1914 Del Oak Dr · Mesquite, TX 75149

$190,000

2 bd · 1.0 ba · 1,408 sqft · SingleFamily public records · 93 Days on market

Built 1960 7,492 sqft lot $135/sqft · at area comps Est $214k · 11% 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 +12.6/15.0
• Cash flow +8.1/30.0
• 1% rule +4.1/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEWLY REDUCED PRICE! Great investment opportunity or your first homestead purchase with a little TLC! This property was remodeled to have three bedrooms and one bonus room that was utilized as a fourth bedroom. The extra spacious main living area is great for gatherings and has plenty of natural sun light, plus it comes equipped with a built-in lighted wall storage. There is a large covered patio out back to relax under within your private backyard, and a powered shed that can be turn into a detached home office or workshop - it even has a window AC unit! The full bath inside of the home was fully remodeled to look more modern and to have a nice bright feel. The primary bedroom next to it has ample room for your furniture and comes with built-in mirrors. The back portion of the roof was replaced in 2019, the front in 2023, and gutters replaced in 2025. The five bedroom windows along the southside of the home were replaced in 2017 and come with a lifetime transferrable warranty. Don't let this one pass you by and be able to call it your home soon! *Property to be sold AS-IS.*

Key facts

• Remodeled
• Private backyard
• Large covered patio

Tags

• REMODELED
• BUILT-IN LIGHTED WALL STORAGE
• LARGE COVERED PATIO
• PRIVATE BACKYARD
• POWERED SHED
• FULL BATH REMODELED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-184 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (17.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (9.4% below list).
• Recommended offer: $158k (17.1% below list) — sets the bar for cash-flow.

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: schools C-, 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.
• Market conditions: Rents flat; 345 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 93 days — a 9% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.
• 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 $157,526 (17.1% 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 93 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.91% ✗
• Cap rate: 5.13%
• Cash-on-cash: -4.15%
• DSCR: 0.82
• GRM: 9.2

CMA / ARV

• ARV (median comp): $214,444
• List price: $190,000
• Delta: -11.40%
• 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
1901 Pyramid Dr	0.27mi	3/1.5 (+1)	1,356 (-4%)	3mo	$178,400	$132	72
2141 Avis St	0.22mi	3/1.5 (+1)	1,358 (-4%)	7mo	$234,900	$173	71
1409 Taylor Dr	0.74mi	3/2.0 (+1)	1,438 (+2%)	0mo	$225,000	$156	52
2001 Hickory Tree Rd	0.34mi	3/1.0 (+1)	1,200 (-15%)	3mo	$128,000	$107	52
1600 Wesley Dr	0.56mi	3/2.0 (+1)	1,484 (+5%)	7mo	$249,500	$168	50
919 Kim Ln	0.74mi	3/2.0 (+1)	1,445 (+3%)	4mo	$295,000	$204	48
12820 Hilltop Dr	0.72mi	3/2.5 (+1)	1,446 (+3%)	3mo	$175,000	$121	48
1410 Develon Dr	0.49mi	3/2.5 (+1)	1,496 (+6%)	10mo	$255,900	$171	47
1726 Hillcrest Ct	0.61mi	3/2.5 (+1)	1,503 (+7%)	3mo	$237,000	$158	47
1412 Jessica Ln	0.71mi	3/2.0 (+1)	1,454 (+3%)	9mo	$249,900	$172	45
1042 Kim Ln	0.68mi	3/2.0 (+1)	1,286 (-9%)	9mo	$232,900	$181	37
1428 Taylor Dr	0.73mi	3/2.0 (+1)	1,576 (+12%)	10mo	$275,000	$174	28

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: -27.0%
• Equity multiple: 0.12×
• Total profit: $-47,013
• Equity at exit: $28,330

10-year hold

• IRR: -42.2%
• Equity multiple: -0.38×
• Total profit: $-73,513
• Equity at exit: $16,428

Cash invested: $53,200 (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 75149

• Home prices YoY: -27.4%
• Rents YoY: 0.2%
• Active inventory: 345
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,721 high
• Mortgage (P&I): −$996
• Tax from tax record: −$468 /mo · $5,614/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $-184

Break-even live

Break-even rent $1,954

Max offer price $157,526

Occupancy floor —

Sensitivity live

Price	-10% $-76	-5% $-130	+0% $-184	+5% $-238	+10% $-291
Rent	-10% $-320	-5% $-252	+0% $-184	+5% $-116	+10% $-48
Rate	-1.0pp $-88	-0.5pp $-136	base $-184	+0.5pp $-233	+1.0pp $-283

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2045 Avis Cir Mesquite, TX	3.0	1.0	912	$1,600	$1.75	25d	1	0.06mi
2005 Mount Pleasant Dr Mesquite, TX	3.0	1.0	939	$1,545	$1.65	9d	1	0.09mi
11815 Sunrise Dr Balch Springs, TX	3.0	2.0	1719	$1,895	$1.10	6d	1	0.46mi
11802 James Dr Balch Springs, TX	2.0	2.0	1194	$1,700	$1.42	23d	1	0.48mi
12719 Bluffview Dr Balch Springs, TX	3.0	2.5	1788	$2,300	$1.29	45d	1	0.55mi
1602 Develon Dr Mesquite, TX	3.0	2.0	1251	$2,300	$1.84	45d	1	0.57mi
1029 Kory Dr Mesquite, TX	3.0	2.0	1463	$1,950	$1.33	45d	1	0.68mi
11405 S Blossom Cir Balch Springs, TX	2.0	1.0	920	$1,500	$1.63	3d	1	0.78mi
1005 Chelsea Dr Mesquite, TX	3.0	2.0	1861	$2,200	$1.18	25d	1	0.79mi
12931 Parker Ct Balch Springs, TX	3.0	2.0	1338	$2,155	$1.61	9d	1	0.84mi
12227 Quail Dr Balch Springs, TX	1.0–2.0	1.0	729	$1,200	$1.65	16d	1	1.03mi
2255 W Bruton Rd Mesquite, TX	1.0–3.0	1.0–2.0	957	$1,568	$1.64	45d	12	1.08mi
2008 Valley Falls Ave Mesquite, TX	3.0	2.0	1674	$2,350	$1.40	3d	1	1.13mi
926 Powell Rd Mesquite, TX	2.0	1.0	1126	$1,800	$1.60	45d	1	1.20mi
3212 Balch Springs Rd Balch Springs, TX	1.0–2.0	1.0–2.0	825	$1,245	$1.51	9d	1	1.20mi
1002 Majors Dr Mesquite, TX	3.0	2.0	1636	$1,895	$1.16	45d	1	1.21mi
2025 Norcross Dr Mesquite, TX	3.0	2.0	1281	$1,850	$1.44	45d	1	1.24mi
2812 Cottonwood Ln Balch Springs, TX	3.0	2.0	1260	$1,450	$1.15	45d	1	1.35mi
12805 Dove Field Ln Balch Springs, TX	3.0	2.0	1456	$1,935	$1.33	0d	1	1.41mi
1801 Wilkinson Rd Mesquite, TX	2.0	1.0	1396	$1,550	$1.11	45d	1	1.45mi
1513 Colborne Dr Mesquite, TX	3.0	2.0	1805	$2,045	$1.13	45d	1	1.50mi

Listing history 11 events

1. 2026-05-18
   historical Active Option Contract 1091-char remark

   Show marketing remark (1091 chars)

   NEWLY REDUCED PRICE! Great investment opportunity or your first homestead purchase with a little TLC! This property was remodeled to have three bedrooms and one bonus room that was utilized as a fourth bedroom. The extra spacious main living area is great for gatherings and has plenty of natural sun light, plus it comes equipped with a built-in lighted wall storage. There is a large covered patio out back to relax under within your private backyard, and a powered shed that can be turn into a detached home office or workshop - it even has a window AC unit! The full bath inside of the home was fully remodeled to look more modern and to have a nice bright feel. The primary bedroom next to it has ample room for your furniture and comes with built-in mirrors. The back portion of the roof was replaced in 2019, the front in 2023, and gutters replaced in 2025. The five bedroom windows along the southside of the home were replaced in 2017 and come with a lifetime transferrable warranty. Don't let this one pass you by and be able to call it your home soon! *Property to be sold AS-IS.*

2. 2026-05-06
   status Active 1091-char remark

   Show marketing remark (1091 chars)

   NEWLY REDUCED PRICE! Great investment opportunity or your first homestead purchase with a little TLC! This property was remodeled to have three bedrooms and one bonus room that was utilized as a fourth bedroom. The extra spacious main living area is great for gatherings and has plenty of natural sun light, plus it comes equipped with a built-in lighted wall storage. There is a large covered patio out back to relax under within your private backyard, and a powered shed that can be turn into a detached home office or workshop - it even has a window AC unit! The full bath inside of the home was fully remodeled to look more modern and to have a nice bright feel. The primary bedroom next to it has ample room for your furniture and comes with built-in mirrors. The back portion of the roof was replaced in 2019, the front in 2023, and gutters replaced in 2025. The five bedroom windows along the southside of the home were replaced in 2017 and come with a lifetime transferrable warranty. Don't let this one pass you by and be able to call it your home soon! *Property to be sold AS-IS.*

3. 2026-04-30
   historical Active Option Contract 1091-char remark

   Show marketing remark (1091 chars)

   NEWLY REDUCED PRICE! Great investment opportunity or your first homestead purchase with a little TLC! This property was remodeled to have three bedrooms and one bonus room that was utilized as a fourth bedroom. The extra spacious main living area is great for gatherings and has plenty of natural sun light, plus it comes equipped with a built-in lighted wall storage. There is a large covered patio out back to relax under within your private backyard, and a powered shed that can be turn into a detached home office or workshop - it even has a window AC unit! The full bath inside of the home was fully remodeled to look more modern and to have a nice bright feel. The primary bedroom next to it has ample room for your furniture and comes with built-in mirrors. The back portion of the roof was replaced in 2019, the front in 2023, and gutters replaced in 2025. The five bedroom windows along the southside of the home were replaced in 2017 and come with a lifetime transferrable warranty. Don't let this one pass you by and be able to call it your home soon! *Property to be sold AS-IS.*

4. 2026-04-23
   price $190,000 1091-char remark

   Show marketing remark (1091 chars)

   NEWLY REDUCED PRICE! Great investment opportunity or your first homestead purchase with a little TLC! This property was remodeled to have three bedrooms and one bonus room that was utilized as a fourth bedroom. The extra spacious main living area is great for gatherings and has plenty of natural sun light, plus it comes equipped with a built-in lighted wall storage. There is a large covered patio out back to relax under within your private backyard, and a powered shed that can be turn into a detached home office or workshop - it even has a window AC unit! The full bath inside of the home was fully remodeled to look more modern and to have a nice bright feel. The primary bedroom next to it has ample room for your furniture and comes with built-in mirrors. The back portion of the roof was replaced in 2019, the front in 2023, and gutters replaced in 2025. The five bedroom windows along the southside of the home were replaced in 2017 and come with a lifetime transferrable warranty. Don't let this one pass you by and be able to call it your home soon! *Property to be sold AS-IS.*

5. 2026-03-12
   price $199,900 1091-char remark

   Show marketing remark (1091 chars)

   NEWLY REDUCED PRICE! Great investment opportunity or your first homestead purchase with a little TLC! This property was remodeled to have three bedrooms and one bonus room that was utilized as a fourth bedroom. The extra spacious main living area is great for gatherings and has plenty of natural sun light, plus it comes equipped with a built-in lighted wall storage. There is a large covered patio out back to relax under within your private backyard, and a powered shed that can be turn into a detached home office or workshop - it even has a window AC unit! The full bath inside of the home was fully remodeled to look more modern and to have a nice bright feel. The primary bedroom next to it has ample room for your furniture and comes with built-in mirrors. The back portion of the roof was replaced in 2019, the front in 2023, and gutters replaced in 2025. The five bedroom windows along the southside of the home were replaced in 2017 and come with a lifetime transferrable warranty. Don't let this one pass you by and be able to call it your home soon! *Property to be sold AS-IS.*

6. 2026-02-19
   listed $204,900 Active 1091-char remark

   Show marketing remark (1091 chars)

   NEWLY REDUCED PRICE! Great investment opportunity or your first homestead purchase with a little TLC! This property was remodeled to have three bedrooms and one bonus room that was utilized as a fourth bedroom. The extra spacious main living area is great for gatherings and has plenty of natural sun light, plus it comes equipped with a built-in lighted wall storage. There is a large covered patio out back to relax under within your private backyard, and a powered shed that can be turn into a detached home office or workshop - it even has a window AC unit! The full bath inside of the home was fully remodeled to look more modern and to have a nice bright feel. The primary bedroom next to it has ample room for your furniture and comes with built-in mirrors. The back portion of the roof was replaced in 2019, the front in 2023, and gutters replaced in 2025. The five bedroom windows along the southside of the home were replaced in 2017 and come with a lifetime transferrable warranty. Don't let this one pass you by and be able to call it your home soon! *Property to be sold AS-IS.*

7. 2013-12-28
   historical
8. 2013-11-25
   listed $70,000 Active
9. 2004-11-30
   soldstatus
10. 2003-05-04
    soldstatus
11. 2003-02-13
    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: $5,614 · $468/mo
• Projected year-2 tax: $5,614 · $468/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 ≥111°F today · 23 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,652
• − Mortgage interest: −$10,643
• − Property taxes: −$5,614
• − Insurance: −$950
• − Repairs & maintenance: −$1,652
• − Management: −$1,652
• − Depreciation: −$5,527
• Taxable loss: −$5,387
• Est. tax savings @ 24.0%: +$1,293
• After-tax cash flow: $-913/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

+171.4% since first listed

11 events — show timeline

• 2026-05-18 Contingent — NTREIS
• 2026-05-06 Relisted — NTREIS
• 2026-04-30 Contingent — NTREIS
• 2026-04-23 Price Changed $190,000 NTREIS
• 2026-03-12 Price Changed $199,900 NTREIS
• 2026-02-19 Listed $204,900 NTREIS
• 2013-12-28 Listing Removed — NTREIS
• 2013-11-25 Listed $70,000 NTREIS
• 2004-11-30 Sold (Public Records) — Public Records
• 2003-05-04 Sold (Public Records) — Public Records
• 2003-02-13 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $5,614 · +1.1% YoY. Source: county tax records.