4332 Obsidian Pl · Mesquite, TX 75181

$386,999

4 bd · 3.0 ba · 2,371 sqft · SingleFamily · 34 Days on market

Built 2026 Good condition Est $358k · 8% over

---

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 +11.8/30.0
• Condition / age +4.0/5.0
• ARV discount +3.9/15.0
• DSCR +3.5/10.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This single-story home has everything the modern family needs with three bedrooms at the front of the home and an owner's suite in the back, for added privacy. There is an open concept living area in the center with a back patio, as well as a flexible study down the hall.

Key facts

• Flexible study
• Back patio
• 2 garage spots

Tags

• OPEN CONCEPT LIVING AREA
• BACK PATIO
• FLEXIBLE STUDY

Property features AI

Finance

• Other: Address: 4332 Obsidian Pl, Mesquite TX 75181; Listing provided by Zillow
• Financial info: List price $386,999

Exterior

• Home design: Single-family new construction (Spec), Rosso plan; Active status
• Construction: Built/available in 2026 (listing year)
• Exterior features: Living area of 2371

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Spec home — Rosso plan; 3 total bathrooms

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $387k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-106 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $372k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $325k (16.0% below list).
• Recommended offer: $325k (16.0% 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; 597 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 35% 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 $12k 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 34 days — a 3% lower offer ($375k) is reasonable based on typical stale-listing flexibility.

Recommended offer $325,075 (16.0% 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 34 days. Have you received any prior offers? Is the seller open to a 16% 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: 0.84% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.18%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $358,021
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4304 Obsidian Pl	0.07mi	4/3.0	2,371 (0%)	1mo	$368,999	$156	96
4336 Obsidian Pl	0.01mi	4/3.5	2,231 (-6%)	1mo	$329,399	$148	87
4345 Obsidian Pl	0.05mi	4/3.5	2,231 (-6%)	2mo	$336,349	$151	85
4308 Obsidian Pl	0.06mi	4/3.5	2,231 (-6%)	2mo	$330,999	$148	84
4317 Dew Drop Dr	0.05mi	4/2.5	2,230 (-6%)	2mo	$349,499	$157	84
4136 Pearl Ln	0.16mi	4/3.5	2,284 (-4%)	1mo	$326,699	$143	83
4108 Pearl Ln	0.21mi	4/3.5	2,472 (+4%)	0mo	$364,999	$148	81
4100 Daisy Hollow Loop	0.22mi	4/3.5	2,472 (+4%)	1mo	$340,999	$138	80
4112 Pearl Ln	0.20mi	4/3.0	2,176 (-8%)	1mo	$334,199	$154	76
4104 Daisy Hollow Loop	0.21mi	4/3.0	2,176 (-8%)	2mo	$317,999	$146	74
4413 Dew Drop Dr	0.02mi	4/2.0	2,083 (-12%)	1mo	$319,999	$154	74
4316 Obsidian Pl	0.04mi	4/2.0	2,083 (-12%)	2mo	$319,699	$153	72

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: -21.6%
• Equity multiple: 0.27×
• Total profit: $-78,747
• Equity at exit: $57,703

10-year hold

• IRR: -24.3%
• Equity multiple: -0.04×
• Total profit: $-113,128
• Equity at exit: $33,461

Cash invested: $108,360 (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: 597
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $3,251 high
• Mortgage (P&I): −$2,029
• Tax est. 1.5%: −$484 /mo · $5,805/yr
• Insurance: −$161
• HOA: −$0
• Vacancy / Maint / Mgmt: −$683
• Net cashflow: $-106

Break-even live

Break-even rent $3,385

Max offer price $371,607

Occupancy floor 98%

Sensitivity live

Price	-10% $161	-5% $27	+0% $-106	+5% $-240	+10% $-374
Rent	-10% $-363	-5% $-235	+0% $-106	+5% $22	+10% $150
Rate	-1.0pp $89	-0.5pp $-8	base $-106	+0.5pp $-207	+1.0pp $-309

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: $96,750
• Closing costs: $11,610
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3216 Southampton Dr Mesquite, TX	5.0	3.5	2947	$3,250	$1.10	45d	1	1.28mi
1332 Nimitz Way Mesquite, TX	4.0	2.0	2109	$2,280	$1.08	22d	1	1.32mi
6308 Ashford Trl Mesquite, TX	5.0	3.0	3279	$3,200	$0.98	20d	1	1.34mi
1308 Dawson Way Mesquite, TX	4.0	2.5	2476	$3,573	$1.44	25d	1	1.42mi
1309 Dawson Way Mesquite, TX	4.0	2.0	1952	$2,222	$1.14	9d	1	1.43mi
1908 Twisted Tree Ln Mesquite, TX	5.0	2.5	2750	$3,670	$1.33	25d	1	1.45mi
4642 Elm Point Dr Balch Springs, TX	3.0	2.0	2100	$2,199	$1.05	6d	1	1.46mi

Listing history 15 events

1. 2026-06-21
   days on market $386,999 Active 34 DOM
2. 2026-06-18
   days on market $386,999 Active 31 DOM
3. 2026-06-17
   days on market $386,999 Active 30 DOM
4. 2026-06-16
   days on market $386,999 Active 29 DOM
5. 2026-06-15
   days on market $386,999 Active 28 DOM
6. 2026-06-13
   days on market $386,999 Active 26 DOM
7. 2026-06-13
   days on market $386,999 Active 25 DOM
8. 2026-06-09
   days on market $386,999 Active 22 DOM
9. 2026-06-08
   days on market $386,999 Active 21 DOM
10. 2026-06-07
    days on market $386,999 Active 20 DOM
11. 2026-06-04
    days on market $386,999 Active 17 DOM
12. 2026-06-03
    days on market $386,999 Active 16 DOM
13. 2026-06-02
    days on market $386,999 Active 15 DOM
14. 2026-06-01
    days on market $386,999 Active 14 DOM
15. 2026-05-31
    days on market $386,999 Active 13 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: $39,009
• − Mortgage interest: −$21,678
• − Property taxes: −$5,805
• − Insurance: −$1,935
• − Repairs & maintenance: −$3,121
• − Management: −$3,121
• − Depreciation: −$11,258
• Taxable loss: −$7,909
• Est. tax savings @ 24.0%: +$1,898
• After-tax cash flow: $622/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 None rehab

This single-story home is in excellent condition with modern finishes and a good layout. It is move-in ready and has the potential for further value increases through minor updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value.
• Both Adding smart home features — Smart home features can increase property value and attract tech-savvy buyers/tenants.
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
• Both Adding smart home features — Smart home features can increase property value and attract tech-savvy buyers/tenants. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers/tenants. ↑

ⓘ 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