305 N Church St · Blue Ridge, TX 75424

$183,000

2 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 94 Days on market

Built 1930 7,579 sqft lot $173/sqft · 6% below area Est $195k · 6% under

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Why this score? — see what drove the C- 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 +12.1/30.0
• ARV discount +10.2/15.0
• Appreciation +10.0/10.0
• Schools +4.4/10.0
• DSCR +3.6/10.0
• 1% rule +3.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Fantastic investment opportunity in Blue Ridge! Completely renovated 1930 charmer on corner lot with grassy yard and mature trees! Adorable covered porch with cedar wrapped posts and crisp white trim welcomes you, and artistic touches throughout include stylish wooden accent walls, designer floors, eye-catching cabinetry, countertops, window coverings, upgraded lighting and fixtures. Fully remodeled home including plumbing, electrical, roof, and more. Luxurious bathroom features gorgeous tiled shower, as well as dual vanities, and sunny, spacious eat-in kitchen features undermount sink, granite counters, and stainless oven range. Easy and convenient access to HWY 78, 121 and 380!

Key facts

• Covered porch
• Wooden accent walls
• Cedar wrapped posts

Tags

• CORNER LOT
• GRASSY YARD
• MATURE TREES
• COVERED PORCH
• CEDAR WRAPPED POSTS
• WOODEN ACCENT WALLS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $183k.

Deal economics

• At list price, monthly cash flow is $-41 ($-486/yr) — negative.
• To cash-flow at today's rent, offer at most $176k (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (19.7% below list).
• Recommended offer: $147k (19.7% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.3% in Blue Ridge — 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 56/100 on livability (#1,305 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools C-, crime D+, amenities F.
• Blue Ridge ISD (rural): math 52% / reading 50% proficiency, ranked #154 of 826 in TX (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 205 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 19,194 units permitted in Collin County in 2024 (3,988 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Collin County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $51k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $146,911 (19.7% 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 94 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.95%
• DSCR: 0.96
• GRM: 10.4

CMA / ARV

• ARV (median comp): $194,863
• List price: $183,000
• Delta: -6.09%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
305 N Church St	0.00mi	2/1.0	1,056 (0%)	0mo	$183,000	$173	100
100 Beryl Ln	0.37mi	3/2.0 (+1)	1,200 (+14%)	9mo	$219,000	$183	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.6%
• Equity multiple: 2.89×
• Total profit: $97,069
• Equity at exit: $164,861

10-year hold

• IRR: 21.0%
• Equity multiple: 6.62×
• Total profit: $287,848
• Equity at exit: $355,529

Cash invested: $51,240 (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 75424

• Home prices YoY: 8.3%
• Active inventory: 205
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,469 high
• Mortgage (P&I): −$960
• Tax from tax record: −$165 /mo · $1,982/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $-41

Break-even live

Break-even rent $1,520

Max offer price $175,842

Occupancy floor 98%

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: $45,750
• Closing costs: $5,490
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
313 N Church St Blue Ridge, TX	3.0	1.0	1114	$1,475	$1.32	1d	1	0.07mi
303 W Davis St Blue Ridge, TX	2.0	1.0	828	$1,400	$1.69	1d	1	0.07mi
303 W Davis St Blue Ridge, TX	2.0	1.0	828	$1,400	$1.69	24d	1	0.07mi
2 Bowling Ln Blue Ridge, TX	3.0	2.5	1442	$1,750	$1.21	1d	1	0.18mi
6 Bowling Ln Blue Ridge, TX	3.0	3.0	1442	$1,750	$1.21	1d	1	0.19mi
219 E Pritchard Ln Unit 219 Blue Ridge, TX	2.0	2.0	1050	$1,000	$0.95	25d	1	0.48mi
223 E Pritchard #225 Blue Ridge, TX	2.0	2.0	1050	$1,350	$1.29	44d	1	0.50mi
505 S Texas 78 Business Unit 78 Blue Ridge, TX	2.0	1.0	800	$1,495	$1.87	1d	1	0.53mi

Listing history 16 events

1. 2026-05-15
   historical Active Option Contract 688-char remark

   Show marketing remark (688 chars)

   Fantastic investment opportunity in Blue Ridge! Completely renovated 1930 charmer on corner lot with grassy yard and mature trees! Adorable covered porch with cedar wrapped posts and crisp white trim welcomes you, and artistic touches throughout include stylish wooden accent walls, designer floors, eye-catching cabinetry, countertops, window coverings, upgraded lighting and fixtures. Fully remodeled home including plumbing, electrical, roof, and more. Luxurious bathroom features gorgeous tiled shower, as well as dual vanities, and sunny, spacious eat-in kitchen features undermount sink, granite counters, and stainless oven range. Easy and convenient access to HWY 78, 121 and 380!

2. 2026-04-21
   status Active 688-char remark

   Show marketing remark (688 chars)

   Fantastic investment opportunity in Blue Ridge! Completely renovated 1930 charmer on corner lot with grassy yard and mature trees! Adorable covered porch with cedar wrapped posts and crisp white trim welcomes you, and artistic touches throughout include stylish wooden accent walls, designer floors, eye-catching cabinetry, countertops, window coverings, upgraded lighting and fixtures. Fully remodeled home including plumbing, electrical, roof, and more. Luxurious bathroom features gorgeous tiled shower, as well as dual vanities, and sunny, spacious eat-in kitchen features undermount sink, granite counters, and stainless oven range. Easy and convenient access to HWY 78, 121 and 380!

3. 2026-04-15
   historical Active Option Contract 688-char remark

   Show marketing remark (688 chars)

   Fantastic investment opportunity in Blue Ridge! Completely renovated 1930 charmer on corner lot with grassy yard and mature trees! Adorable covered porch with cedar wrapped posts and crisp white trim welcomes you, and artistic touches throughout include stylish wooden accent walls, designer floors, eye-catching cabinetry, countertops, window coverings, upgraded lighting and fixtures. Fully remodeled home including plumbing, electrical, roof, and more. Luxurious bathroom features gorgeous tiled shower, as well as dual vanities, and sunny, spacious eat-in kitchen features undermount sink, granite counters, and stainless oven range. Easy and convenient access to HWY 78, 121 and 380!

4. 2026-03-29
   price $183,000 688-char remark

   Show marketing remark (688 chars)

   Fantastic investment opportunity in Blue Ridge! Completely renovated 1930 charmer on corner lot with grassy yard and mature trees! Adorable covered porch with cedar wrapped posts and crisp white trim welcomes you, and artistic touches throughout include stylish wooden accent walls, designer floors, eye-catching cabinetry, countertops, window coverings, upgraded lighting and fixtures. Fully remodeled home including plumbing, electrical, roof, and more. Luxurious bathroom features gorgeous tiled shower, as well as dual vanities, and sunny, spacious eat-in kitchen features undermount sink, granite counters, and stainless oven range. Easy and convenient access to HWY 78, 121 and 380!

5. 2026-03-17
   price $185,000 688-char remark

   Show marketing remark (688 chars)

   Fantastic investment opportunity in Blue Ridge! Completely renovated 1930 charmer on corner lot with grassy yard and mature trees! Adorable covered porch with cedar wrapped posts and crisp white trim welcomes you, and artistic touches throughout include stylish wooden accent walls, designer floors, eye-catching cabinetry, countertops, window coverings, upgraded lighting and fixtures. Fully remodeled home including plumbing, electrical, roof, and more. Luxurious bathroom features gorgeous tiled shower, as well as dual vanities, and sunny, spacious eat-in kitchen features undermount sink, granite counters, and stainless oven range. Easy and convenient access to HWY 78, 121 and 380!

6. 2026-03-09
   price $187,900 688-char remark

   Show marketing remark (688 chars)

   Fantastic investment opportunity in Blue Ridge! Completely renovated 1930 charmer on corner lot with grassy yard and mature trees! Adorable covered porch with cedar wrapped posts and crisp white trim welcomes you, and artistic touches throughout include stylish wooden accent walls, designer floors, eye-catching cabinetry, countertops, window coverings, upgraded lighting and fixtures. Fully remodeled home including plumbing, electrical, roof, and more. Luxurious bathroom features gorgeous tiled shower, as well as dual vanities, and sunny, spacious eat-in kitchen features undermount sink, granite counters, and stainless oven range. Easy and convenient access to HWY 78, 121 and 380!

7. 2026-02-18
   listed $189,900 Active 688-char remark

   Show marketing remark (688 chars)

   Fantastic investment opportunity in Blue Ridge! Completely renovated 1930 charmer on corner lot with grassy yard and mature trees! Adorable covered porch with cedar wrapped posts and crisp white trim welcomes you, and artistic touches throughout include stylish wooden accent walls, designer floors, eye-catching cabinetry, countertops, window coverings, upgraded lighting and fixtures. Fully remodeled home including plumbing, electrical, roof, and more. Luxurious bathroom features gorgeous tiled shower, as well as dual vanities, and sunny, spacious eat-in kitchen features undermount sink, granite counters, and stainless oven range. Easy and convenient access to HWY 78, 121 and 380!

8. 2021-07-07
   soldstatus
9. 2021-03-04
   soldstatus
10. 2020-03-24
    soldstatus
11. 2008-12-30
    soldstatus
12. 2008-08-15
    soldstatus
13. 2008-06-18
    soldstatus
14. 2008-06-12
    soldstatus 121-char remark

    Show marketing remark (121 chars)

    Great investment property in need of a little tlc, great front porch with a big lot and close to school and grocery store

15. 2008-05-25
    historical 121-char remark

    Show marketing remark (121 chars)

    Great investment property in need of a little tlc, great front porch with a big lot and close to school and grocery store

16. 2008-04-11
    listed $39,900 121-char remark

    Show marketing remark (121 chars)

    Great investment property in need of a little tlc, great front porch with a big lot and close to school and grocery store

ⓘ 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: $1,982 · $165/mo
• Projected year-2 tax: $3,349 · $279/mo
• Expected delta: +$1,367/yr (+$114/mo · 68.9%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,629
• − Mortgage interest: −$10,251
• − Property taxes: −$1,982
• − Insurance: −$915
• − Repairs & maintenance: −$1,410
• − Management: −$1,410
• − Depreciation: −$5,324
• Taxable loss: −$3,663
• Est. tax savings @ 24.0%: +$879
• After-tax cash flow: $393/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: Blue Ridge ISD
• NCES district ID: 4810590
• Math proficiency: 52% ▼ -5.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $53,738
• Composite: 43.99/100
• National rank: #2894
• State rank: #154 of 826 in TX

Livability — Blue Ridge

• Score: 56/100
• State rank: #1305
• US rank: #22618

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blue Ridge, TX
• City population: 3,908
• Population (ZIP): 3,908

Population outlook (Collin County) Hauer SSP2

• Today (2025): 1,210,074 people
• By 2030: 1,358,201 · +12.2%
• By 2040: 1,654,061 · +36.7%
• By 2050: 1,937,359 · +60.1%
• By 2075: 2,567,039 · +112.1%
• By 2100: 2,952,048 · +144.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 24% Two or more races 10% Asian 3%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Italian 6% Lithuanian 3% Slovak 2%
• Foreign-born: 9% · Canada
• Languages at home: 82% English-only · Spanish 16% Tagalog/Filipino 2%

Political lean MEDSL · Collin

• 2024 margin: R (+11.1) · D 43.1% · R 54.3% · Other 2.6%
• 2008→2024 swing: +14.4pp toward D · 2008: -25.6pp · 2024: -11.1pp
• All cycles: 2024: R+11.1 2020: R+4.3 2016: R+17.0 2012: R+31.6 2008: R+25.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 27.07%
• Current HPI: 354.45
• Rent YoY: —
• Metro: —
• 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

+358.6% since first listed

16 events — show timeline

• 2026-05-15 Contingent — NTREIS
• 2026-04-21 Relisted — NTREIS
• 2026-04-15 Contingent — NTREIS
• 2026-03-29 Price Changed $183,000 NTREIS
• 2026-03-17 Price Changed $185,000 NTREIS
• 2026-03-09 Price Changed $187,900 NTREIS
• 2026-02-18 Listed $189,900 NTREIS
• 2021-07-07 Sold (Public Records) — Public Records
• 2021-03-04 Sold (Public Records) — Public Records
• 2020-03-24 Sold (Public Records) — Public Records
• 2008-12-30 Sold (Public Records) — Public Records
• 2008-08-15 Sold (Public Records) — Public Records
• 2008-06-18 Sold (Public Records) — Public Records
• 2008-06-12 Sold (MLS) — NTREIS
• 2008-05-25 Listing Removed — NTREIS
• 2008-04-11 Listed $39,900 NTREIS

Property tax history

+4.9%/yr

Latest (2025): $1,982 · +4.1% YoY. Source: county tax records.