1517 Cool Springs Dr · Mesquite, TX 75181

$250,000

3 bd · 2.0 ba · 1,687 sqft · SingleFamily public records · 24 Days on market

Built 1991 5,619 sqft lot Est $278k · 10% 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).

• Cash flow +14.9/30.0
• ARV discount +12.1/15.0
• 1% rule +5.6/10.0
• DSCR +4.6/10.0
• 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 HOME READY FOR MOVE IN! RECENT UPDATES INCLUDE CARPET, PAINT, TILE IN KITCHEN, GREAT DESIGN WITH TALL CEILINGS AND BIG WINDOWS! GREAT KITCHEN WITH ISLAND, BUILT-IN MICROWAVE, LUXURY MASTER BATH AND MATURE LANDSCAPING! YOU'LL LOVE IT!!(AT)

Key facts

• Scenic green spaces
• Newer roof
• Solid foundation

Tags

• SOLID FOUNDATION
• SCENIC GREEN SPACES
• MAJOR UPDATES
• REPLACED HVAC SYSTEMS
• NEWER ROOF
• UPDATED WATER HEATER

Property features AI

Finance

• Other: Subdivision: Creek Crossing Estates; Lot features include few trees and landscaped yard
• Financial info: Treat as clear loan type; Loan payment includes principal, interest, taxes and insurance; No second mortgage; For sale
• HOA & community: No association

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces; Alley access
• Security: Smoke detectors; Audio and video surveillance present
• Utilities: City water; City sewer; Alley utilities access; Not in a municipal utility district
• Home design: Single-family residence; Two levels; Not attached; Built in 1991; Composition roof
• Construction: Brick and wood construction; Slab foundation
• Exterior features: Covered porch(es); Patio; Gutters; Private yard; Storage structure

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Plumbed for gas in kitchen; Gas water heater
• Bedrooms: 3 bedrooms (primary bedroom on main level; two additional bedrooms on second level)
• Flooring: Tile
• Bathrooms: 2 full bathrooms, 1 half bathroom
• Heating & cooling: Central heating (natural gas); Central air (electric)
• Interior features: Cable TV available; Decorative lighting; High-speed internet available; Kitchen island; Wood-burning fireplace (1)
• Laundry & utility: Full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $73 ($879/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $246k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.6% 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: Pirrung El (math 22% / reading 32%, grade F, #2,791 of 4,322 statewide, top 68%, 446 students, 79% 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 78% FRL vs 63% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 598 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $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 24 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $246,250 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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 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: 1.06% ✓
• Cap rate: 6.64%
• Cash-on-cash: 1.26%
• DSCR: 1.06
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $278,355
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1905 Bent Brook Dr	0.16mi	3/2.0	1,664 (-1%)	1mo	$275,000	$165	89
1503 Springwood Dr	0.08mi	4/2.5 (+1)	1,694 (+0%)	2mo	$219,900	$130	87
2338 Stillwater Dr	0.34mi	3/2.0	1,765 (+5%)	1mo	$275,000	$156	76
2105 Highwood St	0.43mi	3/2.0	1,722 (+2%)	3mo	$300,000	$174	74
2024 Austin Dr	0.29mi	4/2.0 (+1)	1,783 (+6%)	1mo	$297,800	$167	71
2000 Creek Royal Dr	0.66mi	3/2.0	1,698 (+1%)	2mo	$250,000	$147	67
2249 Cross Timber Dr	0.42mi	3/2.0	1,885 (+12%)	3mo	$329,900	$175	58
2305 Austin Dr	0.37mi	3/2.0	1,928 (+14%)	2mo	$295,000	$153	57
2621 Ash Crk	0.68mi	3/2.0	1,843 (+9%)	2mo	$269,000	$146	51
3314 Midstream Ct	0.51mi	4/2.0 (+1)	1,901 (+13%)	2mo	$379,900	$200	48
2121 Birch Bnd	0.74mi	4/2.5 (+1)	1,547 (-8%)	2mo	$283,900	$184	43
2709 Crystal Falls Dr	0.60mi	4/2.0 (+1)	1,915 (+14%)	3mo	$305,000	$159	42

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: -18.1%
• Equity multiple: 0.38×
• Total profit: $-43,201
• Equity at exit: $37,276

10-year hold

• IRR: -18.9%
• Equity multiple: 0.14×
• Total profit: $-60,034
• Equity at exit: $21,615

Cash invested: $70,000 (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: 7.9×

Monthly cashflow live

• Estimated rent: $2,644 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$600 /mo · $7,199/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $73

Break-even live

Break-even rent $2,551

Max offer price $250,000

Occupancy floor 92%

Sensitivity live

Price	-10% $215	-5% $144	+0% $73	+5% $2	+10% $-68
Rent	-10% $-136	-5% $-31	+0% $73	+5% $178	+10% $282
Rate	-1.0pp $199	-0.5pp $137	base $73	+0.5pp $8	+1.0pp $-57

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1521 Cool Springs Dr Mesquite, TX	4.0	2.0	1924	$2,295	$1.19	26d	1	0.02mi
1411 Springwood Dr Mesquite, TX	4.0	2.5	1874	$2,081	$1.11	45d	1	0.11mi
1417 Stillmeadow Dr Mesquite, TX	3.0	1.5	1251	$2,800	$2.24	0d	1	0.13mi
1615 Ariel Dr Mesquite, TX	4.0	2.0	2002	$3,200	$1.60	0d	1	0.15mi
1411 Sandalwood Dr Mesquite, TX	3.0	2.0	1491	$2,280	$1.53	1d	1	0.19mi
2321 Bent Brook Dr Mesquite, TX	3.0	2.0	2029	$2,460	$1.21	9d	1	0.30mi
2314 Stillwater Dr Mesquite, TX	4.0	2.0	1995	$2,600	$1.30	26d	1	0.30mi
2314 Stillwater Dr Mesquite, TX	4.0	2.0	1995	$2,600	$1.30	1d	1	0.30mi
1233 Clear Creek Dr Mesquite, TX	4.0	2.5	1749	$2,289	$1.31	9d	1	0.35mi
2338 Stillwater Dr Mesquite, TX	3.0	2.0	1765	$2,300	$1.30	22d	1	0.35mi
1229 Clear Creek Dr Mesquite, TX	3.0	2.5	1993	$2,900	$1.46	0d	1	0.36mi
1229 Clear Creek Dr Mesquite, TX	3.0	2.5	1993	$3,075	$1.54	14d	1	0.36mi
2812 Clearmeadow Dr Mesquite, TX	4.0	2.0	1837	$2,800	$1.52	0d	1	0.39mi
2302 Highbank Dr Mesquite, TX	3.0	2.0	1783	$2,145	$1.20	45d	1	0.40mi
2632 Bent Brook Dr Mesquite, TX	3.0	2.0	1622	$1,995	$1.23	7d	1	0.58mi
1013 Clear Creek Dr Mesquite, TX	4.0	2.0	1887	$2,399	$1.27	5d	1	0.59mi
2524 Park Valley Dr Mesquite, TX	3.0	2.0	1360	$2,150	$1.58	1d	1	0.61mi
2705 Hidden Springs Dr Mesquite, TX	3.0	2.0	1656	$2,280	$1.38	5d	1	0.62mi
2621 Ash Crk Mesquite, TX	3.0	2.0	1843	$2,299	$1.25	45d	1	0.69mi
2008 Birch Bnd Mesquite, TX	3.0	2.0	1580	$2,799	$1.77	9d	1	0.73mi
2820 Bent Brook Dr Mesquite, TX	3.0	2.0	1360	$2,889	$2.12	26d	1	0.74mi
2824 Bent Brook Dr Mesquite, TX	3.0	2.0	1622	$1,945	$1.20	18d	1	0.75mi
2213 Creek Royal Dr Mesquite, TX	3.0	2.0	1505	$1,850	$1.23	24d	1	0.77mi
2213 Creek Royal Dr Mesquite, TX	3.0	2.0	1505	$1,850	$1.23	45d	1	0.77mi
2124 Amber Spgs Mesquite, TX	4.0	2.5	1950	$3,049	$1.56	14d	1	0.83mi
2136 Walden Pl Mesquite, TX	3.0	2.0	1704	$2,250	$1.32	45d	1	0.89mi
3012 Southern Hills Ln Mesquite, TX	4.0	2.0	1957	$2,700	$1.38	45d	1	0.93mi
1217 Buckeye Dr Mesquite, TX	3.0	2.0	1735	$1,995	$1.15	24d	1	1.00mi
1217 Buckeye Dr Mesquite, TX	3.0	2.0	1735	$1,995	$1.15	45d	1	1.00mi
2600 Waterloo Ln Mesquite, TX	3.0	2.0	1460	$1,900	$1.30	45d	1	1.02mi
928 Winchester Ln Mesquite, TX	3.0	2.0	1426	$2,650	$1.86	0d	1	1.15mi
1729 Hazer Ln Mesquite, TX	3.0	2.0	1498	$2,400	$1.60	22d	1	1.17mi
908 Winchester Ln Mesquite, TX	3.0	2.0	1386	$2,049	$1.48	4d	1	1.17mi
1809 Osage Trl Mesquite, TX	4.0	2.0	2022	$2,599	$1.29	19d	1	1.18mi
2433 Baretta Dr Mesquite, TX	3.0	2.0	1406	$2,091	$1.49	24d	1	1.21mi
2345 Browning Dr Mesquite, TX	3.0	2.0	1384	$3,500	$2.53	0d	1	1.22mi
2208 Browning Dr Mesquite, TX	3.0	2.0	1406	$1,955	$1.39	45d	1	1.27mi
2013 Cranberry Ct Mesquite, TX	3.0	2.5	1584	$2,300	$1.45	3d	1	1.40mi
3545 Carriage Ave Mesquite, TX	4.0	2.0	1917	$2,950	$1.54	0d	1	1.49mi

Listing history 20 events

1. 2026-06-21
   days on market $250,000 Active 24 DOM
2. 2026-06-18
   days on market $250,000 Active 21 DOM
3. 2026-06-17
   days on market $250,000 Active 20 DOM
4. 2026-06-16
   days on market $250,000 Active 19 DOM
5. 2026-06-15
   days on market $250,000 Active 18 DOM
6. 2026-06-13
   days on market $250,000 Active 16 DOM
7. 2026-06-13
   days on market $250,000 Active 15 DOM
8. 2026-06-09
   days on market $250,000 Active 12 DOM
9. 2026-06-08
   days on market $250,000 Active 11 DOM
10. 2026-06-07
    days on market $250,000 Active 10 DOM
11. 2026-06-04
    days on market $250,000 Active 7 DOM
12. 2026-06-03
    days on market $250,000 Active 6 DOM
13. 2026-06-02
    days on market $250,000 Active 5 DOM
14. 2026-06-01
    days on market $250,000 Active 4 DOM
15. 2026-05-31
    days on market $250,000 Active 3 DOM
16. 2026-05-28
    listed $250,000 Active
17. 2007-09-21
    soldstatus
18. 2007-09-18
    soldstatus 248-char remark

    Show marketing remark (248 chars)

    BEAUTIFUL HOME READY FOR MOVE IN! RECENT UPDATES INCLUDE CARPET, PAINT, TILE IN KITCHEN, GREAT DESIGN WITH TALL CEILINGS AND BIG WINDOWS! GREAT KITCHEN WITH ISLAND, BUILT-IN MICROWAVE, LUXURY MASTER BATH AND MATURE LANDSCAPING! YOU'LL LOVE IT!!(AT)

19. 2007-09-09
    historical 248-char remark

    Show marketing remark (248 chars)

    BEAUTIFUL HOME READY FOR MOVE IN! RECENT UPDATES INCLUDE CARPET, PAINT, TILE IN KITCHEN, GREAT DESIGN WITH TALL CEILINGS AND BIG WINDOWS! GREAT KITCHEN WITH ISLAND, BUILT-IN MICROWAVE, LUXURY MASTER BATH AND MATURE LANDSCAPING! YOU'LL LOVE IT!!(AT)

20. 2007-07-13
    listed $129,000 248-char remark

    Show marketing remark (248 chars)

    BEAUTIFUL HOME READY FOR MOVE IN! RECENT UPDATES INCLUDE CARPET, PAINT, TILE IN KITCHEN, GREAT DESIGN WITH TALL CEILINGS AND BIG WINDOWS! GREAT KITCHEN WITH ISLAND, BUILT-IN MICROWAVE, LUXURY MASTER BATH AND MATURE LANDSCAPING! YOU'LL LOVE IT!!(AT)

ⓘ 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: $7,199 · $600/mo
• Projected year-2 tax: $7,199 · $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 · 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: $31,722
• − Mortgage interest: −$14,004
• − Property taxes: −$7,199
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,538
• − Management: −$2,538
• − Depreciation: −$7,273
• Taxable loss: −$3,079
• Est. tax savings @ 24.0%: +$739
• After-tax cash flow: $1,618/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

+93.8% since first listed

5 events — show timeline

• 2026-05-28 Listed $250,000 NTREIS
• 2007-09-21 Sold (Public Records) — Public Records
• 2007-09-18 Sold (MLS) — NTREIS
• 2007-09-09 Listing Removed — NTREIS
• 2007-07-13 Listed $129,000 NTREIS

Property tax history

+5.3%/yr

Latest (2025): $7,199 · +3.2% YoY. Source: county tax records.