4329 Obsidian Pl · Mesquite, TX 75181

$441,049

5 bd · 4.5 ba · 3,357 sqft · SingleFamily · 32 Days on market

Built 2026 Good condition Est $430k · at est.

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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).

• Cash flow +12.1/30.0
• ARV discount +6.3/15.0
• Condition / age +4.0/5.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This sophisticated home boasts two floors of modern living space that makes everyday gathering effortless with a central open-concept design, covered patio and soaring ceilings. The owner's suite and walk-in closet enjoys privacy with a flexible study on the first floor as the upper-level enjoys three secondary bedrooms, a breezy game room and media room for endless possibilities.

Key facts

• Open-concept design
• Walk-in closet
• Flexible study

Tags

• OPEN-CONCEPT DESIGN
• COVERED PATIO
• WALK-IN CLOSET
• FLEXIBLE STUDY
• GAME ROOM
• MEDIA ROOM

Property features AI

Finance

• Other: Listing status: Active
• Financial info: List price: $474,999; Inventory type: Spec

Exterior

• Home design: Sunstone w/ Media Standard plan
• Construction: Built in 2026 (new construction); Living area approximately 3,357
• Exterior features: New construction spec home; Address: 4329 Obsidian Pl, Mesquite, TX 75181

Interior

• Kitchen: Kitchen included (details not provided)
• Bedrooms: 5 bedrooms
• Bathrooms: 4 full bathrooms and 1 half bathroom (4.5 total)
• Interior features: Open plan living spaces (based on new construction plan)
• Laundry & utility: Laundry/utility area included (details not provided)

What this means for you Summary

Snapshot

• This is a 5-bed/4.5-bath single-family listed at $441k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-100 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $427k (3.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $373k (15.4% below list).
• Recommended offer: $373k (15.4% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: 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; 590 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 40% of the median local income ($111k/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 $13k 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 32 days — a 3% lower offer ($428k) is reasonable based on typical stale-listing flexibility.

Recommended offer $373,221 (15.4% 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 32 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
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. 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: 0.85% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.97%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $429,696
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3408 Falcon Field NONE	0.14mi	5/4.5	3,357 (0%)	4mo	$434,599	$129	90
3916 Elements Way	0.15mi	5/4.5	3,357 (0%)	6mo	$425,674	$127	88
3900 Falcon Fld	0.19mi	5/4.5	3,357 (0%)	5mo	$428,403	$128	87
3909 Falcon Fld	0.22mi	5/4.5	3,357 (0%)	9mo	$411,849	$123	82
3829 Turtle Xing	0.26mi	5/4.5	3,357 (0%)	8mo	$417,749	$124	82
3920 Elements Way	0.15mi	4/3.5 (-1)	3,181 (-5%)	2mo	$390,999	$123	73
3700 Seth Pl	0.40mi	5/4.5	3,357 (0%)	9mo	$448,294	$134	73
3729 Seth Pl	0.44mi	5/4.5	3,357 (0%)	10mo	$449,349	$134	72
3501 Falcon Fld	0.13mi	4/3.5 (-1)	3,181 (-5%)	6mo	$389,974	$123	71
3924 Falcon Fld	0.25mi	4/3.5 (-1)	3,181 (-5%)	9mo	$395,699	$124	64
3728 Seth Pl	0.47mi	4/3.5 (-1)	3,181 (-5%)	6mo	$410,844	$129	55
3733 Seth Pl	0.45mi	4/3.5 (-1)	3,181 (-5%)	10mo	$425,339	$134	52

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 · 0.07% rent growth · sell at horizon

5-year hold

• IRR: -21.2%
• Equity multiple: 0.28×
• Total profit: $-88,442
• Equity at exit: $65,762

10-year hold

• IRR: -23.6%
• Equity multiple: -0.02×
• Total profit: $-126,318
• Equity at exit: $38,134

Cash invested: $123,494 (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 75181

• Home prices YoY: -9.4%
• Rents YoY: 0.1%
• Active inventory: 590
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $3,732 medium
• Mortgage (P&I): −$2,313
• Tax est. 1.5%: −$551 /mo · $6,616/yr
• Insurance: −$184
• HOA: −$0
• Vacancy / Maint / Mgmt: −$784
• Net cashflow: $-100

Break-even live

Break-even rent $3,858

Max offer price $426,645

Occupancy floor 98%

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: $110,262
• Closing costs: $13,231
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3216 Southampton Dr Mesquite, TX	5.0	3.5	2947	$3,250	$1.10	43d	1	1.20mi
6308 Ashford Trl Mesquite, TX	5.0	3.0	3279	$3,200	$0.98	18d	1	1.38mi
1908 Twisted Tree Ln Mesquite, TX	5.0	2.5	2750	$3,670	$1.33	24d	1	1.40mi
1308 Dawson Way Mesquite, TX	4.0	2.5	2476	$3,573	$1.44	24d	1	1.42mi

Listing history 14 events

1. 2026-06-18
   days on market $441,049 Active 32 DOM
2. 2026-06-17
   days on market $441,049 Active 31 DOM
3. 2026-06-16
   days on market $441,049 Active 30 DOM
4. 2026-06-15
   days on market $441,049 Active 29 DOM
5. 2026-06-13
   days on market $441,049 Active 27 DOM
6. 2026-06-13
   days on market $441,049 Active 26 DOM
7. 2026-06-09
   days on market $441,049 Active 23 DOM
8. 2026-06-08
   days on market $441,049 Active 22 DOM
9. 2026-06-07
   days on market $441,049 Active 21 DOM
10. 2026-06-04
    days on market $441,049 Active 18 DOM
11. 2026-06-03
    days on market $441,049 Active 17 DOM
12. 2026-06-02
    days on market $441,049 Active 16 DOM
13. 2026-06-01
    days on market $441,049 Active 15 DOM
14. 2026-05-31
    days on market $441,049 Active 14 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $44,787
• − Mortgage interest: −$24,706
• − Property taxes: −$6,616
• − Insurance: −$2,205
• − Repairs & maintenance: −$3,583
• − Management: −$3,583
• − Depreciation: −$12,831
• Taxable loss: −$8,736
• Est. tax savings @ 24.0%: +$2,097
• After-tax cash flow: $902/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained, modern home with a good condition score and minimal repairs needed is ready for a new owner. It offers a good balance of updates and maintenance to increase its value.

Value-add opportunities

• Both Painting the exterior brick — Enhances curb appeal and can increase both resale and rental value
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior brick — Enhances curb appeal and can increase both resale and rental value ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 29,788
• Household income: $111,052
• Rent vs Own: 16.2% rent · 83.8% own
• Severe rent burden: 857.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Black 39% Hispanic / Latino 32% Two or more races 21% White 16% Asian 5% Native American 1%
• Hispanic origin (detail): Mexican 27% Puerto Rican 1%
• Common ancestry: Slovak 2% Italian 1%
• Foreign-born: 22% · Canada, Vietnam
• Languages at home: 64% English-only · Spanish 27% Tagalog/Filipino 3% Other Asian/Pacific 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: ▼ -26.63%
• Current HPI: 257.0959
• Rent YoY: ▲ 0.07%
• 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