1133 Redman Ct · Mesquite, TX 75149

$259,000

3 bd · 2.0 ba · 1,583 sqft · MultiFamily public records · 34 Days on market

Built 2005 4,182 sqft lot $164/sqft · 46% above area Est $178k · 46% over $45/mo HOA · 3% of rent

---

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 +26.4/30.0
• DSCR +9.0/10.0
• 1% rule +7.7/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Spectacular two-story Duplex in a cul-de-sac, beautifully remodeled 3 Bedroom 2.5 bath and 2 Car Garage. Kitchen with Granite countertop and lots of cabinets. Large living room. Master bedroom with spacious master bath. Formal Living and Formal Dining. New Luxury Vinyl flooring, new paint interior and exterior. Privacy fencing and large backyard. Foundation repair done in 2018 by Permapier foundation Repair of Texas.

Key facts

• 4,182 sq ft lot
• 2 garage spots
• Built 2005

Property features AI

Finance

• Other: Property listed with Prism Global Realty, LLC (Listing agent: Tom Joseph)
• Financial info: Acceptable financing: Cash, Conventional, FHA, VA
• HOA & community: Mandatory HOA; Monthly HOA fee of $45; HOA covers front yard maintenance, full use of facilities, and management fees; HOA managed by Pleasant Ridge Home Owners

Exterior

• Parking: Attached 2-car garage with garage door opener; Covered parking for 2 vehicles; Garage dimensions approximately 20' wide x 20' long with 9' height
• Security: Video surveillance allowed (consent for audio and video recording noted)
• Utilities: City water with individual water meter; City sewer; Electricity connected; Cable available
• Home design: Single family residence; Residential property; Two stories; Built in 2005; Located in Pleasant Ridge Ph 01 Amd subdivision
• Construction: Brick construction; Shingle (composition) roof; Slab foundation; Preowned (built 2005)
• Exterior features: Cul-de-sac lot; Large backyard with grass; Wood fencing

Interior

• Kitchen: Granite counters; Built-in cabinets; Natural stone/granite type countertops; Water line to refrigerator; Dishwasher; Electric range; Disposal
• Bedrooms: Three bedrooms total; Primary bedroom on second floor with garden tub and walk-in closet; Two additional bedrooms on second floor with walk-in closets
• Flooring: Carpet; Ceramic tile; Luxury vinyl plank
• Bathrooms: Two full bathrooms; One half bathroom; Upstairs bath features garden tub and granite countertop
• Heating & cooling: Central heating (electric); Central air; Ceiling fans; Electric heating and cooling components
• Interior features: Granite counters; High-speed internet available; Walk-in closets; Window coverings; Nine total rooms (including living, family, breakfast, dining, kitchen, bedrooms and baths); One living area; One dining area; Two levels
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Utility room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $259k.

Deal economics

• At list price, monthly cash flow is $673 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $259k).
• Recommended offer: $251k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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: Hanby El (math 35% / reading 30%, grade F, #2,234 of 4,322 statewide, top 52%, 756 students, 90% FRL); Wilkinson Middle (math 32% / reading 28%, grade F, #1,056 of 1,662 statewide, top 65%, 702 students, 90% FRL); Mesquite H S (math 32% / reading 36%, grade F, #1,002 of 1,632 statewide, top 62%, 2,388 students, 84% FRL) — zoned schools average 88% FRL vs 63% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 345 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• At $3,292/mo this rent would consume 56% of the median local household income ($71k/yr) (locally 2266% 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 $2k of loan paydown is wiped out by about $8k 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 34 days — a 3% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $251,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.27% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.14%
• DSCR: 1.50
• GRM: 6.6

CMA / ARV

• ARV (median comp): $177,775
• List price: $259,000
• Delta: 45.69%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.22% rent growth · sell at horizon

5-year hold

• IRR: -3.0%
• Equity multiple: 0.89×
• Total profit: $-7,928
• Equity at exit: $38,618

10-year hold

• IRR: 3.1%
• Equity multiple: 1.19×
• Total profit: $14,065
• Equity at exit: $22,394

Cash invested: $72,520 (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: 13.1×

Monthly cashflow live

• Estimated rent: $3,292 high
• Mortgage (P&I): −$1,358
• Tax from tax record: −$416 /mo · $4,998/yr
• Insurance: −$108
• HOA: −$45
• Vacancy / Maint / Mgmt: −$691
• Net cashflow: $673

Break-even live

Break-even rent $2,440

Max offer price $259,000

Occupancy floor 75%

Sensitivity live

Price	-10% $820	-5% $746	+0% $673	+5% $600	+10% $526
Rent	-10% $413	-5% $543	+0% $673	+5% $803	+10% $933
Rate	-1.0pp $803	-0.5pp $739	base $673	+0.5pp $606	+1.0pp $538

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2.5	$3,292
Total (2 units)			$3,292

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1149 Redman Ave Mesquite, TX	3.0	2.0	1225	$1,750	$1.43	45d	1	0.04mi
1213 Redman Ave Mesquite, TX	3.0	2.0	1225	$1,650	$1.35	14d	1	0.10mi
1232 Redman Ave Mesquite, TX	3.0	2.0	1250	$1,750	$1.40	45d	1	0.14mi
2225 Janice St Mesquite, TX	3.0	1.5	1392	$1,695	$1.22	26d	1	0.49mi
1504 Valley View St Mesquite, TX	3.0	1.0	1240	$1,555	$1.25	4d	1	0.56mi
1504 Valley View St Mesquite, TX	3.0	1.0	1240	$1,621	$1.31	9d	1	0.56mi
1520 Valley View St Unit Labs Mesquite, TX	4.0	2.0	1240	$1,800	$1.45	7d	1	0.60mi
1529 Longview St Mesquite, TX	3.0	1.5	1160	$1,695	$1.46	45d	1	0.67mi
1817 Belmont St Mesquite, TX	4.0	2.0	1338	$1,950	$1.46	45d	1	0.80mi
2020 Ridgeview Plz Mesquite, TX	3.0	2.0	1355	$2,000	$1.48	45d	1	0.81mi
1611 Cascade St Mesquite, TX	3.0	2.0	1594	$1,850	$1.16	45d	1	0.85mi
1021 Irene Dr Mesquite, TX	3.0	1.0	1065	$1,745	$1.64	4d	1	0.86mi
804 W Grubb Dr Mesquite, TX	3.0	1.5	1314	$1,800	$1.37	13d	1	0.88mi
817 Denmark Dr Mesquite, TX	3.0	2.0	1229	$1,625	$1.32	9d	1	0.94mi
922 Binbrook Dr Mesquite, TX	4.0	2.0	1638	$2,450	$1.50	45d	1	0.96mi
922 Binbrook Dr Mesquite, TX	4.0	2.0	1638	$2,400	$1.47	7d	1	0.96mi
822 Colchester Dr Mesquite, TX	2.0	2.0	1064	$1,650	$1.55	9d	1	1.00mi
701 Lee St Unit 2A Mesquite, TX	2.0	1.5	1073	$1,600	$1.49	14d	1	1.01mi
19200 Lyndon B Johnson Fwy Mesquite, TX	2.0	1.0–2.0	780	$1,520	$1.95	0d	13	1.01mi
412 Willowbrook Dr Mesquite, TX	4.0	2.0	1587	$2,800	$1.76	0d	1	1.02mi
2707 Judy Dr Mesquite, TX	3.0	1.0	1505	$2,100	$1.40	45d	1	1.02mi
2317 Spiceberry Ln Mesquite, TX	3.0	2.0	1300	$1,695	$1.30	9d	1	1.05mi
732 Versailles St Mesquite, TX	3.0	2.0	1325	$1,649	$1.24	9d	1	1.08mi
1912 Buffalo Hill Dr Mesquite, TX	3.0	2.5	1854	$2,200	$1.19	45d	1	1.08mi
1917 Buffalo Hill Dr Mesquite, TX	3.0	2.5	1409	$2,300	$1.63	26d	1	1.10mi
2161 Crooked Bow Dr Mesquite, TX	3.0	2.5	1409	$2,300	$1.63	0d	1	1.13mi
2005 Buffalo Hill Dr Mesquite, TX	3.0	2.5	1691	$2,150	$1.27	22d	1	1.14mi
112 Derby Ln Mesquite, TX	3.0	1.0	1104	$1,650	$1.49	18d	1	1.15mi
2025 Buffalo Hill Dr Mesquite, TX	3.0	2.5	1675	$2,350	$1.40	18d	1	1.17mi
2025 Buffalo Hill Dr Unit 1 Mesquite, TX	3.0	2.5	1675	$2,350	$1.40	5d	1	1.17mi
901 US Highway 80 E Mesquite, TX	1.0–3.0	1.0–2.0	1039	$1,934	$1.86	3d	34	1.17mi
2236 Palomino St Mesquite, TX	3.0	3.5	2008	$2,700	$1.34	45d	1	1.21mi
2001 Juniper Pass Way Mesquite, TX	3.0	2.5	1409	$2,200	$1.56	26d	1	1.23mi
2041 Juniper Pass Way Mesquite, TX	3.0	2.5	1711	$2,100	$1.23	20d	1	1.27mi
2329 Penrose Dr Mesquite, TX	3.0	2.0	1920	$2,100	$1.09	9d	1	1.28mi
2164 Steer Creek Pl Mesquite, TX	3.0	2.5	1409	$2,400	$1.70	45d	1	1.31mi
226 Wilderness Trl Mesquite, TX	2.0	2.0	1136	$1,650	$1.45	45d	1	1.31mi
1513 Liberty Ln Mesquite, TX	3.0	2.5	1393	$1,925	$1.38	9d	1	1.32mi
2641 Bluebird Ln Mesquite, TX	3.0	1.5	1372	$1,650	$1.20	9d	1	1.37mi
115 Wilderness Trl Mesquite, TX	3.0	2.0	1350	$1,845	$1.37	45d	1	1.39mi

HOA detail

• Monthly dues: $45 · $540/yr

Listing history 25 events

1. 2026-06-09
   days on market $259,000 Active 34 DOM
2. 2026-06-08
   days on market $259,000 Active 33 DOM
3. 2026-06-07
   days on market $259,000 Active 32 DOM
4. 2026-06-04
   days on market $259,000 Active 29 DOM
5. 2026-06-03
   days on market $259,000 Active 28 DOM
6. 2026-06-02
   days on market $259,000 Active 27 DOM
7. 2026-06-01
   days on market $259,000 Active 26 DOM
8. 2026-05-31
   days on market $259,000 Active 25 DOM
9. 2026-05-14
   price $259,000 420-char remark
10. 2026-04-26
    listed $269,000 Active 420-char remark
11. 2025-11-14
    soldstatus
12. 2024-07-25
    soldstatus
13. 2014-11-01
    historical
14. 2014-06-20
    listed $107,900 Active
15. 2014-05-22
    historical
16. 2014-04-28
    status Pending
17. 2014-04-17
    historical Active Option Contract
18. 2013-11-22
    listed $107,900 Active
19. 2013-11-15
    historical
20. 2013-10-22
    price $107,900
21. 2013-08-20
    price $108,400
22. 2013-08-03
    price $108,900
23. 2013-07-12
    status Active
24. 2013-06-30
    status Pending
25. 2013-06-11
    listed $109,900 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: $4,998 · $416/mo
• Projected year-2 tax: $4,998 · $416/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 8/10 Severe 7 d/yr ≥110°F today · 24 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: $39,504
• − Mortgage interest: −$14,508
• − Property taxes: −$4,998
• − Insurance: −$1,295
• − Repairs & maintenance: −$3,160
• − Management: −$3,160
• − HOA: −$540
• − Depreciation: −$7,535
• Taxable income: $4,308
• Est. tax owed @ 24.0%: −$1,034
• After-tax cash flow: $7,043/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

+135.7% since first listed

17 events — show timeline

• 2026-05-14 Price Changed $259,000 NTREIS
• 2026-04-26 Listed $269,000 NTREIS
• 2025-11-14 Sold (Public Records) — Public Records
• 2024-07-25 Sold (Public Records) — Public Records
• 2014-11-01 Listing Removed — NTREIS
• 2014-06-20 Listed $107,900 NTREIS
• 2014-05-22 Listing Removed — NTREIS
• 2014-04-28 Pending — NTREIS
• 2014-04-17 Contingent — NTREIS
• 2013-11-22 Listed $107,900 NTREIS
• 2013-11-15 Listing Removed — NTREIS
• 2013-10-22 Price Changed $107,900 NTREIS
• 2013-08-20 Price Changed $108,400 NTREIS
• 2013-08-03 Price Changed $108,900 NTREIS
• 2013-07-12 Relisted — NTREIS
• 2013-06-30 Pending — NTREIS
• 2013-06-11 Listed $109,900 NTREIS

Property tax history

+2.3%/yr

Latest (2025): $4,998 · +7.9% YoY. Source: county tax records.