2314 Weatherby Dr · Mesquite, TX 75181

$234,900

3 bd · 2.5 ba · 1,461 sqft · SingleFamily public records · 60 Days on market

Built 1988 4,008 sqft lot $161/sqft · 14% below area Est $273k · 14% under

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Why this score? — see what drove the C- 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 +16.4/30.0
• ARV discount +13.7/15.0
• 1% rule +5.6/10.0
• DSCR +5.1/10.0
• 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

Charming 2-Story Home with Modern Comforts. Step into this beautifully maintained 3-bedroom, 2.5-bath home that perfectly blends style, comfort, and functionality. The inviting open-concept main floor features a spacious living area filled with natural light, a modern kitchen, and a cozy dining space ideal for gatherings. The primary suite is located downstairs with a large spacious bath. Walk in shower with a separate garden tub. You'll find the other 2 bedrooms within a short walk up the stairs. The half bath on the main floor adds convenience for visitors. Outside, enjoy a private backyard perfect for relaxing or entertaining, plus a 2-car garage for ample storage. Located in a friendly neighborhood close to schools, parks, and shopping, this home offers the perfect balance of comfort and convenience.

Key facts

• Private backyard
• Modern kitchen
• 4,008 sq ft lot

Tags

• OPEN-CONCEPT MAIN FLOOR
• MODERN KITCHEN
• PRIVATE BACKYARD
• FRIENDLY NEIGHBORHOOD

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $132 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $235k).
• Recommended offer: $228k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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; 33 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).

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 60 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y 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 2.6% 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 $227,853 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. 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: 6.97%
• Cash-on-cash: 2.41%
• DSCR: 1.11
• GRM: 7.9

CMA / ARV

• ARV (median comp): $272,763
• List price: $234,900
• Delta: -13.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2321 Baretta Dr	0.20mi	3/2.0	1,406 (-4%)	5mo	$243,500	$173	78
1609 Quapaw Trl	0.42mi	3/2.0	1,510 (+3%)	4mo	$314,990	$209	70
920 Mossberg Ln	0.14mi	3/2.0	1,276 (-13%)	7mo	$229,000	$179	65
2508 Breakaway	0.52mi	3/2.0	1,498 (+2%)	6mo	$319,381	$213	64
1904 Osage Trl	0.68mi	3/2.0	1,498 (+2%)	5mo	$318,480	$213	58
2521 Breakaway Dr	0.51mi	3/2.0	1,571 (+8%)	5mo	$324,990	$207	57
520 Lookout Mountain Trl	0.75mi	3/2.5	1,529 (+5%)	1mo	$210,000	$137	57
1604 Windmire Dr	0.65mi	3/2.0	1,547 (+6%)	7mo	$332,000	$215	52
1923 Shoreline Dr	0.59mi	3/2.0	1,632 (+12%)	3mo	$299,000	$183	49
2500 Russell Way	0.63mi	3/2.0	1,622 (+11%)	6mo	$340,564	$210	45
2505 Russell Way	0.60mi	3/2.0	1,649 (+13%)	6mo	$309,990	$188	44
2516 Mcnally Dr	0.66mi	3/2.0	1,649 (+13%)	5mo	$314,990	$191	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: -16.2%
• Equity multiple: 0.44×
• Total profit: $-36,620
• Equity at exit: $35,024

10-year hold

• IRR: -15.1%
• Equity multiple: 0.27×
• Total profit: $-47,970
• Equity at exit: $20,310

Cash invested: $65,772 (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: 7.9×

Monthly cashflow live

• Estimated rent: $2,488 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$504 /mo · $6,050/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $132

Break-even live

Break-even rent $2,321

Max offer price $234,900

Occupancy floor 90%

Sensitivity live

Price	-10% $265	-5% $198	+0% $132	+5% $65	+10% $-1
Rent	-10% $-65	-5% $34	+0% $132	+5% $230	+10% $329
Rate	-1.0pp $250	-0.5pp $192	base $132	+0.5pp $71	+1.0pp $9

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2208 Browning Dr Mesquite, TX	3.0	2.0	1406	$1,955	$1.39	44d	1	0.10mi
2345 Browning Dr Mesquite, TX	3.0	2.0	1384	$3,500	$2.53	2d	1	0.14mi
928 Winchester Ln Mesquite, TX	3.0	2.0	1426	$2,650	$1.86	2d	1	0.16mi
908 Winchester Ln Mesquite, TX	3.0	2.0	1386	$2,049	$1.48	2d	1	0.19mi
1217 Buckeye Dr Mesquite, TX	3.0	2.0	1735	$1,995	$1.15	22d	1	0.20mi
1217 Buckeye Dr Mesquite, TX	3.0	2.0	1735	$1,995	$1.15	44d	1	0.20mi
2433 Baretta Dr Mesquite, TX	3.0	2.0	1406	$2,091	$1.49	22d	1	0.22mi
2621 Ash Crk Mesquite, TX	3.0	2.0	1843	$2,299	$1.25	44d	1	0.51mi
1729 Hazer Ln Mesquite, TX	3.0	2.0	1498	$2,400	$1.60	21d	1	0.59mi
505 Picketts Dr Mesquite, TX	3.0	2.0	1406	$1,950	$1.39	44d	1	0.70mi
1601 Hillwood Dr Mesquite, TX	3.0	2.0	1284	$2,095	$1.63	8d	1	0.78mi
2812 Clearmeadow Dr Mesquite, TX	4.0	2.0	1837	$2,800	$1.52	2d	1	0.80mi
1601 Chapman Dr Mesquite, TX	3.0	2.0	1306	$1,845	$1.41	13d	1	0.80mi
612 Coolwood Ln Mesquite, TX	3.0	2.0	1433	$1,746	$1.22	44d	1	0.82mi
608 Coolwood Ln Mesquite, TX	3.0	2.0	1272	$1,900	$1.49	44d	1	0.82mi
450 Appomattox Dr Mesquite, TX	3.0	2.0	1567	$1,930	$1.23	44d	1	0.92mi
1233 Clear Creek Dr Mesquite, TX	4.0	2.5	1749	$2,289	$1.31	8d	1	0.95mi
711 Darnel Dr Mesquite, TX	4.0	2.0	1370	$1,939	$1.42	8d	1	0.96mi
1311 Caladium Dr Mesquite, TX	3.0	1.5	1000	$1,650	$1.65	13d	1	0.97mi
1336 E Park Dr Mesquite, TX	3.0	1.0	1031	$1,695	$1.64	3d	1	1.03mi
1617 Savannah St Mesquite, TX	3.0	2.0	1306	$1,985	$1.52	6d	1	1.06mi
1424 Savannah St Mesquite, TX	3.0	2.0	1462	$1,959	$1.34	17d	1	1.17mi
1115 Casa Dr Mesquite, TX	2.0	2.0	1215	$1,850	$1.52	25d	1	1.22mi
1411 Springwood Dr Mesquite, TX	4.0	2.5	1874	$2,081	$1.11	44d	1	1.27mi
2302 Highbank Dr Mesquite, TX	3.0	2.0	1783	$2,145	$1.20	44d	1	1.29mi
1104 Ashland Dr Mesquite, TX	3.0	1.0	1250	$1,625	$1.30	8d	1	1.30mi
1417 Stillmeadow Dr Mesquite, TX	3.0	1.5	1251	$2,800	$2.24	0d	1	1.31mi
1411 Sandalwood Dr Mesquite, TX	3.0	2.0	1491	$2,195	$1.47	2d	1	1.37mi
902 Lindo Dr Mesquite, TX	3.0	1.0	982	$1,695	$1.73	8d	1	1.39mi
2338 Stillwater Dr Mesquite, TX	3.0	2.0	1765	$2,300	$1.30	21d	1	1.41mi
2004 Poppy Way Mesquite, TX	3.0	2.0	1572	$2,700	$1.72	44d	1	1.42mi
1400 Paintbrush St Mesquite, TX	3.0	2.5	1795	$2,400	$1.34	44d	1	1.45mi
2600 Waterloo Ln Mesquite, TX	3.0	2.0	1460	$1,900	$1.30	44d	1	1.47mi

Listing history 31 events

1. 2026-06-18
   days on market $234,900 Active 60 DOM
2. 2026-06-17
   days on market $234,900 Active 59 DOM
3. 2026-06-16
   days on market $234,900 Active 58 DOM
4. 2026-06-15
   pricedays on market $234,900 Active 57 DOM
5. 2026-06-13
   days on market $240,000 Active 55 DOM
6. 2026-06-13
   statusdays on market $240,000 Active 54 DOM
7. 2026-06-09
   days on market $240,000 Active Option Contract 51 DOM
8. 2026-06-08
   days on market $240,000 Active Option Contract 50 DOM
9. 2026-06-07
   statusdays on market $240,000 Active Option Contract 49 DOM
10. 2026-06-04
    days on market $240,000 Active 46 DOM
11. 2026-06-03
    days on market $240,000 Active 45 DOM
12. 2026-06-02
    days on market $240,000 Active 44 DOM
13. 2026-06-01
    days on market $240,000 Active 43 DOM
14. 2026-05-31
    days on market $240,000 Active 42 DOM
15. 2026-05-18
    historical Active Option Contract 815-char remark

    Show marketing remark (815 chars)

    Charming 2-Story Home with Modern Comforts. Step into this beautifully maintained 3-bedroom, 2.5-bath home that perfectly blends style, comfort, and functionality. The inviting open-concept main floor features a spacious living area filled with natural light, a modern kitchen, and a cozy dining space ideal for gatherings. The primary suite is located downstairs with a large spacious bath. Walk in shower with a separate garden tub. You'll find the other 2 bedrooms within a short walk up the stairs. The half bath on the main floor adds convenience for visitors. Outside, enjoy a private backyard perfect for relaxing or entertaining, plus a 2-car garage for ample storage. Located in a friendly neighborhood close to schools, parks, and shopping, this home offers the perfect balance of comfort and convenience.

16. 2026-05-12
    status Active 815-char remark

    Show marketing remark (815 chars)

    Charming 2-Story Home with Modern Comforts. Step into this beautifully maintained 3-bedroom, 2.5-bath home that perfectly blends style, comfort, and functionality. The inviting open-concept main floor features a spacious living area filled with natural light, a modern kitchen, and a cozy dining space ideal for gatherings. The primary suite is located downstairs with a large spacious bath. Walk in shower with a separate garden tub. You'll find the other 2 bedrooms within a short walk up the stairs. The half bath on the main floor adds convenience for visitors. Outside, enjoy a private backyard perfect for relaxing or entertaining, plus a 2-car garage for ample storage. Located in a friendly neighborhood close to schools, parks, and shopping, this home offers the perfect balance of comfort and convenience.

17. 2026-05-04
    historical Active Option Contract 815-char remark

    Show marketing remark (815 chars)

    Charming 2-Story Home with Modern Comforts. Step into this beautifully maintained 3-bedroom, 2.5-bath home that perfectly blends style, comfort, and functionality. The inviting open-concept main floor features a spacious living area filled with natural light, a modern kitchen, and a cozy dining space ideal for gatherings. The primary suite is located downstairs with a large spacious bath. Walk in shower with a separate garden tub. You'll find the other 2 bedrooms within a short walk up the stairs. The half bath on the main floor adds convenience for visitors. Outside, enjoy a private backyard perfect for relaxing or entertaining, plus a 2-car garage for ample storage. Located in a friendly neighborhood close to schools, parks, and shopping, this home offers the perfect balance of comfort and convenience.

18. 2026-04-19
    listed $240,000 Active 815-char remark

    Show marketing remark (815 chars)

    Charming 2-Story Home with Modern Comforts. Step into this beautifully maintained 3-bedroom, 2.5-bath home that perfectly blends style, comfort, and functionality. The inviting open-concept main floor features a spacious living area filled with natural light, a modern kitchen, and a cozy dining space ideal for gatherings. The primary suite is located downstairs with a large spacious bath. Walk in shower with a separate garden tub. You'll find the other 2 bedrooms within a short walk up the stairs. The half bath on the main floor adds convenience for visitors. Outside, enjoy a private backyard perfect for relaxing or entertaining, plus a 2-car garage for ample storage. Located in a friendly neighborhood close to schools, parks, and shopping, this home offers the perfect balance of comfort and convenience.

19. 2018-05-10
    soldstatus
20. 2017-04-06
    soldstatus
21. 2016-02-23
    soldstatus
22. 2015-09-11
    soldstatus
23. 2014-05-06
    soldstatus
24. 2012-10-19
    soldstatus
25. 2009-03-24
    soldstatus 370-char remark

    Show marketing remark (370 chars)

    3 bedrooms 2.5 baths has Master down with WBFP in Living area, 2 bedrooms and 1 bath upstairs. Lots of cabinets. Garage has been converted to a room. Property must be in MLS 72 hrs before Seller will review or receive offers. Nationstar will pay for appraisal cost for any closong that funds through a Nationstar referral. There is not a application fee with Nationstar.

26. 2009-03-12
    historical 370-char remark

    Show marketing remark (370 chars)

    3 bedrooms 2.5 baths has Master down with WBFP in Living area, 2 bedrooms and 1 bath upstairs. Lots of cabinets. Garage has been converted to a room. Property must be in MLS 72 hrs before Seller will review or receive offers. Nationstar will pay for appraisal cost for any closong that funds through a Nationstar referral. There is not a application fee with Nationstar.

27. 2009-02-19
    listed $85,000 370-char remark

    Show marketing remark (370 chars)

    3 bedrooms 2.5 baths has Master down with WBFP in Living area, 2 bedrooms and 1 bath upstairs. Lots of cabinets. Garage has been converted to a room. Property must be in MLS 72 hrs before Seller will review or receive offers. Nationstar will pay for appraisal cost for any closong that funds through a Nationstar referral. There is not a application fee with Nationstar.

28. 2004-12-13
    soldstatus
29. 2004-11-29
    soldstatus
30. 2004-10-06
    historical
31. 2004-08-05
    listed $95,000

ⓘ 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: $6,050 · $504/mo
• Projected year-2 tax: $6,050 · $504/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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,861
• − Mortgage interest: −$13,158
• − Property taxes: −$6,050
• − Insurance: −$1,174
• − Repairs & maintenance: −$2,389
• − Management: −$2,389
• − Depreciation: −$6,833
• Taxable loss: −$2,133
• Est. tax savings @ 24.0%: +$512
• After-tax cash flow: $2,095/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

+152.6% since first listed

17 events — show timeline

• 2026-05-18 Contingent — NTREIS
• 2026-05-12 Relisted — NTREIS
• 2026-05-04 Contingent — NTREIS
• 2026-04-19 Listed $240,000 NTREIS
• 2018-05-10 Sold (Public Records) — Public Records
• 2017-04-06 Sold (Public Records) — Public Records
• 2016-02-23 Sold (Public Records) — Public Records
• 2015-09-11 Sold (Public Records) — Public Records
• 2014-05-06 Sold (Public Records) — Public Records
• 2012-10-19 Sold (Public Records) — Public Records
• 2009-03-24 Sold (MLS) — NTREIS
• 2009-03-12 Listing Removed — NTREIS
• 2009-02-19 Listed $85,000 NTREIS
• 2004-12-13 Sold (Public Records) — Public Records
• 2004-11-29 Sold (MLS) — NTREIS
• 2004-10-06 Listing Removed — NTREIS
• 2004-08-05 Listed $95,000 NTREIS

Property tax history

+7.2%/yr

Latest (2025): $6,050 · +16.6% YoY. Source: county tax records.