4175 Waldron Trl · Forney, TX 75126

$336,490

4 bd · 2.0 ba · 1,832 sqft · Land · 30 Days on market

Built 2026 6,098 sqft lot $55/mo HOA · 2% 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).

• Cash flow +17.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• Schools +4.0/10.0
• 1% rule +3.8/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

New! Beautiful single story, four bedrooms, two full baths, with covered patio. Home includes, island kitchen, granite counters throughout, LED lighting, full sprinkler system, professionally engineered post tension foundation, and much more! Lakewood Trails is a beautiful new community, located in growing Forney. Situated between Hwy 80 and I-20, this community offers easy access to Dallas, other parts of the Metroplex, and downtown Forney. Enjoy shopping and dining in historic, downtown Forney only 10 minutes away. With a park, community pool, and fishing pond, there is no shortage of outdoor activities for you and your family.

Key facts

• Led lighting
• Community pool
• Island kitchen

Tags

• COVERED PATIO
• ISLAND KITCHEN
• GRANITE COUNTERS
• LED LIGHTING
• FULL SPRINKLER SYSTEM
• COMMUNITY POOL

Property features AI

Finance

• Other: Builder special listing condition; Possession at closing/funding or upon completion
• Financial info: Acceptable financing: Cash, Conventional, FHA, USDA, VA
• HOA & community: Mandatory association with semi-annual fee (full use of facilities included); HOA management: Insight

Exterior

• Parking: Attached 2-car garage (single door); 2 covered parking spaces
• Security: Smoke detector(s); Carbon monoxide detector(s)
• Utilities: City water; City sewer; Located in a Municipal Utility District; Energy-efficient features including upgraded attic insulation, HVAC efficiency, insulation, energy-efficient lighting, thermostat, water heater, and windows
• Home design: Single-family residence; One-story; New construction (incomplete, year built 2026)
• Construction: Brick construction; Composition roof; Slab foundation; New construction
• Exterior features: Wood fencing; Lot less than 0.5 acre (approximately 0.14 acre); Community coming soon (Lakewood Trails subdivision)

Interior

• Kitchen: Granite counters; Kitchen island; Eat-in kitchen / breakfast bar; Built-in cabinets; Pantry; Water line to refrigerator
• Bedrooms: Primary bedroom on main level with ensuite bath, garden tub, separate shower, dual sinks and walk-in closet; Three additional main-level bedrooms (split-bedroom layout)
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (natural gas); Central air (electric)
• Interior features: Open floorplan with decorative lighting; Eat-in kitchen with kitchen island and pantry; Granite counters; Cable TV available; High speed internet available; Water line to refrigerator; Breakfast bar; Built-in cabinets
• Laundry & utility: Disposal

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $336k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $296k (12.1% below list).
• Recommended offer: $296k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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.
• Zoned schools: Henderson El (math 52% / reading 54%, grade C, #705 of 4,322 statewide, top 17%, 737 students, 50% 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).
• Market conditions: Rents rising (+1.4%/yr); 2200 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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 34% 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 30 days — a 2% lower offer ($331k) is reasonable based on typical stale-listing flexibility.

Recommended offer $295,904 (12.1% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.88% ✗
• Cap rate: 7.13%
• Cash-on-cash: 2.98%
• DSCR: 1.13
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.42% rent growth · sell at horizon

5-year hold

• IRR: -13.3%
• Equity multiple: 0.53×
• Total profit: $-44,357
• Equity at exit: $50,172

10-year hold

• IRR: -6.8%
• Equity multiple: 0.59×
• Total profit: $-38,232
• Equity at exit: $29,094

Cash invested: $94,217 (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: 9.5×

Monthly cashflow live

• Estimated rent: $2,959 high
• Mortgage (P&I): −$1,765
• Tax from tax record: −$144 /mo · $1,728/yr
• Insurance: −$140
• HOA: −$55
• Vacancy / Maint / Mgmt: −$621
• Net cashflow: $234

Break-even live

Break-even rent $2,663

Max offer price $336,490

Occupancy floor 87%

Sensitivity live

Price	-10% $424	-5% $329	+0% $234	+5% $139	+10% $43
Rent	-10% $0	-5% $117	+0% $234	+5% $351	+10% $468
Rate	-1.0pp $403	-0.5pp $319	base $234	+0.5pp $147	+1.0pp $58

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: $84,122
• Closing costs: $10,095
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4178 Plateau Dr Forney, TX	4.0	2.0	1832	$3,573	$1.95	46d	1	0.03mi
4170 Plateau Dr Forney, TX	4.0	2.0	2100	$3,573	$1.70	45d	1	0.07mi
4186 Rim Trl Forney, TX	4.0	2.0	2060	$2,750	$1.33	45d	1	0.07mi
4198 Plateau Dr Forney, TX	4.0	2.0	1832	$3,573	$1.95	45d	1	0.07mi
4162 Rim Trl Forney, TX	4.0	2.0	1916	$2,500	$1.30	45d	1	0.11mi
4306 Paxton Dr Forney, TX	4.0	2.0	1837	$2,600	$1.42	45d	1	0.19mi
4005 Waterford Dr Forney, TX	4.0	2.0	1852	$2,350	$1.27	45d	1	0.38mi
2850 Dusty Rd Forney, TX	4.0	3.0	2115	$2,450	$1.16	21d	1	0.54mi
1450 Arabella Ave Forney, TX	4.0	2.0	1636	$2,250	$1.38	14d	1	0.59mi
2320 Willard Way Forney, TX	5.0	4.0	2408	$3,950	$1.64	45d	1	0.64mi
2140 Florence Dr Forney, TX	4.0	2.5	2032	$2,600	$1.28	45d	1	0.65mi
2302 Doe Branch Ln Forney, TX	4.0	2.5	2457	$2,750	$1.12	24d	1	0.69mi
2503 Blue Oasis Ct Forney, TX	4.0	2.5	2127	$2,499	$1.17	9d	1	0.73mi
1308 Middlebrooks Dr Forney, TX	4.0	2.5	2231	$2,650	$1.19	46d	1	0.92mi
107 Huckleberry Rd Forney, TX	4.0	2.5	2186	$2,900	$1.33	45d	1	1.09mi
3137 Grimaldo Dr Forney, TX	3.0	2.0	1585	$2,195	$1.38	26d	1	1.11mi
3137 Grimaldo Dr Forney, TX	3.0	2.0	1565	$1,995	$1.27	14d	1	1.11mi
3204 Stanley St Forney, TX	4.0	2.5	2425	$2,400	$0.99	26d	1	1.12mi
3001 Glazner Dr Forney, TX	3.0	2.0	1510	$2,350	$1.56	45d	1	1.13mi
3012 Glazner Dr Forney, TX	3.0	2.5	1984	$2,195	$1.11	5d	1	1.17mi
2035 Karsen Ln Heartland, TX	4.0	2.0	1587	$2,125	$1.34	0d	1	1.19mi
2038 Allyson Dr Heartland, TX	3.0	2.0	1496	$1,900	$1.27	45d	1	1.25mi
3324 Perman Dr Forney, TX	3.0	2.5	1724	$2,125	$1.23	14d	1	1.26mi
3328 Perman Dr Forney, TX	4.0	2.5	2301	$2,400	$1.04	45d	1	1.27mi
2040 Shawnee Trl Heartland, TX	4.0	2.0	1836	$2,000	$1.09	17d	1	1.31mi
2048 Stagecoach Trl Heartland, TX	3.0	2.5	2284	$2,300	$1.01	0d	1	1.39mi
2048 Stagecoach Trl Unit NA Forney, TX	3.0	2.5	2284	$2,295	$1.00	45d	1	1.39mi
2015 Angel Way Heartland, TX	3.0	2.0	1408	$1,671	$1.19	24d	1	1.39mi

HOA detail

• Monthly dues: $55 · $660/yr
• Likely covers: pool

Listing history 16 events

1. 2026-06-21
   days on market $336,490 Active 30 DOM
2. 2026-06-18
   days on market $336,490 Active 27 DOM
3. 2026-06-17
   days on market $336,490 Active 26 DOM
4. 2026-06-16
   days on market $336,490 Active 25 DOM
5. 2026-06-15
   days on market $336,490 Active 24 DOM
6. 2026-06-13
   days on market $336,490 Active 22 DOM
7. 2026-06-13
   days on market $336,490 Active 21 DOM
8. 2026-06-09
   days on market $336,490 Active 18 DOM
9. 2026-06-08
   days on market $336,490 Active 17 DOM
10. 2026-06-07
    days on market $336,490 Active 16 DOM
11. 2026-06-04
    days on market $336,490 Active 13 DOM
12. 2026-06-03
    days on market $336,490 Active 12 DOM
13. 2026-06-02
    days on market $336,490 Active 11 DOM
14. 2026-06-01
    days on market $336,490 Active 10 DOM
15. 2026-05-31
    days on market $336,490 Active 9 DOM
16. 2026-05-22
    listed $336,490 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: $1,728 · $144/mo
• Projected year-2 tax: $6,158 · $513/mo
• Expected delta: +$4,429/yr (+$369/mo · 256.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $35,508
• − Mortgage interest: −$18,849
• − Property taxes: −$1,728
• − Insurance: −$1,682
• − Repairs & maintenance: −$2,841
• − Management: −$2,841
• − HOA: −$660
• − Depreciation: −$9,789
• Taxable loss: −$2,881
• Est. tax savings @ 24.0%: +$691
• After-tax cash flow: $3,497/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

• 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

1 event — show timeline

• 2026-05-22 Listed $336,490 NTREIS

Property tax history

-25.0%/yr

Latest (2025): $1,728 · -25.0% YoY. Source: county tax records.