1913 Blue Ridge Dr · Flower Mound, TX 75028

$799,900

4 bd · 3.0 ba · 3,784 sqft · SingleFamily public records · 32 Days on market

Built 1999 10,140 sqft lot Est $795k · at est. $17/mo HOA ↓ 6% since listing

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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 +13.3/30.0
• ARV discount +7.2/15.0
• Schools +4.7/10.0
• DSCR +4.0/10.0
• 1% rule +3.7/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully maintained east-facing home offering 3,783 sq ft of spacious, light-filled living. This desirable layout features 4 bedrooms, 4 bathrooms, a private study (ideal for remote work), formal living and dining areas, plus an additional living space—perfect for both everyday comfort and entertaining. Step outside to your large covered patio with a built-in outdoor kitchen, creating the perfect setup for hosting and relaxing year-round. Built in 1999 and situated on a 0.23-acre lot, this home also includes a 2-car garage and excellent curb appeal. Roof replaced in 2017. AC Unit in 2022.

Key facts

• Large covered patio
• Private study
• 0.23 acre lot

Tags

• PRIVATE STUDY
• LARGE COVERED PATIO
• BUILT-IN OUTDOOR KITCHEN
• EXCELLENT CURB APPEAL

Property features AI

Finance

• Other: Possession in 30-60 days
• Financial info: Listing terms: Cash; Loan payment type: Principal & Interest; No second mortgage indicated
• HOA & community: Mandatory association; HOA fee $17 monthly; Association fee includes full use of facilities; HOA management company: AAA

Exterior

• Parking: Attached garage; 2 covered/garage parking spaces (garage width approx. 20 ft, length approx. 20 ft, height approx. 20 ft); 2 covered spaces
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single-family residence; Residential property; Two-story; Built in 1999; Not attached to another property; Lot less than 0.5 acre (approx. 0.2328 acres); Subdivision: Towne View Estate Ph I
• Construction: Slab foundation; Preowned condition
• Exterior features: Covered patio/porch

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Gas/standard range (not specified)
• Bedrooms: Primary bedroom on level 1 (approx. 16 x 14); Additional bedroom on level 1 (approx. 12 x 11)
• Flooring: Carpet
• Bathrooms: 4 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Living room fireplace
• Interior features: Bay windows; Two living areas; One dining area; Other interior features; 5 total rooms; Two levels
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $800k.

Deal economics

• At list price, monthly cash flow is $0 ($-5/yr) — negative.
• To cash-flow at today's rent, offer at most $800k (0.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $693k (13.3% below list).
• Recommended offer: $693k (13.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 2.5% in Flower Mound — 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 71/100 on livability (#317 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Lewisville ISD (suburban): math 49% / reading 54% proficiency, ranked #109 of 826 in TX (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Bluebonnet El (math 72% / reading 71%, grade A-, #117 of 4,322 statewide, top 3%, 632 students, 10% FRL); Shadow Ridge Middle (math 64% / reading 72%, grade A-, #73 of 1,662 statewide, top 5%, 649 students, 11% FRL); Flower Mound H S (math 82% / reading 86%, grade A, #19 of 1,632 statewide, top 1%, 3,542 students, 7% FRL) — zoned schools average 9% FRL vs 26% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 74% at this address vs 52% district-wide (+23 pts) — the actual schools serving this property are materially stronger than the Lewisville ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-0.2%/yr); 276 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 10,531 units permitted in Denton County in 2024 (2,713 in 5+ unit buildings).
• At $6,932/mo this rent would consume 56% of the median local household income ($149k/yr) (locally 779% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $24k 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 32 days — a 3% lower offer ($776k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $693,195 (13.3% 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 32 days. Have you received any prior offers? Is the seller open to a 13% 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
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: 0.87% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.00%
• DSCR: 1.00
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $794,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1817 Lake Forest Blvd	0.26mi	4/3.5	3,973 (+5%)	1mo	$800,000	$201	77
2325 Heather Ridge Dr	0.03mi	5/4.0 (+1)	4,055 (+7%)	5mo	$845,000	$208	73
1817 Meadow Ridge Dr	0.15mi	5/3.0 (+1)	3,464 (-8%)	4mo	$675,000	$195	71
2301 Heather Ridge Dr	0.12mi	4/3.0	3,401 (-10%)	9mo	$694,000	$204	70
2321 Dana Dr	0.06mi	5/3.0 (+1)	3,262 (-14%)	1mo	$700,000	$215	68
117 Red Oak Ln	0.58mi	4/3.5	3,799 (+0%)	13mo	$1,320,000	$347	59
1905 Tophill Dr	0.43mi	4/3.5	3,503 (-7%)	12mo	$825,000	$236	56
2212 Turtle Cv	0.45mi	4/3.5	4,008 (+6%)	14mo	$621,000	$155	55
2712 Meadow Green Dr	0.40mi	5/4.0 (+1)	3,573 (-6%)	14mo	$750,000	$210	51
2717 Meadow Wood Dr	0.46mi	5/3.5 (+1)	3,508 (-7%)	13mo	$775,000	$221	48
2116 Morgan Dr	0.30mi	4/4.0	3,268 (-14%)	13mo	$775,000	$237	48
2116 Dana Ct	0.31mi	5/4.0 (+1)	4,154 (+10%)	15mo	$825,000	$199	48

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: -19.7%
• Equity multiple: 0.33×
• Total profit: $-149,888
• Equity at exit: $119,268

10-year hold

• IRR: -20.6%
• Equity multiple: 0.07×
• Total profit: $-208,768
• Equity at exit: $69,161

Cash invested: $223,972 (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 75028

• Home prices YoY: -27.9%
• Rents YoY: -0.2%
• Active inventory: 276
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $6,932 high
• Mortgage (P&I): −$4,195
• Tax from tax record: −$932 /mo · $11,180/yr
• Insurance: −$333
• HOA: −$17
• Vacancy / Maint / Mgmt: −$1,456
• Net cashflow: $-0

Break-even live

Break-even rent $6,933

Max offer price $799,821

Occupancy floor 95%

Sensitivity live

Price	-10% $452	-5% $226	+0% $0	+5% $-227	+10% $-453
Rent	-10% $-548	-5% $-274	+0% $0	+5% $273	+10% $547
Rate	-1.0pp $402	-0.5pp $203	base $0	+0.5pp $-208	+1.0pp $-419

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: $199,975
• Closing costs: $23,997
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2105 Friar Ct Flower Mound, TX	4.0	3.0	2976	$3,250	$1.09	20d	1	0.62mi
1740 Forest Glen Dr Flower Mound, TX	4.0	2.5	3150	$8,000	$2.54	45d	1	0.64mi
1012 Canongate Dr Flower Mound, TX	4.0	3.0	3214	$3,700	$1.15	13d	1	0.88mi
2825 Waverly Rd Flower Mound, TX	4.0	2.5	2796	$11,000	$3.93	45d	1	0.92mi
2825 Waverly Rd Unit 1060868P Flower Mound, TX	4.0	2.5	2787	$13,379	$4.80	23d	1	0.92mi
2912 Shadow Oak Ct Flower Mound, TX	4.0	2.5	3375	$4,700	$1.39	18d	1	0.99mi
2005 Glory Creek Cir Unit 1019636P Flower Mound, TX	4.0	3.5	2873	$16,001	$5.57	45d	1	1.11mi
2005 Glory Creek Cir Flower Mound, TX	4.0	3.5	2884	$10,500	$3.64	45d	1	1.11mi
1805 Southwicke Dr Flower Mound, TX	5.0	3.5	4238	$4,600	$1.09	22d	1	1.17mi
2676 McPherson Ln Flower Mound, TX	5.0	4.0	3672	$6,750	$1.84	20d	1	1.23mi
428 Northwood Dr Unit 428 Flower Mound, TX	3.0	3.5	3198	$8,950	$2.80	45d	1	1.37mi
2400 Sweet Grass Trl Flower Mound, TX	4.0	3.5	3140	$4,500	$1.43	7d	1	1.41mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 18 events

1. 2026-06-21
   days on market $799,900 Active 32 DOM
2. 2026-06-18
   days on market $799,900 Active 29 DOM
3. 2026-06-17
   price $799,900 Active 28 DOM
4. 2026-06-17
   days on market $824,999 Active 28 DOM
5. 2026-06-16
   days on market $824,999 Active 27 DOM
6. 2026-06-15
   days on market $824,999 Active 26 DOM
7. 2026-06-13
   days on market $824,999 Active 24 DOM
8. 2026-06-13
   days on market $824,999 Active 23 DOM
9. 2026-06-09
   days on market $824,999 Active 20 DOM
10. 2026-06-08
    days on market $824,999 Active 19 DOM
11. 2026-06-07
    days on market $824,999 Active 18 DOM
12. 2026-06-04
    days on market $824,999 Active 15 DOM
13. 2026-06-03
    days on market $824,999 Active 14 DOM
14. 2026-06-02
    pricedays on market $824,999 Active 13 DOM
15. 2026-06-01
    days on market $849,999 Active 12 DOM
16. 2026-05-31
    days on market $849,999 Active 11 DOM
17. 2026-05-12
    listed $849,999 Active 1093-char remark
18. 2007-06-27
    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: $11,180 · $932/mo
• Projected year-2 tax: $14,638 · $1,220/mo
• Expected delta: +$3,459/yr (+$288/mo · 30.9%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $83,183
• − Mortgage interest: −$44,807
• − Property taxes: −$11,180
• − Insurance: −$4,000
• − Repairs & maintenance: −$6,655
• − Management: −$6,655
• − HOA: −$204
• − Depreciation: −$23,270
• Taxable loss: −$13,586
• Est. tax savings @ 24.0%: +$3,261
• After-tax cash flow: $3,255/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: Lewisville ISD
• NCES district ID: 4827300
• Math proficiency: 49% ▼ -10.00%
• Reading proficiency: 54% ▼ -4.00%
• Median HH income: $82,351
• Composite: 47.1/100
• National rank: #2333
• State rank: #109 of 826 in TX

Livability — Flower Mound

• Score: 71/100
• State rank: #317
• US rank: #7074

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Flower Mound, TX
• County: Denton County · 901,654 people
• City population: 75,184
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 49,094
• Household income: $149,436
• Rent vs Own: 19.7% rent · 80.3% own
• Severe rent burden: 779.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 12% Asian 12% Two or more races 10% Black 4%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 3% Slovak 3% Serbian 3%
• Foreign-born: 14% · Canada, South Korea, China
• Languages at home: 81% English-only · Spanish 7% Other Asian/Pacific 4% Other Indo-European 3%

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: ▼ -107.51%
• Current HPI: 277.7883
• Rent YoY: ▼ -0.25%
• 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

-5.9% since first listed

4 events — show timeline

• 2026-06-17 Price Changed $799,900 NTREIS
• 2026-06-02 Price Changed $824,999 NTREIS
• 2026-05-20 Listed $849,999 NTREIS
• 2007-06-27 Sold (Public Records) — Public Records

Property tax history

+3.2%/yr

Latest (2025): $11,180 · +9.9% YoY. Source: county tax records.