1408 Ridgecrest Dr · Little Elm, TX 75068

$265,000

3 bd · 2.0 ba · 1,251 sqft · SingleFamily public records · 57 Days on market

Built 2001 6,621 sqft lot $212/sqft · 16% below area Est $315k · 16% 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 +14.7/15.0
• Cash flow +9.5/30.0
• 1% rule +3.6/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

This beautiful 1-story home in Wynfield Farms Neighborhood, is perfect for anyone seeking a blend of comfort and style. The spacious layout includes 3 bedrooms and 2 baths, offering ample space for families or those who love to entertain. The cozy living room and views of the backyard, sets the perfect tone for relaxation. The eat-in kitchen has granite countertops, stainless steel appliances, and plenty of cabinet space. The private backyard, with a charming patio, creates an inviting space for outdoor living and entertaining. With easy access to El Dorado Parkway, Hwy 380, and DNT. It offers a 2-car garage for convenience; this home is a true gem in a sought-after neighborhood.

Key facts

• Private backyard
• Eat-in kitchen
• Granite countertops

Tags

• WYNFIELD FARMS NEIGHBORHOOD
• EAT-IN KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• PRIVATE BACKYARD
• CHARMING PATIO

Property features AI

Finance

• Other: Listing accepts Cash, Conventional, and FHA financing
• HOA & community: Mandatory HOA with semi-annual fee; HOA fee covers management fees; HOA fee $200 semi-annually; HOA managed by Wynfield Fams Homeowner's Association, Inc.

Exterior

• Parking: 2 covered spaces; 2-car attached garage; Driveway; Garage faces front
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; One story; Built in 2001; Located in Wynfield Farms Ph 2 subdivision
• Construction: Built in 2001
• Exterior features: Corner lot; Less than 0.5 acre lot

Interior

• Kitchen: Electric oven; Electric range; Main-level kitchen (13 x 14)
• Bedrooms: 3 bedrooms; Primary bedroom on main level with garden tub, separate shower, and walk-in closet
• Bathrooms: 2 full bathrooms
• Interior features: Open floorplan; Cable TV available; Walk-in closet(s); One living area; One dining area; Total of 3 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-185 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (12.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (13.6% below list).
• Recommended offer: $229k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.0% in Little Elm — 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 64/100 on livability (#790 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Little Elm ISD (suburban): math 36% / reading 42% proficiency, ranked #327 of 826 in TX (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cesar Chavez El (math 22% / reading 26%, grade F, #3,221 of 4,322 statewide, top 75%, 491 students, 53% FRL); Little Elm H S (math 28% / reading 49%, grade F, #866 of 1,632 statewide, top 54%, 2,514 students, 52% FRL).
• Market conditions: Rents soft (-1.5%/yr); 1318 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 10,531 units permitted in Denton County in 2024 (2,713 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.
• Denton County population projected at +66% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y 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

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $229,061 (13.6% 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 57 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.86% ✗
• Cap rate: 5.45%
• Cash-on-cash: -3.00%
• DSCR: 0.87
• GRM: 9.6

CMA / ARV

• ARV (median comp): $315,182
• List price: $265,000
• Delta: -15.92%
• 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
1576 Chivalry Ln	0.22mi	3/2.0	1,251 (0%)	4mo	$265,000	$212	86
1571 Thornhill Ln	0.31mi	3/2.0	1,268 (+1%)	11mo	$290,000	$229	74
1776 Lago Vis	0.64mi	3/2.0	1,232 (-2%)	2mo	$285,000	$231	66
1782 Lago Vis	0.63mi	3/2.0	1,232 (-2%)	5mo	$250,000	$203	64
1559 Brookstone Dr	0.14mi	3/2.0	1,387 (+11%)	15mo	$322,500	$233	63
525 Port Allen Dr	0.58mi	3/2.0	1,248 (-0%)	17mo	$325,000	$260	59
1617 Brookstone Dr	0.34mi	3/2.0	1,390 (+11%)	9mo	$310,000	$223	58
1040 Port Mansfield Dr	0.50mi	3/2.0	1,314 (+5%)	15mo	$299,975	$228	56
325 Port O Conner Dr	0.63mi	3/2.0	1,247 (-0%)	18mo	$300,000	$241	55
1719 Preston On The Lake Blvd	0.49mi	3/2.0	1,376 (+10%)	16mo	$289,000	$210	47
1743 Preston On The Lake Blvd Blvd	0.55mi	3/2.0	1,105 (-12%)	18mo	$249,996	$226	40
1521 Breeze Ln	0.66mi	3/2.0	1,429 (+14%)	8mo	$298,500	$209	38

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -25.0%
• Equity multiple: 0.17×
• Total profit: $-61,327
• Equity at exit: $39,512

10-year hold

• IRR: -35.4%
• Equity multiple: -0.27×
• Total profit: $-94,001
• Equity at exit: $22,912

Cash invested: $74,200 (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 75068

• Home prices YoY: -25.5%
• Rents YoY: -1.5%
• Active inventory: 1318
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,291 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$462 /mo · $5,542/yr
• Insurance: −$110
• HOA: −$33
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $-185

Break-even live

Break-even rent $2,525

Max offer price $232,249

Occupancy floor —

Sensitivity live

Price	-10% $-35	-5% $-110	+0% $-185	+5% $-260	+10% $-335
Rent	-10% $-366	-5% $-276	+0% $-185	+5% $-95	+10% $-4
Rate	-1.0pp $-52	-0.5pp $-118	base $-185	+0.5pp $-254	+1.0pp $-324

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
320 Woodgrove Dr Unit A Little Elm, TX	3.0	2.5	1740	$2,100	$1.21	26d	1	0.09mi
2408 Rolling Ridge Dr Little Elm, TX	3.0	2.0	1268	$1,895	$1.49	45d	1	0.12mi
338 Castleridge Dr Unit A Little Elm, TX	3.0	2.5	1491	$2,550	$1.71	9d	1	0.17mi
338 Castleridge Dr Little Elm, TX	3.0	2.5	1491	$2,550	$1.71	45d	1	0.17mi
1579 Crown View Dr Little Elm, TX	3.0	2.0	1600	$2,075	$1.30	6d	1	0.21mi
1704 Silverwood Ln Little Elm, TX	3.0	2.0	1507	$1,950	$1.29	1d	1	0.33mi
2600 Misty Harbor Dr Little Elm, TX	3.0	2.0	1831	$2,000	$1.09	46d	1	0.45mi
2629 Salt Maker Way Little Elm, TX	3.0	2.0	1507	$1,895	$1.26	45d	1	0.47mi
1046 Port Isabel Dr Little Elm, TX	3.0	2.0	1564	$2,200	$1.41	15d	1	0.51mi
1006 Port Aransas Dr Little Elm, TX	4.0	2.0	1729	$2,295	$1.33	13d	1	0.62mi
529 Port Arthur Dr Little Elm, TX	3.0	2.0	1167	$2,000	$1.71	45d	1	0.65mi
119 Hillside Beach Dr Little Elm, TX	3.0	2.0	1400	$1,800	$1.29	45d	1	0.72mi
1428 Waterford Dr Little Elm, TX	3.0	2.0	1429	$2,090	$1.46	1d	1	0.73mi
1800 Preston on the Lake Blvd #512 Little Elm, TX	3.0	2.0	1568	$1,900	$1.21	45d	1	0.79mi
15616 Leadenhall St Frisco, TX	3.0	2.0	1758	$2,500	$1.42	45d	1	0.82mi
1445 Whitewater Dr Little Elm, TX	3.0	2.0	1557	$2,300	$1.48	1d	1	0.87mi
2793 Cresent Lake Dr Little Elm, TX	3.0	2.0	1841	$2,195	$1.19	1d	1	0.87mi
2104 Oakridge Dr Little Elm, TX	3.0	2.0	1610	$2,400	$1.49	45d	1	0.91mi
2832 Cresent Lake Dr Little Elm, TX	3.0	2.0	1543	$2,250	$1.46	45d	1	0.96mi
2716 Dawn Spring Dr Little Elm, TX	3.0	2.0	1643	$2,100	$1.28	26d	1	0.98mi
3801 Moorcroft Rd Frisco, TX	3.0	2.0	1800	$2,495	$1.39	17d	1	1.01mi
413 Windridge Dr Little Elm, TX	4.0	2.0	1527	$1,100	$0.72	26d	1	1.01mi
2705 Lumina Dr Little Elm, TX	3.0	2.0	1600	$2,400	$1.50	1d	1	1.05mi
2365 White Pine Dr Little Elm, TX	3.0	2.0	1868	$2,295	$1.23	1d	1	1.11mi
2457 Eagle Mountain Dr Little Elm, TX	4.0	2.0	1498	$2,200	$1.47	26d	1	1.14mi
2333 Aurora Dr Little Elm, TX	3.0	2.0	1818	$2,400	$1.32	26d	1	1.14mi
1648 Crown Point Dr Frisco, TX	4.0	2.0	1873	$2,295	$1.23	5d	1	1.15mi
1613 Crown Point Dr Frisco, TX	4.0	2.0	1873	$2,300	$1.23	19d	1	1.24mi
2050 FM 423 Little Elm, TX	1.0–2.0	1.0–2.0	1016	$2,328	$2.29	1d	31	1.31mi
4325 Bayport Dr Frisco, TX	3.0	2.0	1778	$2,386	$1.34	24d	1	1.38mi
201 E Eldorado Pkwy Little Elm, TX	2.0	1.0–2.0	1001	$2,049	$2.05	1d	22	1.38mi
409 Lakeshore Dr Unit 22288 Little Elm, TX	2.0	2.0	1168	$1,695	$1.45	9d	1	1.42mi
2701 Evening Mist Dr Little Elm, TX	3.0	2.0	1832	$2,500	$1.36	45d	1	1.48mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 30 events

1. 2026-06-21
   days on market $265,000 Active 57 DOM
2. 2026-06-18
   days on market $265,000 Active 54 DOM
3. 2026-06-17
   days on market $265,000 Active 53 DOM
4. 2026-06-16
   days on market $265,000 Active 52 DOM
5. 2026-06-15
   days on market $265,000 Active 51 DOM
6. 2026-06-13
   days on market $265,000 Active 49 DOM
7. 2026-06-13
   days on market $265,000 Active 48 DOM
8. 2026-06-09
   days on market $265,000 Active 45 DOM
9. 2026-06-08
   days on market $265,000 Active 44 DOM
10. 2026-06-07
    pricedays on market $265,000 Active 43 DOM
11. 2026-06-04
    days on market $275,000 Active 40 DOM
12. 2026-06-03
    days on market $275,000 Active 39 DOM
13. 2026-06-02
    days on market $275,000 Active 38 DOM
14. 2026-06-01
    days on market $275,000 Active 37 DOM
15. 2026-05-31
    days on market $275,000 Active 36 DOM
16. 2026-04-25
    listed $275,000 Active 688-char remark
17. 2025-09-28
    historical
18. 2025-08-13
    listed $285,000 Active
19. 2025-08-13
    historical
20. 2025-05-13
    status Active
21. 2025-05-08
    historical Active Option Contract
22. 2025-04-28
    price $290,000
23. 2025-03-24
    listed $295,000 Active
24. 2014-07-14
    soldstatus
25. 2014-07-11
    soldstatus Closed
26. 2014-06-15
    status Pending
27. 2014-06-06
    historical Active Option Contract
28. 2014-06-03
    status Active
29. 2014-05-27
    historical Active Option Contract
30. 2014-05-25
    listed $134,900 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: $5,542 · $462/mo
• Projected year-2 tax: $5,542 · $462/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 7/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,487
• − Mortgage interest: −$14,844
• − Property taxes: −$5,542
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,199
• − Management: −$2,199
• − HOA: −$396
• − Depreciation: −$7,709
• Taxable loss: −$6,727
• Est. tax savings @ 24.0%: +$1,615
• After-tax cash flow: $-610/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: Little Elm ISD
• NCES district ID: 4827720
• Math proficiency: 36% ▼ -11.00%
• Reading proficiency: 42% ▼ -5.00%
• Median HH income: $76,400
• Composite: 36.17/100
• National rank: #4734
• State rank: #327 of 826 in TX

Livability — Little Elm

• Score: 64/100
• State rank: #790
• US rank: #14430

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Little Elm, TX
• County: Denton County · 901,654 people
• City population: 72,710
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 72,710
• Household income: $126,635
• Rent vs Own: 19.8% rent · 80.2% own
• Severe rent burden: 829.0

Population outlook (Denton County) Hauer SSP2

• Today (2025): 1,053,010 people
• By 2030: 1,192,269 · +13.2%
• By 2040: 1,472,920 · +39.9%
• By 2050: 1,746,506 · +65.9%
• By 2075: 2,358,497 · +124.0%
• By 2100: 2,779,183 · +163.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.74)
• Race & ethnicity: White 40% Hispanic / Latino 23% Black 19% Two or more races 15% Asian 12% Native American 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 19% · Canada, South Korea, China
• Languages at home: 71% English-only · Spanish 15% Other Asian/Pacific 5% Other Indo-European 4%

Political lean MEDSL · Denton

• 2024 margin: R (+13.2) · D 42.7% · R 55.8% · Other 1.5%
• 2008→2024 swing: +11.0pp toward D · 2008: -24.2pp · 2024: -13.2pp
• All cycles: 2024: R+13.2 2020: R+8.1 2016: R+20.2 2012: R+31.7 2008: R+24.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -85.41%
• Current HPI: 249.755
• Rent YoY: ▼ -1.50%
• 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

+96.4% since first listed

16 events — show timeline

• 2026-06-05 Price Changed $265,000 NTREIS
• 2026-04-25 Listed $275,000 NTREIS
• 2025-09-28 Listing Removed — NTREIS
• 2025-08-13 Listing Removed — NTREIS
• 2025-08-13 Listed $285,000 NTREIS
• 2025-05-13 Relisted — NTREIS
• 2025-05-08 Contingent — NTREIS
• 2025-04-28 Price Changed $290,000 NTREIS
• 2025-03-24 Listed $295,000 NTREIS
• 2014-07-14 Sold (Public Records) — Public Records
• 2014-07-11 Sold (MLS) — NTREIS
• 2014-06-15 Pending — NTREIS
• 2014-06-06 Contingent — NTREIS
• 2014-06-03 Relisted — NTREIS
• 2014-05-27 Contingent — NTREIS
• 2014-05-25 Listed $134,900 NTREIS

Property tax history

+4.8%/yr

Latest (2025): $5,542 · +9.3% YoY. Source: county tax records.