308 W Lamm St · Blue Ridge, TX 75424

$182,500

4 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 90 Days on market

Built 1945 9,104 sqft lot $175/sqft · 6% below area Est $195k · 6% under ↓ 13% since listing

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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 +11.6/30.0
• ARV discount +10.3/15.0
• Appreciation +10.0/10.0
• Schools +4.4/10.0
• 1% rule +3.9/10.0
• DSCR +3.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beautifully renovated 4-bedroom home for sale featuring modern upgrades and move-in ready convenience. This updated property offers a bright, open feel with stylish finishes throughout—perfect for buyers seeking a turnkey home with contemporary appeal. The fully remodeled kitchen is a standout, showcasing granite countertops, sleek cabinetry, stainless steel appliances, and ample prep and storage space—ideal for both everyday living and entertaining. Durable luxury vinyl plank wood flooring runs throughout the home, offering a clean, modern look with easy maintenance, while updated fixtures add a refined touch. The updated bathroom features refreshed finishes designed for comfort and functionality. The secondary bedrooms provide excellent flexibility to fit your lifestyle—perfect for guest rooms, a home office, workout space, or creative flex use. Each room offers comfortable space to adapt to your needs. If you’re searching for a move-in ready home with modern upgrades, granite countertops, and flexible living space, this property is a must-see. Schedule your showing today!

Key facts

• Granite countertops
• Updated bathroom
• 9,104 sq ft lot

Tags

• FULLY REMODELED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• LUXURY VINYL PLANK FLOORING
• UPDATED BATHROOM
• FLEXIBLE LIVING SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $182k.

Deal economics

• At list price, monthly cash flow is $-56 ($-669/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (11.4% below list).
• Recommended offer: $162k (11.4% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 90 days — a 6% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 3y ago; this cycle's ask is 11867% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1945 — 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $161,718 (11.4% 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 90 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. Built in 1945 — 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: 0.89% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.31%
• DSCR: 0.94
• GRM: 9.4

CMA / ARV

• ARV (median comp): $194,815
• List price: $182,500
• Delta: -6.32%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 23.4%
• Equity multiple: 2.88×
• Total profit: $95,914
• Equity at exit: $164,410

10-year hold

• IRR: 20.8%
• Equity multiple: 6.58×
• Total profit: $285,379
• Equity at exit: $354,557

Cash invested: $51,100 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,617 medium
• Mortgage (P&I): −$957
• Tax from tax record: −$300 /mo · $3,602/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $-56

Break-even live

Break-even rent $1,688

Max offer price $172,657

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: $45,625
• Closing costs: $5,475
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.09mi
2 Bowling Ln Blue Ridge, TX	3.0	2.5	1442	$1,750	$1.21	1d	1	0.14mi
6 Bowling Ln Blue Ridge, TX	3.0	3.0	1442	$1,750	$1.21	1d	1	0.15mi

Listing history 47 events

1. 2026-06-18
   days on market $182,500 Active 90 DOM
2. 2026-06-17
   days on market $182,500 Active 89 DOM
3. 2026-06-16
   days on market $182,500 Active 88 DOM
4. 2026-06-15
   days on market $182,500 Active 87 DOM
5. 2026-06-13
   days on market $182,500 Active 85 DOM
6. 2026-06-13
   days on market $182,500 Active 84 DOM
7. 2026-06-09
   days on market $182,500 Active 81 DOM
8. 2026-06-08
   days on market $182,500 Active 80 DOM
9. 2026-06-07
   pricedays on market $182,500 Active 79 DOM
10. 2026-06-04
    days on market $187,500 Active 76 DOM
11. 2026-06-03
    days on market $187,500 Active 75 DOM
12. 2026-06-02
    days on market $187,500 Active 74 DOM
13. 2026-06-01
    days on market $187,500 Active 73 DOM
14. 2026-05-31
    days on market $187,500 Active 72 DOM
15. 2026-05-16
    price $1,500
16. 2026-05-15
    price $1,500
17. 2026-05-14
    price $192,000 1124-char remark

    Show marketing remark (1124 chars)

    Beautifully renovated 4-bedroom home for sale featuring modern upgrades and move-in ready convenience. This updated property offers a bright, open feel with stylish finishes throughout—perfect for buyers seeking a turnkey home with contemporary appeal. The fully remodeled kitchen is a standout, showcasing granite countertops, sleek cabinetry, stainless steel appliances, and ample prep and storage space—ideal for both everyday living and entertaining. Durable luxury vinyl plank wood flooring runs throughout the home, offering a clean, modern look with easy maintenance, while updated fixtures add a refined touch. The updated bathroom features refreshed finishes designed for comfort and functionality. The secondary bedrooms provide excellent flexibility to fit your lifestyle—perfect for guest rooms, a home office, workout space, or creative flex use. Each room offers comfortable space to adapt to your needs. If you’re searching for a move-in ready home with modern upgrades, granite countertops, and flexible living space, this property is a must-see. Schedule your showing today!

18. 2026-05-05
    listed $1,525
19. 2026-05-04
    historical $1,525
20. 2026-05-03
    price $1,525
21. 2026-05-03
    price $1,525
22. 2026-04-30
    price $199,000 1124-char remark

    Show marketing remark (1124 chars)

    Beautifully renovated 4-bedroom home for sale featuring modern upgrades and move-in ready convenience. This updated property offers a bright, open feel with stylish finishes throughout—perfect for buyers seeking a turnkey home with contemporary appeal. The fully remodeled kitchen is a standout, showcasing granite countertops, sleek cabinetry, stainless steel appliances, and ample prep and storage space—ideal for both everyday living and entertaining. Durable luxury vinyl plank wood flooring runs throughout the home, offering a clean, modern look with easy maintenance, while updated fixtures add a refined touch. The updated bathroom features refreshed finishes designed for comfort and functionality. The secondary bedrooms provide excellent flexibility to fit your lifestyle—perfect for guest rooms, a home office, workout space, or creative flex use. Each room offers comfortable space to adapt to your needs. If you’re searching for a move-in ready home with modern upgrades, granite countertops, and flexible living space, this property is a must-see. Schedule your showing today!

23. 2026-04-17
    price $1,550
24. 2026-04-17
    price $1,550
25. 2026-04-15
    price $205,000 1124-char remark

    Show marketing remark (1124 chars)

    Beautifully renovated 4-bedroom home for sale featuring modern upgrades and move-in ready convenience. This updated property offers a bright, open feel with stylish finishes throughout—perfect for buyers seeking a turnkey home with contemporary appeal. The fully remodeled kitchen is a standout, showcasing granite countertops, sleek cabinetry, stainless steel appliances, and ample prep and storage space—ideal for both everyday living and entertaining. Durable luxury vinyl plank wood flooring runs throughout the home, offering a clean, modern look with easy maintenance, while updated fixtures add a refined touch. The updated bathroom features refreshed finishes designed for comfort and functionality. The secondary bedrooms provide excellent flexibility to fit your lifestyle—perfect for guest rooms, a home office, workout space, or creative flex use. Each room offers comfortable space to adapt to your needs. If you’re searching for a move-in ready home with modern upgrades, granite countertops, and flexible living space, this property is a must-see. Schedule your showing today!

26. 2026-03-20
    price $1,575

    Show marketing remark (1124 chars)

    Beautifully renovated 4-bedroom home for sale featuring modern upgrades and move-in ready convenience. This updated property offers a bright, open feel with stylish finishes throughout—perfect for buyers seeking a turnkey home with contemporary appeal. The fully remodeled kitchen is a standout, showcasing granite countertops, sleek cabinetry, stainless steel appliances, and ample prep and storage space—ideal for both everyday living and entertaining. Durable luxury vinyl plank wood flooring runs throughout the home, offering a clean, modern look with easy maintenance, while updated fixtures add a refined touch. The updated bathroom features refreshed finishes designed for comfort and functionality. The secondary bedrooms provide excellent flexibility to fit your lifestyle—perfect for guest rooms, a home office, workout space, or creative flex use. Each room offers comfortable space to adapt to your needs. If you’re searching for a move-in ready home with modern upgrades, granite countertops, and flexible living space, this property is a must-see. Schedule your showing today!

27. 2026-03-20
    price $1,575

    Show marketing remark (1124 chars)

    Beautifully renovated 4-bedroom home for sale featuring modern upgrades and move-in ready convenience. This updated property offers a bright, open feel with stylish finishes throughout—perfect for buyers seeking a turnkey home with contemporary appeal. The fully remodeled kitchen is a standout, showcasing granite countertops, sleek cabinetry, stainless steel appliances, and ample prep and storage space—ideal for both everyday living and entertaining. Durable luxury vinyl plank wood flooring runs throughout the home, offering a clean, modern look with easy maintenance, while updated fixtures add a refined touch. The updated bathroom features refreshed finishes designed for comfort and functionality. The secondary bedrooms provide excellent flexibility to fit your lifestyle—perfect for guest rooms, a home office, workout space, or creative flex use. Each room offers comfortable space to adapt to your needs. If you’re searching for a move-in ready home with modern upgrades, granite countertops, and flexible living space, this property is a must-see. Schedule your showing today!

28. 2026-03-20
    listed $210,000 Active 1124-char remark

    Show marketing remark (1124 chars)

    Beautifully renovated 4-bedroom home for sale featuring modern upgrades and move-in ready convenience. This updated property offers a bright, open feel with stylish finishes throughout—perfect for buyers seeking a turnkey home with contemporary appeal. The fully remodeled kitchen is a standout, showcasing granite countertops, sleek cabinetry, stainless steel appliances, and ample prep and storage space—ideal for both everyday living and entertaining. Durable luxury vinyl plank wood flooring runs throughout the home, offering a clean, modern look with easy maintenance, while updated fixtures add a refined touch. The updated bathroom features refreshed finishes designed for comfort and functionality. The secondary bedrooms provide excellent flexibility to fit your lifestyle—perfect for guest rooms, a home office, workout space, or creative flex use. Each room offers comfortable space to adapt to your needs. If you’re searching for a move-in ready home with modern upgrades, granite countertops, and flexible living space, this property is a must-see. Schedule your showing today!

29. 2026-03-14
    listed $1,425
30. 2026-03-13
    listed $1,425
31. 2025-06-06
    historical $1,599
32. 2025-05-23
    listed $1,599
33. 2025-05-23
    historical $1,575
34. 2025-05-21
    listed $1,575
35. 2025-05-20
    historical $1,575
36. 2025-05-13
    price $1,575
37. 2025-04-09
    listed $1,599
38. 2023-11-20
    historical $1,425
39. 2023-11-07
    price $1,425
40. 2023-10-11
    price $1,450
41. 2023-10-06
    listed $1,500
42. 2023-08-17
    historical $1,600
43. 2023-08-16
    listed $1,600
44. 2022-04-23
    price $1,725
45. 2020-02-11
    soldstatus
46. 2007-10-15
    soldstatus
47. 2006-01-27
    soldstatus

ⓘ 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: $3,602 · $300/mo
• Projected year-2 tax: $3,602 · $300/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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 21 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: $19,406
• − Mortgage interest: −$10,223
• − Property taxes: −$3,602
• − Insurance: −$912
• − Repairs & maintenance: −$1,552
• − Management: −$1,552
• − Depreciation: −$5,309
• Taxable loss: −$3,746
• Est. tax savings @ 24.0%: +$899
• After-tax cash flow: $230/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

-13.0% since first listed

33 events — show timeline

• 2026-05-16 Price Changed $1,500 BUILDIUM
• 2026-05-15 Price Changed $1,500 NTREIS
• 2026-05-14 Price Changed $192,000 NTREIS
• 2026-05-05 Listed for Rent $1,525 NTREIS
• 2026-05-04 Rental Removed $1,525 NTREIS
• 2026-05-03 Price Changed $1,525 NTREIS
• 2026-05-03 Price Changed $1,525 BUILDIUM
• 2026-04-30 Price Changed $199,000 NTREIS
• 2026-04-17 Price Changed $1,550 NTREIS
• 2026-04-17 Price Changed $1,550 BUILDIUM
• 2026-04-15 Price Changed $205,000 NTREIS
• 2026-03-20 Price Changed $1,575 NTREIS
• 2026-03-20 Price Changed $1,575 BUILDIUM
• 2026-03-20 Listed $210,000 NTREIS
• 2026-03-14 Listed for Rent $1,425 NTREIS
• 2026-03-13 Listed for Rent $1,425 BUILDIUM
• 2025-06-06 Rental Removed $1,599 SHOWMOJO
• 2025-05-23 Listed for Rent $1,599 SHOWMOJO
• 2025-05-23 Rental Removed $1,575 BUILDIUM
• 2025-05-21 Listed for Rent $1,575 BUILDIUM
• 2025-05-20 Rental Removed $1,575 NTREIS
• 2025-05-13 Price Changed $1,575 NTREIS
• 2025-04-09 Listed for Rent $1,599 NTREIS
• 2023-11-20 Rental Removed $1,425 NTREIS
• 2023-11-07 Price Changed $1,425 NTREIS
• 2023-10-11 Price Changed $1,450 NTREIS
• 2023-10-06 Listed for Rent $1,500 NTREIS
• 2023-08-17 Rental Removed $1,600 BUILDIUM
• 2023-08-16 Listed for Rent $1,600 BUILDIUM
• 2022-04-23 Price Changed $1,725 BUILDIUM
• 2020-02-11 Sold (Public Records) — Public Records
• 2007-10-15 Sold (Public Records) — Public Records
• 2006-01-27 Sold (Public Records) — Public Records

Property tax history

+6.5%/yr

Latest (2025): $3,602 · +1.1% YoY. Source: county tax records.