3750 Ridgeoak Way · Farmers Branch, TX 75244

$385,000

3 bd · 2.0 ba · 1,901 sqft · SingleFamily public records · 12 Days on market

Built 1966 9,975 sqft lot $203/sqft · 18% below area Est $470k · 18% under

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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 +15.0/15.0
• Cash flow +9.7/30.0
• Livability +3.8/5.0
• 1% rule +3.3/10.0
• Schools +2.8/10.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Must See to Appreciate This Beauty! Step inside this charming and inviting home featuring a stunning custom wall-to-wall bookshelf that adds both character and functionality. The spacious layout offers an eat-in kitchen and a generous dining area or flex space, providing endless possibilities for family gatherings, a home office, playroom, or additional living space. Enjoy relaxing evenings or entertaining guests on the covered patio, overlooking a large backyard with plenty of room for outdoor activities, cookouts, and making lasting memories. Home Features: Custom wall-to-wall built-in bookshelf, Spacious eat-in kitchen, Large dining area or flexible bonus space, Covered patio for year-ro

Key facts

• Dining area
• Covered patio
• Eat-in kitchen

Tags

• CUSTOM WALL-TO-WALL BOOKSHELF
• EAT-IN KITCHEN
• DINING AREA
• COVERED PATIO
• EXPANSIVE BACKYARD

Property features AI

Finance

• Other: Listing is Active Under Contract; Possession at closing/funding
• Financial info: Accepts Cash, Conventional, FHA, and VA financing; Treat as clear loan type; No second mortgage reported
• HOA & community: No homeowners association

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces; Garage faces rear
• Security: No surveillance devices present
• Utilities: City water; Not in a municipal utility district
• Home design: Single family residence; One story
• Construction: Built in 1966; No smart home features reported
• Exterior features: Lot in Country Club Estates subdivision; Lot smaller than 0.5 acre (approximately 0.229 acres); Directions: From 635, exit Marsh Lane, go north, turn right on Ridgeoak Way; property will be on the right

Interior

• Kitchen: Dishwasher; Garbage disposal; Eat-in kitchen
• Bedrooms: Primary bedroom (level 1) with fireplace; Three additional bedrooms (level 1)
• Flooring: No flooring details provided
• Bathrooms: Two full bathrooms
• Heating & cooling: No heating or cooling details provided
• Interior features: Decorative lighting; Eat-in kitchen; Built-in cabinets in living room; Fireplace in primary bedroom; One living area; One dining area; Five total rooms
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $385k.

Deal economics

• At list price, monthly cash flow is $-253 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $340k (11.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $319k (17.3% below list).
• Recommended offer: $319k (17.3% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 2.8% in Farmers Branch — 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 76/100 on livability (#100 in TX, #3,379 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: commute F.
• Dallas ISD (urban): math 31% / reading 36% proficiency, ranked #559 of 826 in TX (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 83% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Tom C Gooch El (math 52% / reading 47%, grade D, #865 of 4,322 statewide, top 21%, 373 students, 87% FRL); Thomas C Marsh Middle (math 23% / reading 24%, grade F, #1,317 of 1,662 statewide, top 80%, 762 students, 95% FRL); W T White H S (math 14% / reading 28%, grade F, #1,385 of 1,632 statewide, top 85%, 2,149 students, 79% FRL) — zoned schools at 87% FRL track the district average.
• Market conditions: Rents soft (-1.7%/yr); 75 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 32% of the median local income ($120k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 15y 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: major wind risk, 27% 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 $318,571 (17.3% 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. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.83% ✗
• Cap rate: 5.50%
• Cash-on-cash: -2.82%
• DSCR: 0.87
• GRM: 10.1

CMA / ARV

• ARV (median comp): $469,693
• List price: $385,000
• Delta: -15.90%
• 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
3726 Ridgeoak Way	0.07mi	3/2.0	1,844 (-3%)	5mo	$375,000	$203	87
3906 Ridgeoak Way	0.17mi	3/2.0	1,914 (+1%)	7mo	$459,900	$240	86
3838 Crestpark Dr	0.18mi	3/2.0	2,008 (+6%)	2mo	$459,000	$229	80
3807 Blue Trace Ln	0.27mi	4/2.0 (+1)	1,970 (+4%)	5mo	$550,000	$279	72
12303 Cedar Bend Dr	0.27mi	3/3.0	2,019 (+6%)	2mo	$699,900	$347	71
12540 High Meadow Dr	0.24mi	3/2.5	1,719 (-10%)	3mo	$669,000	$389	68
3758 Blue Trace Ln	0.23mi	3/2.0	2,099 (+10%)	7mo	$449,000	$214	66
3946 Candlenut Ln	0.49mi	3/2.5	2,012 (+6%)	3mo	$595,000	$296	63
3445 High Vista Dr	0.72mi	3/2.0	1,930 (+2%)	3mo	$530,000	$275	62
3949 Royal Palms Ct	0.59mi	3/2.0	2,090 (+10%)	2mo	$595,000	$285	54
12511 Keyport Dr	0.66mi	4/3.0 (+1)	1,963 (+3%)	4mo	$400,000	$204	52
3708 Crown Shore Dr	0.50mi	4/2.5 (+1)	2,140 (+13%)	5mo	$549,999	$257	45

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: -24.5%
• Equity multiple: 0.19×
• Total profit: $-87,738
• Equity at exit: $57,405

10-year hold

• IRR: -33.0%
• Equity multiple: -0.23×
• Total profit: $-132,783
• Equity at exit: $33,288

Cash invested: $107,800 (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 75244

• Rents YoY: -1.7%
• Active inventory: 75
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $3,186 high
• Mortgage (P&I): −$2,019
• Tax from tax record: −$591 /mo · $7,087/yr
• Insurance: −$160
• HOA: −$0
• Vacancy / Maint / Mgmt: −$669
• Net cashflow: $-253

Break-even live

Break-even rent $3,506

Max offer price $340,260

Occupancy floor —

Sensitivity live

Price	-10% $-35	-5% $-144	+0% $-253	+5% $-362	+10% $-471
Rent	-10% $-505	-5% $-379	+0% $-253	+5% $-127	+10% $-2
Rate	-1.0pp $-59	-0.5pp $-155	base $-253	+0.5pp $-353	+1.0pp $-455

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: $96,250
• Closing costs: $11,550
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3827 Clubway Ln Dallas, TX	3.0	2.0	2262	$3,450	$1.53	1d	1	0.13mi
3827 Clubway Ln Dallas, TX	3.0	2.0	2262	$3,450	$1.53	9d	1	0.13mi
12408 Cedar Bend Dr Dallas, TX	4.0	2.5	2396	$4,300	$1.79	20d	1	0.18mi
12607 Gaslite Cir Dallas, TX	4.0	2.0	1950	$3,100	$1.59	15d	1	0.25mi
12220 Hightower Pl Dallas, TX	4.0	2.0	2179	$3,399	$1.56	4d	1	0.32mi
12220 Hightower Pl Dallas, TX	4.0	2.0	2179	$3,399	$1.56	9d	1	0.32mi
3625 Janlyn Ln Dallas, TX	4.0	2.0	1824	$3,150	$1.73	19d	1	0.34mi
12372 High Meadow Dr Dallas, TX	4.0	3.0	2400	$3,199	$1.33	23d	1	0.39mi
3600 Janlyn Ln Farmers Branch, TX	4.0	2.0	1824	$3,150	$1.73	19d	1	0.41mi
4014 Kerr Cir Dallas, TX	3.0	2.0	2107	$4,000	$1.90	9d	1	0.44mi
13030 Mitchwin Rd Dallas, TX	3.0	2.5	1846	$2,950	$1.60	45d	1	0.48mi
4147 Rosser Sq Dallas, TX	2.0	2.0	1268	$2,675	$2.11	9d	1	0.53mi
4079 Calculus Dr Dallas, TX	4.0	2.5	2251	$3,850	$1.71	9d	1	0.54mi
3737 High Vista Dr Dallas, TX	1.0–3.0	1.0–2.0	990	$1,875	$1.89	1d	11	0.54mi
3612 High Bluff Dr Dallas, TX	4.0	2.0	1810	$2,850	$1.57	9d	1	0.56mi
4040 Valley View Ln Farmers Branch, TX	3.0	1.0–2.0	1102	$3,874	$3.52	1d	65	0.62mi
3439 High Mesa Dr Dallas, TX	3.0	2.0	1504	$3,000	$1.99	45d	1	0.65mi
12005 Cromwell Dr Dallas, TX	4.0	3.0	2008	$8,750	$4.36	23d	1	0.84mi
3772 Weeburn Dr Dallas, TX	3.0	2.0	2253	$4,900	$2.17	1d	1	0.88mi
3643 Midpines Dr Dallas, TX	3.0	2.0	2271	$3,300	$1.45	45d	1	0.93mi
3332 Brockway Dr Dallas, TX	3.0	2.0	1776	$2,650	$1.49	14d	1	0.95mi
3737 Vitruvian Way Addison, TX	3.0	1.0–2.0	926	$2,596	$2.80	0d	99	1.00mi
3154 Brincrest Dr Dallas, TX	4.0	2.5	2389	$3,250	$1.36	7d	1	1.03mi
13342 Midway RD Whitesboro, TX	2.0	1.0–2.0	931	$3,320	$3.57	1d	36	1.05mi
3850 Vitruvian Way Addison, TX	2.0	1.0–2.5	946	$2,655	$2.81	0d	35	1.06mi
4068 Winsor Dr Dallas, TX	3.0	2.5	2105	$5,600	$2.66	45d	1	1.11mi
3414 Winged Foot Ct Dallas, TX	4.0	3.0	2281	$4,100	$1.80	45d	1	1.14mi
4000 Sigma Rd Dallas, TX	1.0–3.0	1.0–2.0	1145	$2,617	$2.28	0d	17	1.15mi
3970 Vitruvian Way Addison, TX	2.0	2.0	1384	$2,100	$1.52	45d	1	1.15mi
3970 Vitruvian Way Unit 1007 Addison, TX	2.0	2.0	1358	$1,822	$1.34	45d	1	1.15mi
3990 Vitruvian Way Addison, TX	1.0–2.0	1.0–2.5	1153	$3,171	$2.75	1d	32	1.20mi
4016 Vitruvian Way Addison, TX	2.0	2.0	1363	$2,054	$1.51	45d	1	1.28mi
3170 Golfing Green Dr Dallas, TX	3.0	2.0	1790	$5,500	$3.07	45d	1	1.33mi
3117 Longbow Ct Dallas, TX	3.0	2.0	1364	$2,500	$1.83	45d	1	1.36mi
3543 Jubilee Trl Dallas, TX	3.0	2.0	2005	$4,200	$2.09	9d	1	1.37mi
3648 Jubilee Trl Dallas, TX	3.0	2.0	1766	$4,350	$2.46	9d	1	1.38mi
3227 Rolling Knoll Dr Dallas, TX	4.0	2.5	2549	$3,750	$1.47	45d	1	1.39mi
2972 Maydelle Ln Dallas, TX	3.0	2.0	1736	$2,750	$1.58	14d	1	1.43mi
11353 Coral Hills Dr Dallas, TX	3.0	2.0	1488	$2,950	$1.98	45d	1	1.46mi

Listing history 26 events

1. 2026-06-18
   status $385,000 Pending 12 DOM
2. 2026-06-17
   days on market $385,000 Active Option Contract 12 DOM
3. 2026-06-16
   days on market $385,000 Active Option Contract 11 DOM
4. 2026-06-15
   days on market $385,000 Active Option Contract 10 DOM
5. 2026-06-13
   days on market $385,000 Active Option Contract 8 DOM
6. 2026-06-10
   status $385,000 Active Option Contract 4 DOM
7. 2026-06-09
   status $385,000 Pending 4 DOM
8. 2026-06-08
   days on market $385,000 Active 4 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    pricedays on marketlisting id $385,000 Active 3 DOM
11. 2026-05-31
    days on market $395,000 Active 144 DOM
12. 2026-04-06
    price $395,000 1346-char remark
13. 2026-01-30
    price $410,000 1346-char remark
14. 2026-01-07
    listed $420,000 Active 1346-char remark
15. 2026-01-06
    historical
16. 2025-12-03
    price $420,000
17. 2025-10-01
    listed $425,000 Active
18. 2017-05-22
    soldstatus
19. 2017-05-19
    soldstatus Sold
20. 2017-05-13
    status Pending
21. 2017-04-21
    historical Active Option Contract
22. 2017-04-14
    listed $259,000 Active
23. 2012-02-25
    historical
24. 2011-10-23
    listed $160,000 Active
25. 2007-11-16
    soldstatus
26. 1984-03-16
    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: $7,087 · $591/mo
• Projected year-2 tax: $7,087 · $591/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $38,229
• − Mortgage interest: −$21,566
• − Property taxes: −$7,087
• − Insurance: −$1,925
• − Repairs & maintenance: −$3,058
• − Management: −$3,058
• − Depreciation: −$11,200
• Taxable loss: −$9,666
• Est. tax savings @ 24.0%: +$2,320
• After-tax cash flow: $-719/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: Dallas ISD
• NCES district ID: 4816230
• Math proficiency: 31% ▼ -16.00%
• Reading proficiency: 36% ▼ -4.00%
• Median HH income: $42,881
• Composite: 28.41/100
• National rank: #6763
• State rank: #559 of 826 in TX

Livability — Farmers Branch

• Score: 76/100
• State rank: #100
• US rank: #3379

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Farmers Branch, TX
• County: Dallas County · 2,612,404 people
• City population: 32,961
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 13,389
• Household income: $120,286
• Rent vs Own: 48.7% rent · 51.3% own
• Severe rent burden: 699.0

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 0.63)
• Race & ethnicity: White 56% Hispanic / Latino 23% Two or more races 15% Black 8% Asian 7%
• Hispanic origin (detail): Mexican 17% Puerto Rican 1%
• Common ancestry: Slovak 2% Serbian 2% Lithuanian 1%
• Foreign-born: 19% · Canada, China, Vietnam
• Languages at home: 71% English-only · Spanish 17% Arabic 4% Other Asian/Pacific 2%

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: ▼ -397.33%
• Current HPI: 348.7896
• Rent YoY: ▼ -1.70%
• 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

+140.6% since first listed

21 events — show timeline

• 2026-06-17 Pending — NTREIS
• 2026-06-09 Contingent — NTREIS
• 2026-06-09 Pending — NTREIS
• 2026-06-05 Price Changed $385,000 NTREIS
• 2026-06-04 Listed $395,000 NTREIS
• 2026-06-01 Listing Removed — NTREIS
• 2026-04-06 Price Changed $395,000 NTREIS
• 2026-01-30 Price Changed $410,000 NTREIS
• 2026-01-07 Listed $420,000 NTREIS
• 2026-01-06 Listing Removed — NTREIS
• 2025-12-03 Price Changed $420,000 NTREIS
• 2025-10-01 Listed $425,000 NTREIS
• 2017-05-22 Sold (Public Records) — Public Records
• 2017-05-19 Sold (MLS) — NTREIS
• 2017-05-13 Pending — NTREIS
• 2017-04-21 Contingent — NTREIS
• 2017-04-14 Listed $259,000 NTREIS
• 2012-02-25 Listing Removed — NTREIS
• 2011-10-23 Listed $160,000 NTREIS
• 2007-11-16 Sold (Public Records) — Public Records
• 1984-03-16 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2025): $7,087 · -0.1% YoY. Source: county tax records.