2109 Cranberry Ct · Mesquite, TX 75181

$235,000

3 bd · 2.5 ba · 2,247 sqft · Townhouse public records · 262 Days on market

Built 2014 3,311 sqft lot $105/sqft · 13% below area Est $269k · 13% under $155/mo HOA · 6% of rent ↓ 18% since listing

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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 +14.0/30.0
• ARV discount +13.2/15.0
• 1% rule +6.4/10.0
• DSCR +4.2/10.0
• Livability +3.5/5.0
• 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

Beautiful two-story townhome in featuring an open-concept layout and spacious living area that opens to a covered patio—perfect for relaxing or entertaining. The kitchen showcases rich cherry wood cabinets, granite countertops, and tile flooring for a stylish and functional space. The primary suite is conveniently located on the main level, while upstairs offers two additional guest bedrooms, a versatile game room, and a dedicated study—ideal for work or play. With 3 bedrooms and 2 baths, this home blends comfort and flexibility in every corner.

Key facts

• $155 HOA
• Garage
• Built 2014

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $235k.

Deal economics

• At list price, monthly cash flow is $30 ($356/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).
• Recommended offer: $207k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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: Thompson El (math 20% / reading 27%, grade F, #3,247 of 4,322 statewide, top 76%, 608 students, 85% FRL); Terry Middle (math 34% / reading 32%, grade F, #930 of 1,662 statewide, top 57%, 1,049 students, 82% FRL); Horn H S (math 41% / reading 36%, grade F, #866 of 1,632 statewide, top 54%, 3,029 students, 74% FRL) — zoned schools average 80% FRL vs 63% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 598 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 262 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $23k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.1% 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 $206,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 262 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.14% ✓
• Cap rate: 6.44%
• Cash-on-cash: 0.54%
• DSCR: 1.02
• GRM: 7.3

CMA / ARV

• ARV (median comp): $269,000
• List price: $235,000
• Delta: -12.64%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3520 Orchard Dr	0.07mi	3/2.5	2,261 (+1%)	3mo	$269,000	$119	93
2204 Abbey Ln	0.12mi	3/2.5	1,967 (-12%)	14mo	$255,000	$130	62
2133 Cranberry Ct	0.04mi	3/2.5	2,012 (-10%)	23mo	$284,900	$142	61

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: -19.6%
• Equity multiple: 0.34×
• Total profit: $-43,537
• Equity at exit: $35,039

10-year hold

• IRR: -23.3%
• Equity multiple: 0.03×
• Total profit: $-63,843
• Equity at exit: $20,319

Cash invested: $65,800 (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: 598
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,678 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$600 /mo · $7,204/yr
• Insurance: −$98
• HOA: −$155
• Vacancy / Maint / Mgmt: −$562
• Net cashflow: $30

Break-even live

Break-even rent $2,640

Max offer price $235,000

Occupancy floor 94%

Sensitivity live

Price	-10% $163	-5% $96	+0% $30	+5% $-37	+10% $-103
Rent	-10% $-182	-5% $-76	+0% $30	+5% $135	+10% $241
Rate	-1.0pp $148	-0.5pp $89	base $30	+0.5pp $-31	+1.0pp $-93

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2013 Cranberry Ct Mesquite, TX	3.0	2.5	1584	$2,300	$1.45	2d	1	0.04mi
3545 Carriage Ave Mesquite, TX	4.0	2.0	1917	$2,950	$1.54	0d	1	0.15mi
3613 Dove Ln Mesquite, TX	4.0	2.0	1858	$2,600	$1.40	16d	1	0.15mi
3332 Knollcrest Ln Mesquite, TX	4.0	2.5	2700	$2,610	$0.97	9d	1	0.26mi
2313 Becard Dr Mesquite, TX	3.0	2.0	2193	$2,600	$1.19	45d	1	0.27mi
2224 Hummingbird Way Mesquite, TX	4.0	2.0	1949	$1,995	$1.02	26d	1	0.28mi
2409 Becard Dr Mesquite, TX	4.0	2.5	2611	$2,499	$0.96	45d	1	0.38mi
3012 Southern Hills Ln Mesquite, TX	4.0	2.0	1957	$2,700	$1.38	45d	1	0.55mi
2817 Island Wren Dr Mesquite, TX	4.0	2.5	2638	$2,750	$1.04	19d	1	0.64mi
2821 Shelduck Dr Mesquite, TX	4.0	2.0	1984	$2,850	$1.44	26d	1	0.66mi
2136 Walden Pl Mesquite, TX	3.0	2.0	1704	$2,250	$1.32	45d	1	0.67mi
2824 Bent Brook Dr Mesquite, TX	3.0	2.0	1622	$1,945	$1.20	18d	1	0.68mi
2816 Blue Heron Dr Mesquite, TX	4.0	2.0	2065	$2,500	$1.21	9d	1	0.70mi
2124 Amber Spgs Mesquite, TX	4.0	2.5	1950	$3,049	$1.56	14d	1	0.72mi
2008 Birch Bnd Mesquite, TX	3.0	2.0	1580	$2,799	$1.77	9d	1	0.75mi
2705 Hidden Springs Dr Mesquite, TX	3.0	2.0	1656	$2,280	$1.38	4d	1	0.83mi
2632 Bent Brook Dr Mesquite, TX	3.0	2.0	1622	$1,995	$1.23	6d	1	0.86mi
2213 Creek Royal Dr Mesquite, TX	3.0	2.0	1505	$1,850	$1.23	45d	1	0.86mi
2213 Creek Royal Dr Mesquite, TX	3.0	2.0	1505	$1,850	$1.23	23d	1	0.86mi
2338 Stillwater Dr Mesquite, TX	3.0	2.0	1765	$2,300	$1.30	22d	1	1.13mi
2321 Bent Brook Dr Mesquite, TX	3.0	2.0	2029	$2,460	$1.21	9d	1	1.17mi
2314 Stillwater Dr Mesquite, TX	4.0	2.0	1995	$2,600	$1.30	26d	1	1.20mi
2314 Stillwater Dr Mesquite, TX	4.0	2.0	1995	$2,600	$1.30	0d	1	1.20mi
2302 Highbank Dr Mesquite, TX	3.0	2.0	1783	$2,145	$1.20	45d	1	1.25mi
1411 Sandalwood Dr Mesquite, TX	3.0	2.0	1491	$2,280	$1.53	0d	1	1.28mi
1615 Ariel Dr Mesquite, TX	4.0	2.0	2002	$3,200	$1.60	0d	1	1.30mi
1411 Springwood Dr Mesquite, TX	4.0	2.5	1874	$2,081	$1.11	45d	1	1.39mi
1521 Cool Springs Dr Mesquite, TX	4.0	2.0	1924	$2,295	$1.19	26d	1	1.42mi
2600 Waterloo Ln Mesquite, TX	3.0	2.0	1460	$1,900	$1.30	45d	1	1.43mi

HOA detail

• Monthly dues: $155 · $1,860/yr

Listing history 23 events

1. 2026-06-21
   days on market $235,000 Active 262 DOM
2. 2026-06-18
   days on market $235,000 Active 259 DOM
3. 2026-06-17
   days on market $235,000 Active 258 DOM
4. 2026-06-16
   days on market $235,000 Active 257 DOM
5. 2026-06-15
   days on market $235,000 Active 256 DOM
6. 2026-06-13
   days on market $235,000 Active 254 DOM
7. 2026-06-13
   days on market $235,000 Active 253 DOM
8. 2026-06-09
   days on market $235,000 Active 250 DOM
9. 2026-06-08
   days on market $235,000 Active 249 DOM
10. 2026-06-07
    days on market $235,000 Active 248 DOM
11. 2026-06-04
    days on market $235,000 Active 245 DOM
12. 2026-06-03
    days on market $235,000 Active 244 DOM
13. 2026-06-02
    days on market $235,000 Active 243 DOM
14. 2026-06-01
    days on market $235,000 Active 242 DOM
15. 2026-05-31
    days on market $235,000 Active 241 DOM
16. 2026-05-19
    price $235,000 564-char remark

    Show marketing remark (564 chars)

    Beautiful two-story townhome in featuring an open-concept layout and spacious living area that opens to a covered patio—perfect for relaxing or entertaining. The kitchen showcases rich cherry wood cabinets, granite countertops, and tile flooring for a stylish and functional space. The primary suite is conveniently located on the main level, while upstairs offers two additional guest bedrooms, a versatile game room, and a dedicated study—ideal for work or play. With 3 bedrooms and 2 baths, this home blends comfort and flexibility in every corner.

17. 2026-01-29
    price $248,000 564-char remark

    Show marketing remark (564 chars)

    Beautiful two-story townhome in featuring an open-concept layout and spacious living area that opens to a covered patio—perfect for relaxing or entertaining. The kitchen showcases rich cherry wood cabinets, granite countertops, and tile flooring for a stylish and functional space. The primary suite is conveniently located on the main level, while upstairs offers two additional guest bedrooms, a versatile game room, and a dedicated study—ideal for work or play. With 3 bedrooms and 2 baths, this home blends comfort and flexibility in every corner.

18. 2025-10-02
    listed $258,000 Active 564-char remark

    Show marketing remark (564 chars)

    Beautiful two-story townhome in featuring an open-concept layout and spacious living area that opens to a covered patio—perfect for relaxing or entertaining. The kitchen showcases rich cherry wood cabinets, granite countertops, and tile flooring for a stylish and functional space. The primary suite is conveniently located on the main level, while upstairs offers two additional guest bedrooms, a versatile game room, and a dedicated study—ideal for work or play. With 3 bedrooms and 2 baths, this home blends comfort and flexibility in every corner.

19. 2025-08-25
    historical
20. 2025-06-27
    price $269,500
21. 2025-06-02
    price $279,500
22. 2025-04-17
    listed $285,000 Active
23. 2016-04-11
    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: $7,204 · $600/mo
• Projected year-2 tax: $7,204 · $600/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 · 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: $32,131
• − Mortgage interest: −$13,164
• − Property taxes: −$7,204
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,570
• − Management: −$2,570
• − HOA: −$1,860
• − Depreciation: −$6,836
• Taxable loss: −$3,249
• Est. tax savings @ 24.0%: +$780
• After-tax cash flow: $1,136/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

-17.5% since first listed

8 events — show timeline

• 2026-05-19 Price Changed $235,000 NTREIS
• 2026-01-29 Price Changed $248,000 NTREIS
• 2025-10-02 Listed $258,000 NTREIS
• 2025-08-25 Listing Removed — NTREIS
• 2025-06-27 Price Changed $269,500 NTREIS
• 2025-06-02 Price Changed $279,500 NTREIS
• 2025-04-17 Listed $285,000 NTREIS
• 2016-04-11 Sold (Public Records) — Public Records

Property tax history

+16.3%/yr

Latest (2025): $7,204 · -4.4% YoY. Source: county tax records.