312 N Sam Houston Rd · Mesquite, TX 75149

$144,900

3 bd · 1.0 ba · 1,271 sqft · SingleFamily public records · 44 Days on market

Built 1955 6,621 sqft lot $114/sqft · 37% below area Est $230k · 37% under

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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 +22.5/30.0
• ARV discount +15.0/15.0
• 1% rule +8.4/10.0
• DSCR +7.2/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

very Nice starter Home. Fresh Paint, New Floors Granite Counter tops. and Extra Room give a Bonus to this House. I won't last.

Key facts

• 6,621 sq ft lot
• Built 1955
• Listed 44 days

Property features AI

Finance

• Other: Property type: Residential, single family; County: Dallas; Country: United States
• Financial info: No second mortgage listed; Listing is For Sale
• HOA & community: No homeowners association

Exterior

• Parking: Driveway (no garage, no carport, no covered parking)
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; One story; Residential property
• Construction: Built in 1955
• Exterior features: Lot less than 0.5 acre (approximately 0.152 acres); Subdivision: Rollingwood Hills

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms (primary bedroom on level 1)
• Bathrooms: 1 full bathroom
• Interior features: Pantry; One living area; One dining area; Room count of 2
• Laundry & utility: No specific laundry or utility equipment listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 4.4% in Mesquite — 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 70/100 on livability (#358 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime F, commute F.
• Mesquite ISD (suburban): math 35% / reading 32% proficiency, ranked #536 of 826 in TX (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Galloway El (math 38% / reading 31%, grade F, #1,995 of 4,322 statewide, top 50%, 439 students, 87% FRL) — zoned schools average 87% FRL vs 63% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 340 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 33% of the median local income ($71k/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 $1k of loan paydown is wiped out by about $4k 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

• It's been on market 44 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $30k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $140,553 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.34% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.24%
• DSCR: 1.32
• GRM: 6.2

CMA / ARV

• ARV (median comp): $229,596
• List price: $144,900
• Delta: -36.89%
• 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
105 Hideaway Cir	0.29mi	3/2.0	1,265 (-0%)	1mo	$189,900	$150	81
126 Fielding Dr	0.55mi	3/1.0	1,279 (+1%)	5mo	$180,000	$141	69
1026 S Sam Houston Rd	0.34mi	2/1.0 (-1)	1,424 (+12%)	0mo	$300,000	$211	59
412 Sesame Dr	0.74mi	3/2.0	1,270 (-0%)	4mo	$249,900	$197	58
2716 Oak Bend Ln	0.46mi	3/2.0	1,440 (+13%)	2mo	$259,000	$180	51
10419 Blackjack Oaks Dr	0.65mi	3/2.0	1,371 (+8%)	2mo	$244,999	$179	51
217 Skylark St	0.50mi	4/3.0 (+1)	1,194 (-6%)	4mo	$159,000	$133	50
9638 Briggs St	0.69mi	3/2.0	1,367 (+8%)	3mo	$245,000	$179	49
2718 Mossglen Dr	0.65mi	3/2.0	1,410 (+11%)	0mo	$297,000	$211	47
401 Starling Dr	0.62mi	4/1.5 (+1)	1,120 (-12%)	3mo	$219,000	$196	41
203 Fielding Dr	0.50mi	4/2.0 (+1)	1,452 (+14%)	3mo	$155,000	$107	41
308 Starling Dr	0.56mi	4/2.0 (+1)	1,422 (+12%)	5mo	$299,900	$211	41

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 · 0.22% rent growth · sell at horizon

5-year hold

• IRR: -9.0%
• Equity multiple: 0.68×
• Total profit: $-12,960
• Equity at exit: $21,605

10-year hold

• IRR: -4.8%
• Equity multiple: 0.73×
• Total profit: $-10,875
• Equity at exit: $12,528

Cash invested: $40,572 (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 75149

• Home prices YoY: -27.4%
• Rents YoY: 0.2%
• Active inventory: 340
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,942 high
• Mortgage (P&I): −$760
• Tax from tax record: −$469 /mo · $5,629/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $245

Break-even live

Break-even rent $1,632

Max offer price $144,900

Occupancy floor 82%

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2708 Briarbank Cir Dallas, TX	3.0	2.0	1349	$1,840	$1.36	3d	1	0.25mi
303 Ridgefield Cir Mesquite, TX	3.0	1.0	1021	$2,095	$2.05	20d	1	0.28mi
303 Ridgefield Cir Mesquite, TX	3.0	1.0	1021	$2,095	$2.05	13d	1	0.28mi
303 Ridgefield Cir Mesquite, TX	3.0	1.0	1021	$2,095	$2.05	24d	1	0.28mi
10348 Wood Heights Dr Dallas, TX	3.0	2.5	1358	$2,000	$1.47	44d	1	0.29mi
10368 Wood Heights Dr Dallas, TX	4.0	2.5	1550	$2,085	$1.35	44d	1	0.31mi
101 Crystalwood Dr Mesquite, TX	3.0	2.0	1500	$2,090	$1.39	20d	1	0.32mi
2703 Oak Bend Ln Dallas, TX	3.0	2.0	1611	$2,035	$1.26	44d	1	0.40mi
9911 Crystal Valley Way Dallas, TX	3.0	2.0	1192	$1,750	$1.47	24d	1	0.48mi
9913 Chilmark Way Dallas, TX	3.0	2.5	1777	$2,255	$1.27	44d	1	0.48mi
2603 Winter Oak St Dallas, TX	3.0	2.0	1004	$1,921	$1.91	44d	1	0.49mi
2722 Spiceberry Ln Mesquite, TX	3.0	2.0	1270	$2,085	$1.64	3d	1	0.52mi
3509 Apple Valley Way Dallas, TX	3.0	2.5	1653	$2,300	$1.39	44d	1	0.53mi
2540 Winter Oak St Dallas, TX	3.0	2.0	994	$1,750	$1.76	21d	1	0.53mi
10236 Hillhouse Ln Dallas, TX	3.0	2.0	1323	$1,600	$1.21	44d	1	0.54mi
10212 Hillhouse Ln Dallas, TX	2.0	1.0	1183	$1,499	$1.27	8d	1	0.55mi
10611 Woodleaf Dr Dallas, TX	2.0	2.0	959	$1,695	$1.77	17d	1	0.57mi
10611 Woodleaf Dr Dallas, TX	2.0	2.0	959	$1,650	$1.72	8d	1	0.57mi
9740 Stonewood Dr Dallas, TX	3.0	2.0	1250	$1,961	$1.57	6d	1	0.60mi
9666 Scyene Rd Dallas, TX	1.0–2.0	1.0–2.0	753	$1,286	$1.71	2d	21	0.66mi
409 Starling Dr Mesquite, TX	4.0	1.5	1200	$2,099	$1.75	24d	1	0.66mi
10216 Blackjack Oaks Dr Dallas, TX	3.0	2.0	1453	$1,865	$1.28	24d	1	0.70mi
10320 Carolina Oaks Dr Dallas, TX	4.0	2.0	1453	$1,900	$1.31	8d	1	0.73mi
2641 Bluebird Ln Mesquite, TX	3.0	1.5	1372	$1,650	$1.20	8d	1	0.75mi
2315 Summit Ln Dallas, TX	3.0	2.0	1200	$1,800	$1.50	8d	1	0.77mi
2164 Steer Creek Pl Mesquite, TX	3.0	2.5	1409	$2,400	$1.70	44d	1	0.79mi
2722 N Saint Augustine Dr Dallas, TX	4.0	2.0	1310	$1,900	$1.45	24d	1	0.80mi
9575 Gonzales Dr Dallas, TX	2.0	2.0	1259	$1,450	$1.15	14d	1	0.81mi
2041 Juniper Pass Way Mesquite, TX	3.0	2.5	1711	$2,100	$1.23	19d	1	0.81mi
2001 Juniper Pass Way Mesquite, TX	3.0	2.5	1409	$2,200	$1.56	24d	1	0.82mi
2317 Spiceberry Ln Mesquite, TX	3.0	2.0	1300	$1,695	$1.30	8d	1	0.83mi
2255 Nantucket Village Dr Dallas, TX	3.0	2.0	1037	$1,625	$1.57	44d	1	0.83mi
9920 Bluffcreek Dr Dallas, TX	4.0	2.0	1377	$2,191	$1.59	24d	1	0.84mi
112 Derby Ln Mesquite, TX	3.0	1.0	1104	$1,650	$1.49	17d	1	0.85mi
9456 Culberson St Dallas, TX	3.0	2.0	1170	$1,800	$1.54	44d	1	0.87mi
10320 Nantucket Village Ct Dallas, TX	3.0	2.0	1037	$1,645	$1.59	44d	1	0.94mi
2123 Chatham Square Ct Dallas, TX	4.0	2.5	1464	$2,500	$1.71	4d	1	0.94mi
2025 Norcross Dr Mesquite, TX	3.0	2.0	1281	$1,850	$1.44	44d	1	0.98mi
9431 Jill Ln Dallas, TX	4.0	2.0	1415	$2,200	$1.55	24d	1	1.02mi
2041 New Haven Dr Dallas, TX	3.0	1.5	1362	$1,720	$1.26	17d	1	1.07mi

Listing history 29 events

1. 2026-06-18
   days on market $144,900 Active 44 DOM
2. 2026-06-17
   days on market $144,900 Active 43 DOM
3. 2026-06-16
   days on market $144,900 Active 42 DOM
4. 2026-06-15
   days on market $144,900 Active 41 DOM
5. 2026-06-13
   days on market $144,900 Active 39 DOM
6. 2026-06-13
   pricedays on market $144,900 Active 38 DOM
7. 2026-06-09
   days on market $149,900 Active 35 DOM
8. 2026-06-08
   days on market $149,900 Active 34 DOM
9. 2026-06-07
   days on market $149,900 Active 33 DOM
10. 2026-06-04
    days on market $149,900 Active 30 DOM
11. 2026-06-03
    days on market $149,900 Active 29 DOM
12. 2026-06-02
    pricedays on market $149,900 Active 28 DOM
13. 2026-06-01
    days on market $154,900 Active 27 DOM
14. 2026-05-31
    days on market $154,900 Active 26 DOM
15. 2026-05-12
    price $165,000
16. 2026-05-05
    listed $175,000 Active
17. 2026-04-20
    soldstatus
18. 2026-01-04
    historical
19. 2025-08-30
    price $200,000
20. 2025-07-21
    price $210,000
21. 2025-07-04
    listed $220,000 Active
22. 2018-06-13
    soldstatus
23. 2018-06-07
    soldstatus Sold

    Show marketing remark (126 chars)

    very Nice starter Home. Fresh Paint, New Floors Granite Counter tops. and Extra Room give a Bonus to this House. I won't last.

24. 2018-04-20
    status Pending

    Show marketing remark (126 chars)

    very Nice starter Home. Fresh Paint, New Floors Granite Counter tops. and Extra Room give a Bonus to this House. I won't last.

25. 2018-04-20
    price $152,000

    Show marketing remark (126 chars)

    very Nice starter Home. Fresh Paint, New Floors Granite Counter tops. and Extra Room give a Bonus to this House. I won't last.

26. 2018-04-17
    historical Active Option Contract

    Show marketing remark (126 chars)

    very Nice starter Home. Fresh Paint, New Floors Granite Counter tops. and Extra Room give a Bonus to this House. I won't last.

27. 2018-04-11
    listed $145,000 Active

    Show marketing remark (126 chars)

    very Nice starter Home. Fresh Paint, New Floors Granite Counter tops. and Extra Room give a Bonus to this House. I won't last.

28. 2018-03-16
    soldstatus
29. 2018-03-12
    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: $5,629 · $469/mo
• Projected year-2 tax: $5,629 · $469/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,305
• − Mortgage interest: −$8,117
• − Property taxes: −$5,629
• − Insurance: −$724
• − Repairs & maintenance: −$1,864
• − Management: −$1,864
• − Depreciation: −$4,215
• Taxable income: $891
• Est. tax owed @ 24.0%: −$214
• After-tax cash flow: $2,725/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: Mesquite ISD
• NCES district ID: 4830390
• Math proficiency: 35% ▼ -11.00%
• Reading proficiency: 32% ▼ -7.00%
• Median HH income: $49,372
• Composite: 29.06/100
• National rank: #6606
• State rank: #536 of 826 in TX

Livability — Mesquite

• Score: 70/100
• State rank: #358
• US rank: #7743

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mesquite, TX
• County: Dallas County · 2,612,404 people
• City population: 150,788
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 58,262
• Household income: $70,774
• Rent vs Own: 33.2% rent · 66.8% own
• Severe rent burden: 2266.0

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 0.65)
• Race & ethnicity: Hispanic / Latino 49% White 25% Two or more races 21% Black 20% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 42% Cuban 1%
• Common ancestry: Italian 1% Iranian 1% Serbian 1%
• Foreign-born: 22% · Canada, Vietnam
• Languages at home: 58% English-only · Spanish 39% Other Asian/Pacific 1% Vietnamese 1%

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: ▼ -130.12%
• Current HPI: 345.6606
• Rent YoY: ▲ 0.22%
• 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

-0.1% since first listed

19 events — show timeline

• 2026-06-10 Price Changed $144,900 NTREIS
• 2026-06-02 Price Changed $149,900 NTREIS
• 2026-05-30 Price Changed $154,900 NTREIS
• 2026-05-19 Price Changed $159,900 NTREIS
• 2026-05-12 Price Changed $165,000 NTREIS
• 2026-05-05 Listed $175,000 NTREIS
• 2026-04-20 Sold (Public Records) — Public Records
• 2026-01-04 Listing Removed — NTREIS
• 2025-08-30 Price Changed $200,000 NTREIS
• 2025-07-21 Price Changed $210,000 NTREIS
• 2025-07-04 Listed $220,000 NTREIS
• 2018-06-13 Sold (Public Records) — Public Records
• 2018-06-07 Sold (MLS) — NTREIS
• 2018-04-20 Pending — NTREIS
• 2018-04-20 Price Changed $152,000 NTREIS
• 2018-04-17 Contingent — NTREIS
• 2018-04-11 Listed $145,000 NTREIS
• 2018-03-16 Sold (Public Records) — Public Records
• 2018-03-12 Sold (Public Records) — Public Records

Property tax history

+8.2%/yr

Latest (2025): $5,629 · +1.1% YoY. Source: county tax records.