cap rate: 5.38%
• Cash-on-cash: -3.25%
• DSCR: 0.86
• GRM: 9.9

CMA / ARV

• ARV (median comp): $294,530
• List price: $269,500
• Delta: -8.50%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
513 Trailblazer Rd	0.37mi	3/2.0 (-1)	1,772 (+2%)	0mo	$249,999	$141	74
514 Pinto Ln	0.26mi	3/2.0 (-1)	1,622 (-7%)	0mo	$255,000	$157	71
111 Freedom Trl	0.29mi	3/2.0 (-1)	1,650 (-5%)	3mo	$264,000	$160	71
206 Freedom Trl	0.36mi	3/2.0 (-1)	1,831 (+5%)	2mo	$275,000	$150	68
131 Wandering Dr	0.39mi	3/2.0 (-1)	1,815 (+4%)	2mo	$249,000	$137	68
541 San Angelo Dr	0.34mi	4/2.0	1,895 (+9%)	2mo	$364,040	$192	68
124 Antler Trl	0.38mi	4/2.0	1,994 (+15%)	1mo	$300,000	$150	58
625 Heritage Hill Dr	0.71mi	4/2.0	1,832 (+5%)	3mo	$275,000	$150	56
104 Acadia Ln	0.48mi	4/2.0	1,996 (+15%)	1mo	$294,900	$148	52
920 York St	0.73mi	3/2.0 (-1)	1,567 (-10%)	2mo	$299,000	$191	43
505 Southlake Dr	0.71mi	3/2.0 (-1)	1,560 (-10%)	3mo	$229,900	$147	42
418 Bowie St	0.68mi	3/2.0 (-1)	1,509 (-13%)	3mo	$275,000	$182	39

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: -23.6%
• Equity multiple: 0.20×
• Total profit: $-60,135
• Equity at exit: $40,183

10-year hold

• IRR: -23.7%
• Equity multiple: -0.10×
• Total profit: $-82,803
• Equity at exit: $23,301

Cash invested: $75,460 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,276 high
• Mortgage (P&I): −$1,413
• Tax from tax record: −$448 /mo · $5,372/yr
• Insurance: −$112
• HOA: −$29
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $-204

Break-even live

Break-even rent $2,535

Max offer price $233,380

Occupancy floor —

Sensitivity live

Price	-10% $-52	-5% $-128	+0% $-204	+5% $-281	+10% $-357
Rent	-10% $-384	-5% $-294	+0% $-204	+5% $-115	+10% $-25
Rate	-1.0pp $-69	-0.5pp $-136	base $-204	+0.5pp $-274	+1.0pp $-345

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: $67,375
• Closing costs: $8,085
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
213 Long Prairie Dr Forney, TX	4.0	2.5	1964	$2,025	$1.03	17d	1	0.16mi
120 Garner Ct Forney, TX	3.0	2.0	2214	$2,500	$1.13	44d	1	0.22mi
236 Archer Way Forney, TX	3.0	2.0	2016	$2,300	$1.14	19d	1	0.25mi
501 Branch St Forney, TX	3.0	2.0	2130	$2,320	$1.09	6d	1	0.25mi
213 Independence Trl Forney, TX	3.0	2.0	1487	$1,900	$1.28	44d	1	0.27mi
224 Independence Trl Forney, TX	3.0	2.0	1562	$2,145	$1.37	8d	1	0.28mi
105 Independence Trl Forney, TX	3.0	2.0	1608	$1,900	$1.18	8d	1	0.39mi
204 Freedom Trl Forney, TX	3.0	2.0	1596	$1,925	$1.21	2d	1	0.39mi
110 Meadow Ct Forney, TX	3.0	2.0	1840	$1,795	$0.98	13d	1	0.39mi
108 Antler Trl Forney, TX	4.0	2.0	2250	$2,449	$1.09	25d	1	0.39mi
1124 Longhorn Ln Forney, TX	4.0	2.5	2093	$2,500	$1.19	25d	1	0.45mi
315 Forestwood Dr Forney, TX	4.0	2.0	2102	$2,085	$0.99	25d	1	0.48mi
113 Galloping Trl Forney, TX	3.0	2.0	1482	$1,769	$1.19	17d	1	0.50mi
413 Redbud Dr Unit NA Forney, TX	3.0	2.0	1671	$2,200	$1.32	44d	1	0.50mi
611 Orchard Ln Forney, TX	4.0	2.0	1540	$2,000	$1.30	22d	1	0.53mi
502 Ponderosa Dr Forney, TX	3.0	2.0	2131	$2,170	$1.02	13d	1	0.53mi
603 Woodcrest Way Forney, TX	3.0	2.0	1234	$1,805	$1.46	25d	1	0.55mi
102 Galloping Trl Forney, TX	3.0	2.0	1663	$1,999	$1.20	8d	1	0.55mi
416 Forestwood Dr Forney, TX	3.0	2.0	1267	$1,799	$1.42	3d	1	0.57mi
308 Southlake Dr Forney, TX	3.0	2.0	1491	$1,965	$1.32	3d	1	0.59mi
404 Woodcrest Way Forney, TX	3.0	2.0	1434	$1,900	$1.32	44d	1	0.59mi
511 Rosewood Ln Forney, TX	4.0	2.0	1900	$2,070	$1.09	22d	1	0.60mi
416 Woodcrest Way Forney, TX	3.0	2.0	1379	$1,950	$1.41	21d	1	0.62mi
415 Southlake Dr Forney, TX	3.0	2.0	1283	$1,913	$1.49	7d	1	0.66mi
415 Southlake Dr Forney, TX	3.0	2.0	1283	$1,723	$1.34	44d	1	0.66mi
2201 Woodberry Dr Forney, TX	3.0	2.0	1839	$2,050	$1.11	44d	1	0.72mi
920 Royal St Forney, TX	3.0	2.0	1296	$1,870	$1.44	4d	1	0.72mi
509 Southlake Dr Forney, TX	3.0	2.0	1157	$2,299	$1.99	13d	1	0.74mi
616 Carl C Senter St Forney, TX	4.0	2.0	1507	$1,950	$1.29	44d	1	0.75mi
236 Pennridge Dr Forney, TX	3.0	2.0	1871	$2,295	$1.23	25d	1	0.78mi
604 Carl C Senter St Forney, TX	3.0	2.0	1314	$2,300	$1.75	2d	1	0.79mi
2127 Pecan Ridge Dr Forney, TX	3.0	2.0	2113	$2,100	$0.99	44d	1	0.80mi
2105 Cardinal Dr Forney, TX	4.0	2.0	1763	$2,200	$1.25	22d	1	0.80mi
905 Royal St Forney, TX	3.0	1.5	1250	$1,750	$1.40	44d	1	0.80mi
300 Trailhouse Ln Forney, TX	1.0–3.0	1.0–2.0	1041	$2,115	$2.03	2d	40	0.84mi
2225 Heaton Forney, TX	3.0	2.0	1909	$2,150	$1.13	44d	1	0.88mi
2213 Heaton Forney, TX	3.0	2.0	2146	$2,395	$1.12	8d	1	0.90mi
2213 Heaton Forney, TX	3.0	2.0	2146	$2,395	$1.12	17d	1	0.90mi
907 Alpine St Forney, TX	3.0	2.0	1300	$1,810	$1.39	44d	1	0.91mi
2207 Heaton Forney, TX	3.0	2.0	1423	$2,100	$1.48	44d	1	0.92mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 12 events

1. 2026-05-14
   listed $2,195
2. 2026-05-14
   listed $269,500 Active 389-char remark
3. 2025-06-12
   historical $2,195
4. 2025-06-01
   historical
5. 2025-05-09
   price $289,900
6. 2025-05-02
   listed $299,900 Active
7. 2025-04-26
   price $2,195
8. 2025-04-19
   listed $2,295
9. 2014-12-08
   soldstatus
10. 2008-01-18
    soldstatus

    Show marketing remark (98 chars)

    Hud home to be sold as-is . Bid deadline: 11-25-07. Case#491-823023, general list date: 10-19-07.

11. 2007-11-26
    historical

    Show marketing remark (98 chars)

    Hud home to be sold as-is . Bid deadline: 11-25-07. Case#491-823023, general list date: 10-19-07.

12. 2007-10-19
    listed $114,525

    Show marketing remark (98 chars)

    Hud home to be sold as-is . Bid deadline: 11-25-07. Case#491-823023, general list date: 10-19-07.

ⓘ 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: $5,372 · $448/mo
• Projected year-2 tax: $5,372 · $448/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

Taxation est. · year 1

• Rental income: $27,308
• − Mortgage interest: −$15,096
• − Property taxes: −$5,372
• − Insurance: −$1,348
• − Repairs & maintenance: −$2,185
• − Management: −$2,185
• − HOA: −$348
• − Depreciation: −$7,840
• Taxable loss: −$7,065
• Est. tax savings @ 24.0%: +$1,696
• After-tax cash flow: $-758/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

-98.1% since first listed

14 events — show timeline

• 2026-05-31 Rental Removed $2,195 NTREIS
• 2026-05-27 Listing Removed — NTREIS
• 2026-05-14 Listed for Rent $2,195 NTREIS
• 2026-05-14 Listed $269,500 NTREIS
• 2025-06-12 Rental Removed $2,195 NTREIS
• 2025-06-01 Listing Removed — NTREIS
• 2025-05-09 Price Changed $289,900 NTREIS
• 2025-05-02 Listed $299,900 NTREIS
• 2025-04-26 Price Changed $2,195 NTREIS
• 2025-04-19 Listed for Rent $2,295 NTREIS
• 2014-12-08 Sold (Public Records) — Public Records
• 2008-01-18 Sold (MLS) — NTREIS
• 2007-11-26 Listing Removed — NTREIS
• 2007-10-19 Listed $114,525 NTREIS

Property tax history

+2.8%/yr

Latest (2025): $5,372 · -7.6% YoY. Source: county tax records.