2441 Lindale Ln · Mesquite, TX 75149

$169,999

4 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 107 Days on market

Built 1970 7,797 sqft lot $145/sqft · 20% below area Est $213k · 20% 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 +18.9/30.0
• ARV discount +15.0/15.0
• 1% rule +6.5/10.0
• DSCR +5.9/10.0
• 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

Welcome to this 4-bedroom home offering great potential for buyers looking for an opportunity to add value. The property features a remodeled kitchen with updated cabinets, countertops, and appliances, along with recent improvements including a new roof, new HVAC system, and a new privacy fence. The home offers a functional layout with ample living space, making it ideal for those looking to renovate or customize a property to their needs.

Key facts

• New privacy fence
• Updated cabinets
• Remodeled kitchen

Tags

• REMODELED KITCHEN
• UPDATED CABINETS
• NEW ROOF
• NEW HVAC SYSTEM
• NEW PRIVACY FENCE

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $173 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $155k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: Mcwhorter El (math 40% / reading 36%, grade F, #1,709 of 4,322 statewide, top 40%, 516 students, 93% FRL); Wilkinson Middle (math 32% / reading 28%, grade F, #1,056 of 1,662 statewide, top 65%, 702 students, 90% FRL); West Mesquite H S (math 41% / reading 31%, grade F, #930 of 1,632 statewide, top 57%, 2,172 students, 86% FRL) — zoned schools average 90% FRL vs 63% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 345 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $5k 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 107 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 23y 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

• Watch-outs: property tax is 2.9% of price.
• 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 $154,699 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.15% ✓
• Cap rate: 7.51%
• Cash-on-cash: 4.36%
• DSCR: 1.19
• GRM: 7.3

CMA / ARV

• ARV (median comp): $212,691
• List price: $169,999
• Delta: -20.07%
• 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
2435 Lindale Ln	0.01mi	3/2.0 (-1)	1,176 (0%)	13mo	$214,900	$183	80
1505 Greenbrier Dr	0.29mi	4/3.0	1,176 (0%)	9mo	$175,000	$149	71
1222 Athens Dr	0.20mi	4/2.0	1,084 (-8%)	5mo	$247,500	$228	69
2001 Hickory Tree Rd	0.62mi	3/1.0 (-1)	1,200 (+2%)	3mo	$128,000	$107	60
1433 Melanie Ln	0.16mi	3/1.5 (-1)	1,030 (-12%)	8mo	$215,000	$209	58
1808 Del Oak Dr	0.52mi	4/2.0	1,222 (+4%)	11mo	$179,995	$147	56
2420 Lindale Ln	0.06mi	3/1.0 (-1)	1,309 (+11%)	22mo	$200,000	$153	55
11708 Charlce Dr	0.60mi	3/1.0 (-1)	1,172 (-0%)	19mo	$125,000	$107	50
1205 Rusk Dr	0.28mi	3/1.0 (-1)	1,310 (+11%)	17mo	$220,000	$168	49
11807 Avery Ln	0.55mi	3/2.0 (-1)	1,249 (+6%)	12mo	$269,000	$215	45
2017 Narobi Pl	0.50mi	4/3.0	1,300 (+10%)	11mo	$267,900	$206	42
3109 Forestdale Ln	0.60mi	3/2.0 (-1)	1,044 (-11%)	6mo	$215,000	$206	40

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: -13.1%
• Equity multiple: 0.54×
• Total profit: $-21,707
• Equity at exit: $25,347

10-year hold

• IRR: -9.9%
• Equity multiple: 0.48×
• Total profit: $-24,747
• Equity at exit: $14,698

Cash invested: $47,600 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,952 high
• Mortgage (P&I): −$891
• Tax from tax record: −$407 /mo · $4,883/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $173

Break-even live

Break-even rent $1,733

Max offer price $169,999

Occupancy floor 86%

Sensitivity live

Price	-10% $269	-5% $221	+0% $173	+5% $125	+10% $77
Rent	-10% $19	-5% $96	+0% $173	+5% $250	+10% $327
Rate	-1.0pp $258	-0.5pp $216	base $173	+0.5pp $129	+1.0pp $84

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2045 Avis Cir Mesquite, TX	3.0	1.0	912	$1,600	$1.75	26d	1	0.43mi
2005 Mount Pleasant Dr Mesquite, TX	3.0	1.0	939	$1,545	$1.65	9d	1	0.49mi
12805 Dove Field Ln Balch Springs, TX	3.0	2.0	1456	$1,935	$1.33	0d	1	0.93mi
1602 Develon Dr Mesquite, TX	3.0	2.0	1251	$2,300	$1.84	45d	1	1.05mi
12931 Parker Ct Balch Springs, TX	3.0	2.0	1338	$2,155	$1.61	9d	1	1.05mi
1029 Kory Dr Mesquite, TX	3.0	2.0	1463	$1,950	$1.33	45d	1	1.14mi
2812 Cottonwood Ln Balch Springs, TX	3.0	2.0	1260	$1,450	$1.15	45d	1	1.16mi
2724 Windswept Ln Mesquite, TX	3.0	2.0	1402	$2,300	$1.64	26d	1	1.28mi
3921 Ambassador Way Balch Springs, TX	4.0	1.5	1460	$1,595	$1.09	45d	1	1.36mi
2255 W Bruton Rd Mesquite, TX	1.0–3.0	1.0–2.0	957	$1,819	$1.90	45d	12	1.42mi
12411 Summer Hill Dr Balch Springs, TX	3.0	2.0	1299	$1,800	$1.39	3d	1	1.46mi
12603 Summer Hill Dr Balch Springs, TX	3.0	2.0	1311	$1,800	$1.37	3d	1	1.47mi
12603 Summer Hill Dr Balch Springs, TX	3.0	2.0	1311	$2,500	$1.91	23d	1	1.47mi

Listing history 41 events

1. 2026-06-21
   days on market $169,999 Active 107 DOM
2. 2026-06-18
   days on market $169,999 Active 104 DOM
3. 2026-06-17
   days on market $169,999 Active 103 DOM
4. 2026-06-16
   days on market $169,999 Active 102 DOM
5. 2026-06-15
   days on market $169,999 Active 101 DOM
6. 2026-06-13
   days on market $169,999 Active 99 DOM
7. 2026-06-13
   days on market $169,999 Active 98 DOM
8. 2026-06-09
   days on market $169,999 Active 95 DOM
9. 2026-06-08
   days on market $169,999 Active 94 DOM
10. 2026-06-07
    days on market $169,999 Active 93 DOM
11. 2026-06-04
    days on market $169,999 Active 90 DOM
12. 2026-06-03
    days on market $169,999 Active 89 DOM
13. 2026-06-02
    days on market $169,999 Active 88 DOM
14. 2026-06-01
    days on market $169,999 Active 87 DOM
15. 2026-05-31
    days on market $169,999 Active 86 DOM
16. 2026-04-26
    price $169,999 446-char remark

    Show marketing remark (446 chars)

    Welcome to this 4-bedroom home offering great potential for buyers looking for an opportunity to add value. The property features a remodeled kitchen with updated cabinets, countertops, and appliances, along with recent improvements including a new roof, new HVAC system, and a new privacy fence. The home offers a functional layout with ample living space, making it ideal for those looking to renovate or customize a property to their needs.

17. 2026-04-26
    price $170,000 446-char remark

    Show marketing remark (446 chars)

    Welcome to this 4-bedroom home offering great potential for buyers looking for an opportunity to add value. The property features a remodeled kitchen with updated cabinets, countertops, and appliances, along with recent improvements including a new roof, new HVAC system, and a new privacy fence. The home offers a functional layout with ample living space, making it ideal for those looking to renovate or customize a property to their needs.

18. 2026-04-26
    price $165,000 446-char remark

    Show marketing remark (446 chars)

    Welcome to this 4-bedroom home offering great potential for buyers looking for an opportunity to add value. The property features a remodeled kitchen with updated cabinets, countertops, and appliances, along with recent improvements including a new roof, new HVAC system, and a new privacy fence. The home offers a functional layout with ample living space, making it ideal for those looking to renovate or customize a property to their needs.

19. 2026-03-06
    listed $175,000 Active 446-char remark

    Show marketing remark (446 chars)

    Welcome to this 4-bedroom home offering great potential for buyers looking for an opportunity to add value. The property features a remodeled kitchen with updated cabinets, countertops, and appliances, along with recent improvements including a new roof, new HVAC system, and a new privacy fence. The home offers a functional layout with ample living space, making it ideal for those looking to renovate or customize a property to their needs.

20. 2025-11-12
    price $205,000
21. 2025-10-29
    price $219,999
22. 2025-10-22
    price $220,000
23. 2025-10-21
    price $224,000
24. 2025-10-07
    listed $225,000 Active
25. 2025-06-27
    historical
26. 2025-06-18
    price $210,000
27. 2025-05-20
    listed $239,990 Active
28. 2016-04-23
    historical
29. 2015-11-04
    price $94,900
30. 2015-10-16
    listed $77,900 Active
31. 2007-01-26
    soldstatus
32. 2007-01-15
    soldstatus
33. 2006-12-08
    historical
34. 2006-07-10
    listed $65,000
35. 2004-08-19
    soldstatus
36. 2004-06-29
    historical
37. 2004-04-23
    listed $69,900
38. 2004-03-08
    historical
39. 2003-10-09
    listed $61,500
40. 2001-01-10
    soldstatus
41. 2000-07-31
    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: $4,883 · $407/mo
• Projected year-2 tax: $4,883 · $407/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 · 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,423
• − Mortgage interest: −$9,523
• − Property taxes: −$4,883
• − Insurance: −$850
• − Repairs & maintenance: −$1,874
• − Management: −$1,874
• − Depreciation: −$4,945
• Taxable loss: −$526
• Est. tax savings @ 24.0%: +$126
• After-tax cash flow: $2,199/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

+176.4% since first listed

26 events — show timeline

• 2026-04-26 Price Changed $169,999 NTREIS
• 2026-04-26 Price Changed $170,000 NTREIS
• 2026-04-26 Price Changed $165,000 NTREIS
• 2026-03-06 Listed $175,000 NTREIS
• 2025-11-12 Price Changed $205,000 NTREIS
• 2025-10-29 Price Changed $219,999 NTREIS
• 2025-10-22 Price Changed $220,000 NTREIS
• 2025-10-21 Price Changed $224,000 NTREIS
• 2025-10-07 Listed $225,000 NTREIS
• 2025-06-27 Listing Removed — NTREIS
• 2025-06-18 Price Changed $210,000 NTREIS
• 2025-05-20 Listed $239,990 NTREIS
• 2016-04-23 Listing Removed — NTREIS
• 2015-11-04 Price Changed $94,900 NTREIS
• 2015-10-16 Listed $77,900 NTREIS
• 2007-01-26 Sold (MLS) — NTREIS
• 2007-01-15 Sold (Public Records) — Public Records
• 2006-12-08 Listing Removed — NTREIS
• 2006-07-10 Listed $65,000 NTREIS
• 2004-08-19 Sold (Public Records) — Public Records
• 2004-06-29 Listing Removed — NTREIS
• 2004-04-23 Listed $69,900 NTREIS
• 2004-03-08 Listing Removed — NTREIS
• 2003-10-09 Listed $61,500 NTREIS
• 2001-01-10 Sold (Public Records) — Public Records
• 2000-07-31 Sold (Public Records) — Public Records

Property tax history

+6.9%/yr

Latest (2025): $4,883 · +1.1% YoY. Source: county tax records.