2660 Windswept Ln · Mesquite, TX 75181

$309,000

4 bd · 2.5 ba · 2,524 sqft · SingleFamily public records · 90 Days on market

Built 1993 6,229 sqft lot $122/sqft · 9% below area Est $340k · 9% 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 +11.7/15.0
• Cash flow +10.1/30.0
• 1% rule +4.2/10.0
• Livability +3.5/5.0
• DSCR +2.9/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Two Story Family Home offering 4 bedrooms, 2 Living Areas, Office ( or 5th bedroom ), 2 Full Baths, 1 Half Bath, 2 car garage. Kitchen open to Family Room offers plenty of cabinet space plus large pantry. Master Bedroom with Large Sitting Area and Walk-In Closets. Easy access to schools, shopping, and major highways. ***NO HOA*** NEW CARPET ***NEW ROOF August 2024 ***Motivated Seller***

Key facts

• Office
• Walk-in closets
• 2 living areas

Tags

• TWO STORY FAMILY HOME
• 2 LIVING AREAS
• OFFICE
• PLENTY OF CABINET SPACE
• LARGE PANTRY
• WALK-IN CLOSETS

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $309k.

Deal economics

• At list price, monthly cash flow is $-181 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $277k (10.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $285k (7.8% below list).
• Recommended offer: $277k (10.4% below list) — sets the bar for cash-flow.
• Cap rate 5.6% vs local median 4.4% in Mesquite — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 31% 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 $2k of loan paydown is wiped out by about $9k 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 90 days — a 6% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $30k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• 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 $276,985 (10.4% 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 90 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
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. 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?
8. 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.
9. 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.
10. 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: 0.92% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.51%
• DSCR: 0.89
• GRM: 9.0

CMA / ARV

• ARV (median comp): $340,438
• List price: $309,000
• Delta: -9.23%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
709 Tealwood Dr	0.11mi	4/2.5	2,524 (0%)	12mo	$360,000	$143	85
2668 Windswept Ln	0.02mi	4/2.5	2,661 (+5%)	11mo	$348,500	$131	81
2709 Windswept Ln	0.06mi	4/3.5	2,708 (+7%)	9mo	$315,000	$116	74
1033 Burnet Dr	0.32mi	4/3.0	2,698 (+7%)	6mo	$359,900	$133	67
2769 Ingram Cir	0.27mi	4/2.5	2,349 (-7%)	14mo	$329,990	$140	64
2024 Jasper Mdws	0.59mi	4/2.5	2,397 (-5%)	2mo	$427,825	$178	62
14121 S Pass Rd	0.41mi	4/2.5	2,764 (+10%)	6mo	$315,000	$114	60
2128 Spring Mills Rd	0.43mi	5/2.5 (+1)	2,682 (+6%)	7mo	$309,900	$116	58
2628 Pioneer Bluffs Rd	0.39mi	4/2.5	2,764 (+10%)	14mo	$372,000	$135	54
2625 Cumberland Trl	0.49mi	4/3.0	2,839 (+12%)	4mo	$334,900	$118	51
2120 Valley Falls Ave	0.43mi	5/2.5 (+1)	2,874 (+14%)	5mo	$339,900	$118	48
2221 Spring Mills Rd	0.37mi	3/2.5 (-1)	2,822 (+12%)	14mo	$385,000	$136	46

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: -24.2%
• Equity multiple: 0.20×
• Total profit: $-69,547
• Equity at exit: $46,073

10-year hold

• IRR: -33.5%
• Equity multiple: -0.23×
• Total profit: $-106,080
• Equity at exit: $26,717

Cash invested: $86,520 (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 75181

• Home prices YoY: -9.4%
• Rents YoY: 0.1%
• Active inventory: 590
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,848 high
• Mortgage (P&I): −$1,620
• Tax from tax record: −$682 /mo · $8,185/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$598
• Net cashflow: $-181

Break-even live

Break-even rent $3,078

Max offer price $276,985

Occupancy floor —

Sensitivity live

Price	-10% $-6	-5% $-94	+0% $-181	+5% $-269	+10% $-356
Rent	-10% $-406	-5% $-294	+0% $-181	+5% $-69	+10% $44
Rate	-1.0pp $-26	-0.5pp $-103	base $-181	+0.5pp $-261	+1.0pp $-343

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: $77,250
• Closing costs: $9,270
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
716 Elm Falls Pl Mesquite, TX	3.0	2.0	2444	$2,300	$0.94	21d	1	0.03mi
2801 Sonora Ln Mesquite, TX	4.0	2.0	1938	$2,245	$1.16	25d	1	0.26mi
2829 Kerrville Dr Mesquite, TX	4.0	2.5	2349	$2,700	$1.15	5d	1	0.33mi
2749 Ingram Cir Mesquite, TX	3.0	2.0	1791	$2,119	$1.18	3d	1	0.36mi
2636 Cumberland Trl Balch Springs, TX	3.0	2.0	2059	$2,900	$1.41	13d	1	0.44mi
1309 Dawson Way Mesquite, TX	4.0	2.0	1952	$2,222	$1.14	8d	1	0.44mi
1308 Dawson Way Mesquite, TX	4.0	2.5	2476	$3,573	$1.44	25d	1	0.46mi
1332 Nimitz Way Mesquite, TX	4.0	2.0	2109	$2,280	$1.08	21d	1	0.55mi
815 Valleycreek Rd Mesquite, TX	3.0	2.0	1788	$2,500	$1.40	44d	1	0.58mi
732 Creekview Ct Mesquite, TX	5.0	3.0	2313	$3,495	$1.51	44d	1	0.87mi
1817 Cedarbriar Dr Mesquite, TX	5.0	3.5	2538	$3,495	$1.38	44d	1	0.96mi
1626 Rancho Dr Mesquite, TX	4.0	2.0	2562	$2,419	$0.94	25d	1	1.08mi
1908 Twisted Tree Ln Mesquite, TX	5.0	2.5	2750	$3,670	$1.33	25d	1	1.12mi
1513 Colborne Dr Mesquite, TX	3.0	2.0	1805	$2,045	$1.13	44d	1	1.13mi
3505 Vicki Ln Balch Springs, TX	4.0	2.5	2399	$2,435	$1.02	44d	1	1.19mi
12719 Bluffview Dr Balch Springs, TX	3.0	2.5	1788	$2,300	$1.29	44d	1	1.26mi
4642 Elm Point Dr Balch Springs, TX	3.0	2.0	2100	$2,199	$1.05	6d	1	1.49mi

Listing history 29 events

1. 2026-06-18
   days on market $309,000 Active 90 DOM
2. 2026-06-17
   days on market $309,000 Active 89 DOM
3. 2026-06-16
   days on market $309,000 Active 88 DOM
4. 2026-06-15
   days on market $309,000 Active 87 DOM
5. 2026-06-13
   days on market $309,000 Active 85 DOM
6. 2026-06-13
   days on market $309,000 Active 84 DOM
7. 2026-06-09
   days on market $309,000 Active 81 DOM
8. 2026-06-08
   days on market $309,000 Active 80 DOM
9. 2026-06-07
   days on market $309,000 Active 79 DOM
10. 2026-06-04
    days on market $309,000 Active 76 DOM
11. 2026-06-03
    days on market $309,000 Active 75 DOM
12. 2026-06-02
    days on market $309,000 Active 74 DOM
13. 2026-06-01
    days on market $309,000 Active 73 DOM
14. 2026-05-31
    remarks 459-char remark
15. 2026-05-31
    pricedays on market $309,000 Active 72 DOM
16. 2026-05-04
    price $319,000 389-char remark

    Show marketing remark (389 chars)

    Two Story Family Home offering 4 bedrooms, 2 Living Areas, Office ( or 5th bedroom ), 2 Full Baths, 1 Half Bath, 2 car garage. Kitchen open to Family Room offers plenty of cabinet space plus large pantry. Master Bedroom with Large Sitting Area and Walk-In Closets. Easy access to schools, shopping, and major highways. ***NO HOA*** NEW CARPET ***NEW ROOF August 2024 ***Motivated Seller***

17. 2026-04-15
    price $329,000 389-char remark

    Show marketing remark (389 chars)

    Two Story Family Home offering 4 bedrooms, 2 Living Areas, Office ( or 5th bedroom ), 2 Full Baths, 1 Half Bath, 2 car garage. Kitchen open to Family Room offers plenty of cabinet space plus large pantry. Master Bedroom with Large Sitting Area and Walk-In Closets. Easy access to schools, shopping, and major highways. ***NO HOA*** NEW CARPET ***NEW ROOF August 2024 ***Motivated Seller***

18. 2026-03-20
    listed $339,000 Active 389-char remark

    Show marketing remark (389 chars)

    Two Story Family Home offering 4 bedrooms, 2 Living Areas, Office ( or 5th bedroom ), 2 Full Baths, 1 Half Bath, 2 car garage. Kitchen open to Family Room offers plenty of cabinet space plus large pantry. Master Bedroom with Large Sitting Area and Walk-In Closets. Easy access to schools, shopping, and major highways. ***NO HOA*** NEW CARPET ***NEW ROOF August 2024 ***Motivated Seller***

19. 2018-04-27
    soldstatus Sold 479-char remark

    Show marketing remark (479 chars)

    Great location in a conveniently located Mesquite subdivision, near parks, schools, and highways. This spacious home features 2 living areas, 2 dining areas, a large kitchen with lots of cabinet & counter space, 4 bedrooms including a huge master with sitting area, and a nice study-office. Home has just been updated with fresh paint, new carpet, stainless appliances, new wood fence, and more. Do not hesitate. .. This is a Fannie Mae Homepath Property. .. View it today!

20. 2018-04-19
    status Pending 479-char remark

    Show marketing remark (479 chars)

    Great location in a conveniently located Mesquite subdivision, near parks, schools, and highways. This spacious home features 2 living areas, 2 dining areas, a large kitchen with lots of cabinet & counter space, 4 bedrooms including a huge master with sitting area, and a nice study-office. Home has just been updated with fresh paint, new carpet, stainless appliances, new wood fence, and more. Do not hesitate. .. This is a Fannie Mae Homepath Property. .. View it today!

21. 2018-03-26
    price $219,000 479-char remark

    Show marketing remark (479 chars)

    Great location in a conveniently located Mesquite subdivision, near parks, schools, and highways. This spacious home features 2 living areas, 2 dining areas, a large kitchen with lots of cabinet & counter space, 4 bedrooms including a huge master with sitting area, and a nice study-office. Home has just been updated with fresh paint, new carpet, stainless appliances, new wood fence, and more. Do not hesitate. .. This is a Fannie Mae Homepath Property. .. View it today!

22. 2018-02-16
    price $229,000 479-char remark

    Show marketing remark (479 chars)

    Great location in a conveniently located Mesquite subdivision, near parks, schools, and highways. This spacious home features 2 living areas, 2 dining areas, a large kitchen with lots of cabinet & counter space, 4 bedrooms including a huge master with sitting area, and a nice study-office. Home has just been updated with fresh paint, new carpet, stainless appliances, new wood fence, and more. Do not hesitate. .. This is a Fannie Mae Homepath Property. .. View it today!

23. 2018-01-15
    listed $245,000 Active 479-char remark

    Show marketing remark (479 chars)

    Great location in a conveniently located Mesquite subdivision, near parks, schools, and highways. This spacious home features 2 living areas, 2 dining areas, a large kitchen with lots of cabinet & counter space, 4 bedrooms including a huge master with sitting area, and a nice study-office. Home has just been updated with fresh paint, new carpet, stainless appliances, new wood fence, and more. Do not hesitate. .. This is a Fannie Mae Homepath Property. .. View it today!

24. 2007-04-17
    soldstatus
25. 2007-04-09
    soldstatus
26. 2007-03-07
    historical
27. 2006-07-10
    listed $142,900
28. 2001-05-16
    soldstatus
29. 1995-03-28
    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: $8,185 · $682/mo
• Projected year-2 tax: $8,185 · $682/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 3/10 Moderate
• 🌡 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,178
• − Mortgage interest: −$17,309
• − Property taxes: −$8,185
• − Insurance: −$1,545
• − Repairs & maintenance: −$2,734
• − Management: −$2,734
• − Depreciation: −$8,989
• Taxable loss: −$7,319
• Est. tax savings @ 24.0%: +$1,756
• After-tax cash flow: $-418/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): 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

Price history

+123.2% since first listed

14 events — show timeline

• 2026-05-04 Price Changed $319,000 NTREIS
• 2026-04-15 Price Changed $329,000 NTREIS
• 2026-03-20 Listed $339,000 NTREIS
• 2018-04-27 Sold (MLS) — NTREIS
• 2018-04-19 Pending — NTREIS
• 2018-03-26 Price Changed $219,000 NTREIS
• 2018-02-16 Price Changed $229,000 NTREIS
• 2018-01-15 Listed $245,000 NTREIS
• 2007-04-17 Sold (Public Records) — Public Records
• 2007-04-09 Sold (MLS) — NTREIS
• 2007-03-07 Listing Removed — NTREIS
• 2006-07-10 Listed $142,900 NTREIS
• 2001-05-16 Sold (Public Records) — Public Records
• 1995-03-28 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $8,185 · +1.1% YoY. Source: county tax records.