1310 Oakbluff Dr · Lancaster, TX 75146

$239,900

3 bd · 2.0 ba · 1,289 sqft · SingleFamily public records · 290 Days on market

Built 1978 7,492 sqft lot $186/sqft · at area comps Est $252k · at est.

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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 +13.4/30.0
• ARV discount +9.7/15.0
• Appreciation +6.8/10.0
• 1% rule +4.1/10.0
• DSCR +4.0/10.0
• Rent growth +3.2/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Welcome to your new home! This charming 3-bedroom, 2-bathroom home with a 1-car garage is nestled in an established neighborhood and offers the perfect balance of comfort and convenience. Located close to shopping, dining, schools, and major highways, you’ll enjoy being just minutes from everything you need. Inside, the home features a freshly painted interior, updated fixtures, and a clean, inviting atmosphere that creates a warm, homey feel. The open layout makes it perfect for family living and entertaining. Step outside to a fenced backyard that’s ideal for kids, pets, and outdoor gatherings. The property also includes an alleyway with rear parking for added convenience. This is a great family home and is available for immediate move-in. ?? Don’t miss your chance—schedule a showing today!

Key facts

• Rear parking
• Open layout
• Fenced backyard

Tags

• FENCED BACKYARD
• ESTABLISHED NEIGHBORHOOD
• REAR PARKING
• FRESHLY PAINTED INTERIOR
• UPDATED FIXTURES
• OPEN LAYOUT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $3 ($32/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 $219k (8.7% below list).
• Recommended offer: $211k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.3% vs local median 4.8% in Lancaster — 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 62/100 on livability (#926 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, schools D, crime F.
• Lancaster ISD (suburban): math 19% / reading 29% proficiency, ranked #714 of 826 in TX (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.0%/yr); 103 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 39% of the median local income ($68k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $9k appreciation (3.6% local appreciation)).
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.6% appreciation + 3.0% rent growth), your $67k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 290 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y 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.
• Current owner paid $61k; list at $240k implies a 296% gain — meaningful room to come down on a strong offer.

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 $211,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 290 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F 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. 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: 0.91% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.05%
• DSCR: 1.00
• GRM: 9.1

CMA / ARV

• ARV (median comp): $252,140
• List price: $239,900
• Delta: -4.85%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1301 Oakbluff Dr	0.04mi	3/2.0	1,289 (0%)	24mo	$262,500	$204	78
1310 Rosewood Ln	0.17mi	3/2.0	1,402 (+9%)	4mo	$279,900	$200	74
1009 Meadow Creek Dr	0.35mi	3/2.0	1,348 (+5%)	9mo	$259,900	$193	68
1318 Meadow Creek Dr	0.30mi	3/2.0	1,384 (+7%)	12mo	$289,000	$209	64
1133 Rosewood Ln	0.31mi	3/2.0	1,402 (+9%)	11mo	$274,900	$196	62
1109 Greenbriar Ln	0.31mi	3/2.0	1,412 (+10%)	12mo	$236,000	$167	59
510 Monarch Dr	0.49mi	3/2.0	1,240 (-4%)	14mo	$241,900	$195	59
517 Monarch Dr	0.51mi	3/2.0	1,240 (-4%)	13mo	$225,000	$181	59
871 Magnolia Ln	0.74mi	3/2.0	1,447 (+12%)	5mo	$235,000	$162	41

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

Projected returns pro-forma

3.57% appreciation · 2.96% rent growth · sell at horizon

5-year hold

• IRR: 9.2%
• Equity multiple: 1.54×
• Total profit: $36,431
• Equity at exit: $115,717

10-year hold

• IRR: 11.3%
• Equity multiple: 2.79×
• Total profit: $120,557
• Equity at exit: $184,690

Cash invested: $67,172 (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 75146

• Home prices YoY: 1.1%
• Rents YoY: 3.0%
• Active inventory: 103
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,190 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$369 /mo · $4,433/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $3

Break-even live

Break-even rent $2,187

Max offer price $239,900

Occupancy floor 95%

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1225 Oakbluff Dr Lancaster, TX	3.0	2.0	1335	$1,895	$1.42	4d	1	0.12mi
1373 Oakbluff Dr Lancaster, TX	3.0	2.0	1289	$1,850	$1.44	3d	1	0.19mi
1308 Devine Dr Lancaster, TX	4.0	2.0	1568	$2,350	$1.50	44d	1	0.29mi
1125 Greenbriar Ln Lancaster, TX	3.0	2.0	1744	$1,825	$1.05	7d	1	0.30mi
610 Canvas Ct Lancaster, TX	4.0	2.0	1859	$2,276	$1.22	7d	1	0.34mi
610 Canvas Ct Lancaster, TX	4.0	2.0	1859	$2,210	$1.19	2d	1	0.34mi
1218 Jewell Ln Lancaster, TX	4.0	2.0	1854	$2,071	$1.12	7d	1	0.40mi
1934 Mosley Dr Lancaster, TX	4.0	2.0	1754	$2,099	$1.20	24d	1	0.63mi
1255 W Pleasant Run Rd Lancaster, TX	1.0–2.0	1.0–2.0	802	$1,450	$1.81	7d	10	0.70mi
422 Ash Ln Lancaster, TX	3.0	2.0	1651	$1,995	$1.21	24d	1	0.74mi
830 Bordner Dr Lancaster, TX	3.0	2.0	1821	$2,300	$1.26	13d	1	0.77mi
1424 Chapman Dr Lancaster, TX	3.0	2.0	1820	$2,099	$1.15	24d	1	0.98mi
1555 Willowbrook St Lancaster, TX	3.0	2.0	1544	$1,759	$1.14	22d	1	1.05mi
1532 Linda Ln Lancaster, TX	3.0	2.0	1380	$2,000	$1.45	24d	1	1.05mi
1533 Prescott Dr Lancaster, TX	3.0	2.0	1500	$1,975	$1.32	4d	1	1.06mi
1326 Johns Ave Lancaster, TX	4.0	2.0	1236	$2,100	$1.70	44d	1	1.09mi
577 W 6th St Lancaster, TX	3.0	1.0	954	$1,600	$1.68	44d	1	1.10mi
1811 Kings Cross Dr Lancaster, TX	4.0	2.0	1812	$2,200	$1.21	24d	1	1.17mi
721 Lindenwood Dr Lancaster, TX	3.0	2.0	1606	$1,895	$1.18	7d	1	1.30mi
721 Lindenwood Dr Lancaster, TX	3.0	2.0	1606	$1,895	$1.18	15d	1	1.30mi
509 Arbor Ln Lancaster, TX	3.0	2.0	1494	$1,875	$1.26	44d	1	1.37mi
1750 Oneal St Lancaster, TX	3.0	2.0	1460	$2,100	$1.44	44d	1	1.39mi
1226 Linkwood Ln Lancaster, TX	4.0	2.0	1700	$2,500	$1.47	2d	1	1.41mi
1748 Cansler Ln Lancaster, TX	4.0	2.0	1806	$2,195	$1.22	44d	1	1.43mi

Listing history 30 events

1. 2026-06-18
   days on market $239,900 Active 290 DOM
2. 2026-06-17
   days on market $239,900 Active 289 DOM
3. 2026-06-16
   days on market $239,900 Active 288 DOM
4. 2026-06-15
   days on market $239,900 Active 287 DOM
5. 2026-06-13
   days on market $239,900 Active 285 DOM
6. 2026-06-09
   days on market $239,900 Active 281 DOM
7. 2026-06-08
   days on market $239,900 Active 280 DOM
8. 2026-06-07
   days on market $239,900 Active 279 DOM
9. 2026-06-04
   days on market $239,900 Active 276 DOM
10. 2026-06-03
    days on market $239,900 Active 275 DOM
11. 2026-06-02
    days on market $239,900 Active 274 DOM
12. 2026-06-01
    days on market $239,900 Active 273 DOM
13. 2026-05-31
    days on market $239,900 Active 272 DOM
14. 2025-09-01
    listed $239,900 Active 839-char remark

    Show marketing remark (839 chars)

    Welcome to your new home! This charming 3-bedroom, 2-bathroom home with a 1-car garage is nestled in an established neighborhood and offers the perfect balance of comfort and convenience. Located close to shopping, dining, schools, and major highways, you’ll enjoy being just minutes from everything you need. Inside, the home features a freshly painted interior, updated fixtures, and a clean, inviting atmosphere that creates a warm, homey feel. The open layout makes it perfect for family living and entertaining. Step outside to a fenced backyard that’s ideal for kids, pets, and outdoor gatherings. The property also includes an alleyway with rear parking for added convenience. This is a great family home and is available for immediate move-in. ?? Don’t miss your chance—schedule a showing today!

15. 2013-09-06
    soldstatus
16. 2013-09-05
    soldstatus Closed 147-char remark

    Show marketing remark (147 chars)

    GREAT OLDER HOME WITH REAR ENTRY GARAGE, WOODBURNING FIREPLACE AND OPEN KITCHEN AREA. QUIET NEIGHBORHOOD. BUYER TO VERIFY MEASUREMENTS AND SCHOOLS.

17. 2013-08-23
    historical Active Option Contract 147-char remark

    Show marketing remark (147 chars)

    GREAT OLDER HOME WITH REAR ENTRY GARAGE, WOODBURNING FIREPLACE AND OPEN KITCHEN AREA. QUIET NEIGHBORHOOD. BUYER TO VERIFY MEASUREMENTS AND SCHOOLS.

18. 2013-08-14
    listed $73,900 Active 147-char remark

    Show marketing remark (147 chars)

    GREAT OLDER HOME WITH REAR ENTRY GARAGE, WOODBURNING FIREPLACE AND OPEN KITCHEN AREA. QUIET NEIGHBORHOOD. BUYER TO VERIFY MEASUREMENTS AND SCHOOLS.

19. 2011-01-06
    historical
20. 2010-12-31
    historical Active Kick-Out
21. 2010-05-13
    listed $64,500 Active
22. 2007-09-04
    soldstatus
23. 2007-07-23
    historical
24. 2007-03-30
    listed $72,000
25. 2007-03-07
    soldstatus
26. 2002-12-16
    soldstatus
27. 2002-11-01
    historical
28. 2002-08-11
    listed $83,000
29. 2000-03-14
    soldstatus
30. 1997-10-08
    soldstatus $60,515

ⓘ 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: $4,433 · $369/mo
• Projected year-2 tax: $4,433 · $369/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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,279
• − Mortgage interest: −$13,438
• − Property taxes: −$4,433
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,102
• − Management: −$2,102
• − Depreciation: −$6,979
• Taxable loss: −$3,975
• Est. tax savings @ 24.0%: +$954
• After-tax cash flow: $985/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: Lancaster ISD
• NCES district ID: 4826670
• Math proficiency: 19% ▼ -29.00%
• Reading proficiency: 29% ▼ -11.00%
• Median HH income: $52,275
• Composite: 21.41/100
• National rank: #8349
• State rank: #714 of 826 in TX

Livability — Lancaster

• Score: 62/100
• State rank: #926
• US rank: #16461

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lancaster, TX
• County: Dallas County · 2,612,404 people
• City population: 44,142
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 25,097
• Household income: $68,071
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1462.0

Population outlook (Dallas County) Hauer SSP2

• Today (2025): 2,979,839 people
• By 2030: 3,191,823 · +7.1%
• By 2040: 3,619,611 · +21.5%
• By 2050: 4,026,915 · +35.1%
• By 2075: 4,957,073 · +66.4%
• By 2100: 5,508,725 · +84.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 60% Hispanic / Latino 26% Two or more races 12% White 11%
• Hispanic origin (detail): Mexican 20% Puerto Rican 2%
• Common ancestry: Italian 2%
• Foreign-born: 7% · Canada
• Languages at home: 80% English-only · Spanish 20%

Political lean MEDSL · Dallas

• 2024 margin: Strong D (+22.2) · D 60.2% · R 38.0% · Other 1.8%
• 2008→2024 swing: +6.9pp toward D · 2008: 15.3pp · 2024: 22.2pp
• All cycles: 2024: D+22.2 2020: D+31.6 2016: D+26.2 2012: D+15.4 2008: D+15.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.57%
• Current HPI: 316.7295
• Rent YoY: ▲ 2.96%
• 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

+296.4% since first listed

17 events — show timeline

• 2025-09-01 Listed $239,900 NTREIS
• 2013-09-06 Sold (Public Records) — Public Records
• 2013-09-05 Sold (MLS) — NTREIS
• 2013-08-23 Contingent — NTREIS
• 2013-08-14 Listed $73,900 NTREIS
• 2011-01-06 Listing Removed — NTREIS
• 2010-12-31 Contingent — NTREIS
• 2010-05-13 Listed $64,500 NTREIS
• 2007-09-04 Sold (MLS) — NTREIS
• 2007-07-23 Listing Removed — NTREIS
• 2007-03-30 Listed $72,000 NTREIS
• 2007-03-07 Sold (Public Records) — Public Records
• 2002-12-16 Sold (Public Records) — Public Records
• 2002-11-01 Listing Removed — NTREIS
• 2002-08-11 Listed $83,000 NTREIS
• 2000-03-14 Sold (Public Records) — Public Records
• 1997-10-08 Sold (Public Records) $60,515 Public Records

Property tax history

+5.9%/yr

Latest (2025): $4,433 · -0.2% YoY. Source: county tax records.