1003 Voca Dr · Travis Ranch, TX 75126

$299,999

4 bd · 2.5 ba · 2,992 sqft · SingleFamily public records · 88 Days on market

Built 2021 Excellent condition 5,968 sqft lot $100/sqft · 20% below area Est $375k · 20% under $50/mo HOA · 2% of rent ↓ 11% 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).

• ARV discount +15.0/15.0
• Cash flow +7.2/30.0
• Condition / age +4.8/5.0
• Schools +4.0/10.0
• 1% rule +3.9/10.0
• Livability +3.1/5.0
• Rent growth +2.9/5.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This well-maintained 2-story features 4 bedrooms, 2.5 bathrooms, a 2-car garage, and a host of luxurious features. Built in 2021, this modern gem comes with a limited structural warranty, ensuring peace of mind. Inside, enjoy a game room for movie nights and a flexible space ideal for an office or an extra bedroom. Unlike similar new builds in the area as it has custom light fixtures throughout the home. With an open-concept design, a spa-like primary suite, and a prime location, this home is a rare find. Spacious backyard, perfect for little ones and our furry friends. Don't miss out – schedule a tour today and experience modern living at its best!

Key facts

• Open-concept design
• Flexible space
• Spacious backyard

Tags

• GAME ROOM
• FLEXIBLE SPACE
• CUSTOM LIGHT FIXTURES
• OPEN-CONCEPT DESIGN
• SPA-LIKE PRIMARY SUITE
• SPACIOUS BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $300k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-415 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (24.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $266k (11.4% below list).
• Recommended offer: $227k (24.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 61/100 on livability (#983 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; Watch: amenities F, commute F, health & safety 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); 2200 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• 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 $9k 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 88 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $40k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $226,610 (24.5% 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 88 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.89% ✗
• Cap rate: 4.63%
• Cash-on-cash: -5.93%
• DSCR: 0.74
• GRM: 9.4

CMA / ARV

• ARV (median comp): $375,317
• List price: $299,999
• Delta: -20.07%
• 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
1010 Trickham Dr	0.20mi	4/2.5	3,010 (+1%)	2mo	$319,900	$106	88
1205 Templin Ave	0.37mi	4/3.5	2,964 (-1%)	2mo	$326,900	$110	76
2024 Uvalde Dr	0.47mi	4/2.5	2,949 (-1%)	3mo	$345,000	$117	73
1134 Mount Olive Ln	0.39mi	4/2.5	2,868 (-4%)	3mo	$269,900	$94	72
1113 Mount Olive Ln	0.44mi	3/2.5 (-1)	2,974 (-1%)	3mo	$309,000	$104	71
2321 Mount Olive Ln	0.31mi	4/3.0	2,759 (-8%)	1mo	$329,900	$120	70
1031 Trickham Dr	0.11mi	4/3.0	2,553 (-15%)	2mo	$329,900	$129	66
1607 Silas Dr	0.10mi	5/3.0 (+1)	2,559 (-14%)	1mo	$299,700	$117	64
1011 Comfort Dr	0.63mi	4/2.5	2,879 (-4%)	3mo	$269,900	$94	62
18142 Lakefront Ct	0.62mi	5/3.0 (+1)	2,859 (-4%)	2mo	$699,000	$244	55
1026 Comfort Dr	0.68mi	5/3.5 (+1)	2,811 (-6%)	1mo	$300,000	$107	48
5500 Connally Dr	0.74mi	4/3.5	2,706 (-10%)	1mo	$329,900	$122	44

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: -28.6%
• Equity multiple: 0.06×
• Total profit: $-78,920
• Equity at exit: $44,731

10-year hold

• IRR: -37.4%
• Equity multiple: -0.41×
• Total profit: $-118,062
• Equity at exit: $25,938

Cash invested: $84,000 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,658 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$767 /mo · $9,200/yr
• Insurance: −$125
• HOA: −$50
• Vacancy / Maint / Mgmt: −$558
• Net cashflow: $-415

Break-even live

Break-even rent $3,183

Max offer price $226,610

Occupancy floor —

Sensitivity live

Price	-10% $-246	-5% $-331	+0% $-415	+5% $-500	+10% $-585
Rent	-10% $-625	-5% $-520	+0% $-415	+5% $-310	+10% $-205
Rate	-1.0pp $-264	-0.5pp $-339	base $-415	+0.5pp $-493	+1.0pp $-572

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1078 Norias Dr Heath, TX	4.0	3.0	2314	$2,500	$1.08	5d	1	0.24mi
2907 Doggett Dr Forney, TX	4.0	2.5	2139	$2,950	$1.38	0d	1	0.37mi
1329 Rosenberg Dr Forney, TX	4.0	2.0	2000	$2,100	$1.05	45d	1	0.38mi
2258 Templin Ave Forney, TX	4.0	2.0	1988	$2,300	$1.16	20d	1	0.48mi
2003 Diamondback Forney, TX	4.0	2.5	2796	$2,395	$0.86	14d	1	0.52mi
3127 Maverick Dr Forney, TX	4.0	2.0	2129	$2,750	$1.29	24d	1	0.60mi
1105 Concan Dr Forney, TX	4.0	2.5	2859	$2,299	$0.80	45d	1	0.64mi
3935 Sidney Ln Forney, TX	4.0	2.0	2003	$2,675	$1.34	45d	1	0.66mi
2115 Callahan Dr Forney, TX	4.0	2.5	2700	$2,400	$0.89	45d	1	0.81mi
4031 Yellow Jasmine Ln Forney, TX	4.0	3.0	2993	$3,500	$1.17	45d	1	0.87mi
5672 McClelland St Forney, TX	4.0	2.5	1950	$1,999	$1.03	9d	1	0.94mi
5681 McClelland St Forney, TX	4.0	2.5	1950	$2,070	$1.06	22d	1	0.98mi
1549 Sonnet Dr Forney, TX	5.0	4.0	3399	$3,900	$1.15	26d	1	1.35mi
2130 Clarion Dr Forney, TX	4.0	2.5	2348	$2,550	$1.09	45d	1	1.45mi
2130 Clarion Dr Forney, TX	4.0	3.0	2380	$2,480	$1.04	1d	1	1.45mi
2130 Clarion Dr Forney, TX	4.0	3.0	2380	$2,725	$1.14	18d	1	1.45mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 35 events

1. 2026-06-21
   days on market $299,999 Active 88 DOM
2. 2026-06-18
   days on market $299,999 Active 85 DOM
3. 2026-06-17
   days on market $299,999 Active 84 DOM
4. 2026-06-16
   days on market $299,999 Active 83 DOM
5. 2026-06-15
   days on market $299,999 Active 82 DOM
6. 2026-06-13
   days on market $299,999 Active 80 DOM
7. 2026-06-13
   days on market $299,999 Active 79 DOM
8. 2026-06-09
   days on market $299,999 Active 76 DOM
9. 2026-06-08
   days on market $299,999 Active 75 DOM
10. 2026-06-07
    days on market $299,999 Active 74 DOM
11. 2026-06-04
    days on market $299,999 Active 71 DOM
12. 2026-06-03
    days on market $299,999 Active 70 DOM
13. 2026-06-02
    days on market $299,999 Active 69 DOM
14. 2026-06-02
    remarks 693-char remark
15. 2026-06-02
    price $299,999 Active 68 DOM
16. 2026-06-01
    days on market $329,999 Active 68 DOM
17. 2026-05-31
    days on market $329,999 Active 67 DOM
18. 2026-04-28
    price $329,999 663-char remark

    Show marketing remark (663 chars)

    This well-maintained 2-story features 4 bedrooms, 2.5 bathrooms, a 2-car garage, and a host of luxurious features. Built in 2021, this modern gem comes with a limited structural warranty, ensuring peace of mind. Inside, enjoy a game room for movie nights and a flexible space ideal for an office or an extra bedroom. Unlike similar new builds in the area as it has custom light fixtures throughout the home. With an open-concept design, a spa-like primary suite, and a prime location, this home is a rare find. Spacious backyard, perfect for little ones and our furry friends. Don't miss out – schedule a tour today and experience modern living at its best!

19. 2026-04-07
    price $335,000 663-char remark

    Show marketing remark (663 chars)

    This well-maintained 2-story features 4 bedrooms, 2.5 bathrooms, a 2-car garage, and a host of luxurious features. Built in 2021, this modern gem comes with a limited structural warranty, ensuring peace of mind. Inside, enjoy a game room for movie nights and a flexible space ideal for an office or an extra bedroom. Unlike similar new builds in the area as it has custom light fixtures throughout the home. With an open-concept design, a spa-like primary suite, and a prime location, this home is a rare find. Spacious backyard, perfect for little ones and our furry friends. Don't miss out – schedule a tour today and experience modern living at its best!

20. 2026-03-23
    listed $340,000 Active 663-char remark

    Show marketing remark (663 chars)

    This well-maintained 2-story features 4 bedrooms, 2.5 bathrooms, a 2-car garage, and a host of luxurious features. Built in 2021, this modern gem comes with a limited structural warranty, ensuring peace of mind. Inside, enjoy a game room for movie nights and a flexible space ideal for an office or an extra bedroom. Unlike similar new builds in the area as it has custom light fixtures throughout the home. With an open-concept design, a spa-like primary suite, and a prime location, this home is a rare find. Spacious backyard, perfect for little ones and our furry friends. Don't miss out – schedule a tour today and experience modern living at its best!

21. 2026-02-18
    historical
22. 2026-01-16
    price $340,000
23. 2025-11-05
    price $350,000
24. 2025-10-14
    listed $360,000 Active
25. 2025-09-09
    historical
26. 2025-06-25
    price $360,000
27. 2025-06-17
    price $370,000
28. 2025-05-05
    listed $385,000 Active
29. 2024-03-02
    historical $2,800
30. 2023-12-28
    listed $2,800
31. 2023-11-02
    soldstatus
32. 2023-10-16
    soldstatus Closed
33. 2023-09-17
    status Pending
34. 2023-09-14
    historical Active Option Contract
35. 2023-08-29
    listed $369,000 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: $9,200 · $767/mo
• Projected year-2 tax: $9,200 · $767/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 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: $31,890
• − Mortgage interest: −$16,805
• − Property taxes: −$9,200
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,551
• − Management: −$2,551
• − HOA: −$600
• − Depreciation: −$8,727
• Taxable loss: −$10,044
• Est. tax savings @ 24.0%: +$2,411
• After-tax cash flow: $-2,575/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

Excellent 95/100 None rehab

This well-maintained 2021-built home is move-in ready with modern features and a prime location. It offers excellent curb appeal and a spacious backyard, making it a rare find in the area.

Value-add opportunities

• Resale Painting the exterior — Enhances curb appeal and can add value
• Resale Landscaping the front yard — Improves curb appeal and adds value
• Both Upgrading the light fixtures — Modernizes the home and adds value

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior — Enhances curb appeal and can add value ↑
• Resale Landscaping the front yard — Improves curb appeal and adds value ↑
• Both Upgrading the light fixtures — Modernizes the home and adds value ↑

ⓘ 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 — Travis Ranch

• Score: 61/100
• State rank: #983
• US rank: #17440

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Travis Ranch, 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

-10.6% since first listed

18 events — show timeline

• 2026-04-28 Price Changed $329,999 NTREIS
• 2026-04-07 Price Changed $335,000 NTREIS
• 2026-03-23 Listed $340,000 NTREIS
• 2026-02-18 Listing Removed — NTREIS
• 2026-01-16 Price Changed $340,000 NTREIS
• 2025-11-05 Price Changed $350,000 NTREIS
• 2025-10-14 Listed $360,000 NTREIS
• 2025-09-09 Listing Removed — NTREIS
• 2025-06-25 Price Changed $360,000 NTREIS
• 2025-06-17 Price Changed $370,000 NTREIS
• 2025-05-05 Listed $385,000 NTREIS
• 2024-03-02 Rental Removed $2,800 NTREIS
• 2023-12-28 Listed for Rent $2,800 NTREIS
• 2023-11-02 Sold (Public Records) — Public Records
• 2023-10-16 Sold (MLS) — NTREIS
• 2023-09-17 Pending — NTREIS
• 2023-09-14 Contingent — NTREIS
• 2023-08-29 Listed $369,000 NTREIS

Property tax history

+58.7%/yr

Latest (2025): $9,200 · -4.9% YoY. Source: county tax records.