1019 Callahan Dr · Travis Ranch, TX 75126

$260,000

3 bd · 2.0 ba · 1,844 sqft · SingleFamily public records · 104 Days on market

Built 2018 7,405 sqft lot $141/sqft · 16% below area Est $294k · 12% under $33/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 +12.7/15.0
• Cash flow +7.9/30.0
• Schools +4.0/10.0
• 1% rule +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this 3-bedroom, 2-bath home in the Travis Ranch community of Forney offering a functional single-story layout with spacious living areas. The open-concept design connects the living room, dining area, and kitchen, featuring wood-look flooring and abundant natural light. The kitchen includes white cabinetry, dark countertops, stainless steel appliances, and a center island ideal for meal prep and casual seating. The private primary suite offers a large walk-in closet and an ensuite bath with dual sinks and a walk-in shower. Two additional bedrooms share a full bath and provide flexible space for guests or a home office. Step outside to a fenced backyard with room for outdoor seating, play, or pets. Conveniently located near neighborhood parks, shopping and dining in Forney, and quick access to US-80 for an easy commute to Dallas.

Key facts

• Single-story layout
• Open-concept design
• Wood-look flooring

Tags

• SINGLE-STORY LAYOUT
• OPEN-CONCEPT DESIGN
• WOOD-LOOK FLOORING
• WHITE CABINETRY
• DARK COUNTERTOPS
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-275 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (18.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (12.0% below list).
• Recommended offer: $211k (18.7% 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; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 104 days — a 9% lower offer ($237k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $40k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% 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 $211,464 (18.7% 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 104 days. Have you received any prior offers? Is the seller open to a 19% 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: 0.88% ✗
• Cap rate: 5.02%
• Cash-on-cash: -4.53%
• DSCR: 0.80
• GRM: 9.5

CMA / ARV

• ARV (median comp): $293,953
• List price: $260,000
• Delta: -11.55%
• 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
2323 Mount Olive Ln	0.14mi	3/2.0	1,788 (-3%)	1mo	$269,900	$151	88
1109 Johnson City Ave	0.30mi	3/2.0	1,892 (+3%)	0mo	$257,000	$136	82
1013 Rumley Rd	0.39mi	3/2.0	1,850 (+0%)	0mo	$225,000	$122	81
1028 Kimbro Dr	0.27mi	3/2.0	1,934 (+5%)	0mo	$249,999	$129	79
3922 Sidney Ln	0.55mi	4/2.0 (+1)	1,824 (-1%)	1mo	$279,900	$153	67
2006 Zavala	0.48mi	3/2.0	1,954 (+6%)	1mo	$259,999	$133	66
1017 Kimbro Dr	0.29mi	4/3.0 (+1)	2,030 (+10%)	0mo	$290,000	$143	60
4407 Stockdale Ln	0.58mi	4/2.0 (+1)	1,703 (-8%)	1mo	$285,000	$167	54
1805 Ballinger Dr	0.48mi	4/3.0 (+1)	2,029 (+10%)	0mo	$265,000	$131	52
5606 Durst Ln	0.72mi	4/2.0 (+1)	2,002 (+9%)	0mo	$290,000	$145	47
5520 Yarborough Dr	0.69mi	3/2.0	1,596 (-13%)	0mo	$250,000	$157	45
3031 Lily Ln	0.71mi	4/2.0 (+1)	2,080 (+13%)	0mo	$350,000	$168	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: -26.0%
• Equity multiple: 0.13×
• Total profit: $-63,001
• Equity at exit: $38,767

10-year hold

• IRR: -29.6%
• Equity multiple: -0.25×
• Total profit: $-90,773
• Equity at exit: $22,480

Cash invested: $72,800 (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: $2,287 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$577 /mo · $6,925/yr
• Insurance: −$108
• HOA: −$33
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $-275

Break-even live

Break-even rent $2,635

Max offer price $211,464

Occupancy floor —

Sensitivity live

Price	-10% $-128	-5% $-201	+0% $-275	+5% $-348	+10% $-422
Rent	-10% $-455	-5% $-365	+0% $-275	+5% $-184	+10% $-94
Rate	-1.0pp $-144	-0.5pp $-209	base $-275	+0.5pp $-342	+1.0pp $-411

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 34 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	0.06mi
1004 Trickham Dr Forney, TX	3.0	2.0	1825	$2,250	$1.23	0d	1	0.20mi
2143 Erika Ln Forney, TX	3.0	2.0	1680	$2,200	$1.31	18d	1	0.23mi
2258 Templin Ave Forney, TX	4.0	2.0	1988	$2,300	$1.16	20d	1	0.31mi
1427 Ganado Dr Forney, TX	4.0	2.0	1512	$2,095	$1.39	23d	1	0.35mi
1427 Ganado Dr Forney, TX	3.0	2.0	1520	$1,995	$1.31	8d	1	0.35mi
1037 Johnson City Ave Forney, TX	3.0	2.0	1660	$1,895	$1.14	26d	1	0.36mi
1037 Johnson City Ave Forney, TX	3.0	2.0	1660	$1,895	$1.14	21d	1	0.36mi
1031 Johnson City Ave Forney, TX	3.0	2.0	1609	$1,950	$1.21	6d	1	0.38mi
2010 Diamondback Forney, TX	3.0	2.0	1750	$2,099	$1.20	26d	1	0.40mi
3127 Maverick Dr Forney, TX	4.0	2.0	2129	$2,750	$1.29	23d	1	0.42mi
1804 Arcola Ct Forney, TX	4.0	2.5	1619	$1,895	$1.17	16d	1	0.43mi
1804 Arcola Ct Forney, TX	4.0	3.0	1619	$1,895	$1.17	14d	1	0.43mi
3935 Sidney Ln Forney, TX	4.0	2.0	2003	$2,675	$1.34	45d	1	0.51mi
1329 Rosenberg Dr Forney, TX	4.0	2.0	2000	$2,100	$1.05	45d	1	0.51mi
2014 Zavala Forney, TX	3.0	2.0	1616	$2,100	$1.30	6d	1	0.53mi
2907 Doggett Dr Forney, TX	4.0	2.5	2139	$2,950	$1.38	0d	1	0.55mi
2117 Silsbee Ct Forney, TX	3.0	2.0	1663	$1,995	$1.20	18d	1	0.60mi
2047 Enchanted Rock Dr Forney, TX	4.0	2.0	1636	$2,000	$1.22	5d	1	0.60mi
1622 Governors Blvd Heath, TX	3.0	2.5	1800	$3,000	$1.67	45d	1	0.65mi
1606 Governors Blvd Heath, TX	3.0	2.5	1791	$3,000	$1.68	26d	1	0.65mi
2302 Tombstone Rd Forney, TX	4.0	2.0	1905	$2,100	$1.10	45d	1	0.78mi
2415 Anton Dr Forney, TX	4.0	2.0	1891	$2,200	$1.16	19d	1	1.06mi
5672 McClelland St Forney, TX	4.0	2.5	1950	$1,999	$1.03	8d	1	1.11mi
5661 McClelland St Forney, TX	3.0	2.0	1590	$1,995	$1.25	6d	1	1.13mi
5529 McClelland St Forney, TX	3.0	2.0	1450	$1,750	$1.21	7d	1	1.14mi
5529 McClelland St Forney, TX	3.0	2.0	1450	$1,750	$1.21	14d	1	1.14mi
5681 McClelland St Forney, TX	4.0	2.5	1950	$2,070	$1.06	22d	1	1.15mi
5693 McClelland St Forney, TX	4.0	2.5	1685	$1,839	$1.09	8d	1	1.15mi
5516 Berea St Forney, TX	3.0	2.0	1266	$1,875	$1.48	45d	1	1.17mi
5537 Berea St Forney, TX	3.0	2.0	1239	$1,780	$1.44	0d	1	1.17mi
2401 Lalun Ln Forney, TX	4.0	2.0	1854	$2,089	$1.13	8d	1	1.36mi
2402 Buchanan Ln Forney, TX	4.0	2.0	1858	$2,399	$1.29	26d	1	1.39mi
2402 Buchanan Ln Forney, TX	4.0	2.0	1858	$2,299	$1.24	3d	1	1.39mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 23 events

1. 2026-06-21
   days on market $260,000 Active 104 DOM
2. 2026-06-18
   days on market $260,000 Active 101 DOM
3. 2026-06-17
   days on market $260,000 Active 100 DOM
4. 2026-06-16
   days on market $260,000 Active 99 DOM
5. 2026-06-15
   days on market $260,000 Active 98 DOM
6. 2026-06-13
   days on market $260,000 Active 96 DOM
7. 2026-06-13
   pricedays on market $260,000 Active 95 DOM
8. 2026-06-09
   days on market $269,900 Active 92 DOM
9. 2026-06-08
   days on market $269,900 Active 91 DOM
10. 2026-06-07
    days on market $269,900 Active 90 DOM
11. 2026-06-04
    days on market $269,900 Active 87 DOM
12. 2026-06-03
    days on market $269,900 Active 86 DOM
13. 2026-06-02
    days on market $269,900 Active 85 DOM
14. 2026-06-01
    days on market $269,900 Active 84 DOM
15. 2026-05-31
    days on market $269,900 Active 83 DOM
16. 2026-04-27
    price $280,000 851-char remark

    Show marketing remark (851 chars)

    Welcome to this 3-bedroom, 2-bath home in the Travis Ranch community of Forney offering a functional single-story layout with spacious living areas. The open-concept design connects the living room, dining area, and kitchen, featuring wood-look flooring and abundant natural light. The kitchen includes white cabinetry, dark countertops, stainless steel appliances, and a center island ideal for meal prep and casual seating. The private primary suite offers a large walk-in closet and an ensuite bath with dual sinks and a walk-in shower. Two additional bedrooms share a full bath and provide flexible space for guests or a home office. Step outside to a fenced backyard with room for outdoor seating, play, or pets. Conveniently located near neighborhood parks, shopping and dining in Forney, and quick access to US-80 for an easy commute to Dallas.

17. 2026-03-27
    price $292,500 851-char remark

    Show marketing remark (851 chars)

    Welcome to this 3-bedroom, 2-bath home in the Travis Ranch community of Forney offering a functional single-story layout with spacious living areas. The open-concept design connects the living room, dining area, and kitchen, featuring wood-look flooring and abundant natural light. The kitchen includes white cabinetry, dark countertops, stainless steel appliances, and a center island ideal for meal prep and casual seating. The private primary suite offers a large walk-in closet and an ensuite bath with dual sinks and a walk-in shower. Two additional bedrooms share a full bath and provide flexible space for guests or a home office. Step outside to a fenced backyard with room for outdoor seating, play, or pets. Conveniently located near neighborhood parks, shopping and dining in Forney, and quick access to US-80 for an easy commute to Dallas.

18. 2026-03-09
    listed $299,900 Active 851-char remark

    Show marketing remark (851 chars)

    Welcome to this 3-bedroom, 2-bath home in the Travis Ranch community of Forney offering a functional single-story layout with spacious living areas. The open-concept design connects the living room, dining area, and kitchen, featuring wood-look flooring and abundant natural light. The kitchen includes white cabinetry, dark countertops, stainless steel appliances, and a center island ideal for meal prep and casual seating. The private primary suite offers a large walk-in closet and an ensuite bath with dual sinks and a walk-in shower. Two additional bedrooms share a full bath and provide flexible space for guests or a home office. Step outside to a fenced backyard with room for outdoor seating, play, or pets. Conveniently located near neighborhood parks, shopping and dining in Forney, and quick access to US-80 for an easy commute to Dallas.

19. 2021-04-16
    soldstatus
20. 2021-04-12
    soldstatus Sold 465-char remark

    Show marketing remark (465 chars)

    * * multiple offers received. Highest & Best by Sunday March 14th at 6pm * * Book your showing today for this meticulously maintained 2018 Pulte Home! This beautiful home sits on a corner lot and is bright and spacious. Open concept living with granite countertops in the kitchen looking into the dining and living room. The large front office can be used for flex space! Master bedroom and 2 other large bedrooms with lots of storage! This is a must see!

21. 2021-04-02
    status Pending 465-char remark

    Show marketing remark (465 chars)

    * * multiple offers received. Highest & Best by Sunday March 14th at 6pm * * Book your showing today for this meticulously maintained 2018 Pulte Home! This beautiful home sits on a corner lot and is bright and spacious. Open concept living with granite countertops in the kitchen looking into the dining and living room. The large front office can be used for flex space! Master bedroom and 2 other large bedrooms with lots of storage! This is a must see!

22. 2021-03-16
    historical Active Option Contract 465-char remark

    Show marketing remark (465 chars)

    * * multiple offers received. Highest & Best by Sunday March 14th at 6pm * * Book your showing today for this meticulously maintained 2018 Pulte Home! This beautiful home sits on a corner lot and is bright and spacious. Open concept living with granite countertops in the kitchen looking into the dining and living room. The large front office can be used for flex space! Master bedroom and 2 other large bedrooms with lots of storage! This is a must see!

23. 2021-03-11
    listed $255,000 Active 465-char remark

    Show marketing remark (465 chars)

    * * multiple offers received. Highest & Best by Sunday March 14th at 6pm * * Book your showing today for this meticulously maintained 2018 Pulte Home! This beautiful home sits on a corner lot and is bright and spacious. Open concept living with granite countertops in the kitchen looking into the dining and living room. The large front office can be used for flex space! Master bedroom and 2 other large bedrooms with lots of storage! This is a must see!

ⓘ 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: $6,925 · $577/mo
• Projected year-2 tax: $6,925 · $577/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: $27,450
• − Mortgage interest: −$14,564
• − Property taxes: −$6,925
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,196
• − Management: −$2,196
• − HOA: −$396
• − Depreciation: −$7,564
• Taxable loss: −$7,691
• Est. tax savings @ 24.0%: +$1,846
• After-tax cash flow: $-1,451/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 — 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
• 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

+9.8% since first listed

8 events — show timeline

• 2026-04-27 Price Changed $280,000 NTREIS
• 2026-03-27 Price Changed $292,500 NTREIS
• 2026-03-09 Listed $299,900 NTREIS
• 2021-04-16 Sold (Public Records) — Public Records
• 2021-04-12 Sold (MLS) — NTREIS
• 2021-04-02 Pending — NTREIS
• 2021-03-16 Contingent — NTREIS
• 2021-03-11 Listed $255,000 NTREIS

Property tax history

+45.4%/yr

Latest (2025): $6,925 · -5.7% YoY. Source: county tax records.