4336 Hibiscus Holw · Mesquite, TX 75181

$328,999

4 bd · 2.0 ba · 2,083 sqft · SingleFamily · 11 Days on market

Built 2025 Good condition 5,998 sqft lot Est $317k · at est. $185/mo HOA · 6% of rent

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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 +12.6/30.0
• ARV discount +5.7/15.0
• 1% rule +4.3/10.0
• Condition / age +4.0/5.0
• DSCR +3.8/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This single-story home shares an open layout between the kitchen, nook and family room for easy entertaining, along with access to the covered patio for year-round outdoor lounging. A luxe owner's suite is in a rear of the home and comes complete with an en-suite bathroom and walk-in closet. There are three secondary bedrooms near the front of the home, ideal for household members and overnight guests, as well as a versatile flex space that can transform to meet the homeowner’s needs.

Key facts

• Walk-in closet
• Flex space
• Open layout

Tags

• OPEN LAYOUT
• COVERED PATIO
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• FLEX SPACE

Property features AI

Finance

• Other: Address: 4336 Hibiscus Holw, Mesquite TX 75181; Inventory type: Spec; Listing last modified 2026-06-07
• Financial info: List price $372,999

Exterior

• Parking: 2-car garage / 2 total parking spaces
• Home design: Single-family home (Springsteen plan); Active listing
• Exterior features: Living area approximately 2,083

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Spec home (Springsteen plan)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $329k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-43 ($-514/yr) — negative.
• To cash-flow at today's rent, offer at most $323k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $306k (7.1% below list).
• Recommended offer: $306k (7.1% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Achziger El (math 31% / reading 35%, grade F, #2,208 of 4,322 statewide, top 52%, 846 students, 75% FRL); Berry Middle (math 45% / reading 41%, grade D-, #540 of 1,662 statewide, top 33%, 579 students, 76% FRL); Horn H S (math 41% / reading 36%, grade F, #866 of 1,632 statewide, top 54%, 3,029 students, 74% FRL).
• Market conditions: Rents flat; 598 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 33% 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 $10k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $305,802 (7.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.93% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.56%
• DSCR: 0.98
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $316,616
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4413 Dew Drop Dr	0.11mi	4/2.0	2,083 (0%)	1mo	$319,999	$154	94
4305 Obsidian Pl	0.07mi	3/2.5 (-1)	1,973 (-5%)	1mo	$361,999	$183	80
4421 Dew Drop Dr	0.11mi	3/2.5 (-1)	1,973 (-5%)	1mo	$308,999	$157	79
4345 Obsidian Pl	0.07mi	4/3.5	2,231 (+7%)	2mo	$336,349	$151	78
4336 Obsidian Pl	0.08mi	4/3.5	2,231 (+7%)	1mo	$329,399	$148	77
4112 Pearl Ln	0.22mi	4/3.0	2,176 (+4%)	2mo	$334,199	$154	77
4308 Obsidian Pl	0.10mi	4/3.5	2,231 (+7%)	2mo	$330,999	$148	76
4204 Daisy Hollow Loop	0.20mi	3/2.5 (-1)	2,003 (-4%)	2mo	$293,414	$146	76
4136 Pearl Ln	0.20mi	4/3.5	2,284 (+10%)	2mo	$326,699	$143	67
4304 Obsidian Pl	0.10mi	4/3.0	2,371 (+14%)	2mo	$368,999	$156	67
127 Glenwood Dr	0.67mi	4/2.0	1,908 (-8%)	2mo	$287,999	$151	53
126 Glenwood Dr	0.70mi	3/2.0 (-1)	1,860 (-11%)	2mo	$282,999	$152	43

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: -20.8%
• Equity multiple: 0.30×
• Total profit: $-64,637
• Equity at exit: $49,055

10-year hold

• IRR: -23.6%
• Equity multiple: -0.01×
• Total profit: $-93,042
• Equity at exit: $28,446

Cash invested: $92,120 (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: 9.0×

Monthly cashflow live

• Estimated rent: $3,058 high
• Mortgage (P&I): −$1,725
• Tax est. 1.5%: −$411 /mo · $4,935/yr
• Insurance: −$137
• HOA: −$185
• Vacancy / Maint / Mgmt: −$642
• Net cashflow: $-43

Break-even live

Break-even rent $3,112

Max offer price $322,805

Occupancy floor 96%

Sensitivity live

Price	-10% $185	-5% $71	+0% $-43	+5% $-156	+10% $-270
Rent	-10% $-284	-5% $-164	+0% $-43	+5% $78	+10% $199
Rate	-1.0pp $123	-0.5pp $41	base $-43	+0.5pp $-128	+1.0pp $-215

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
127 Woodhill St Mesquite, TX	3.0	2.0	1545	$1,950	$1.26	13d	1	0.89mi
3216 Southampton Dr Mesquite, TX	5.0	3.5	2947	$3,250	$1.10	45d	1	1.15mi
2600 Waterloo Ln Mesquite, TX	3.0	2.0	1460	$1,900	$1.30	45d	1	1.33mi
1332 Nimitz Way Mesquite, TX	4.0	2.0	2109	$2,280	$1.08	22d	1	1.38mi
1908 Twisted Tree Ln Mesquite, TX	5.0	2.5	2750	$3,670	$1.33	26d	1	1.42mi
1308 Dawson Way Mesquite, TX	4.0	2.5	2476	$3,573	$1.44	26d	1	1.47mi
2004 Poppy Way Mesquite, TX	3.0	2.0	1572	$2,700	$1.72	45d	1	1.48mi
1309 Dawson Way Mesquite, TX	4.0	2.0	1952	$2,222	$1.14	9d	1	1.49mi

HOA detail

• Monthly dues: $185 · $2,220/yr

Listing history 11 events

1. 2026-06-21
   days on market $328,999 Active 11 DOM
2. 2026-06-18
   days on market $328,999 Active 8 DOM
3. 2026-06-17
   days on market $328,999 Active 7 DOM
4. 2026-06-16
   days on market $328,999 Active 6 DOM
5. 2026-06-15
   days on market $328,999 Active 5 DOM
6. 2026-06-13
   days on market $328,999 Active 3 DOM
7. 2026-06-13
   listing id $328,999 Active 2 DOM
8. 2026-06-09
   days on market $328,999 Active 2 DOM
9. 2026-06-08
   price $328,999 Active 1 DOM
10. 2026-06-08
    remarks 489-char remark
11. 2026-06-08
    listed $372,999 Active 1 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: $36,696
• − Mortgage interest: −$18,429
• − Property taxes: −$4,935
• − Insurance: −$1,645
• − Repairs & maintenance: −$2,936
• − Management: −$2,936
• − HOA: −$2,220
• − Depreciation: −$9,571
• Taxable loss: −$5,975
• Est. tax savings @ 24.0%: +$1,434
• After-tax cash flow: $920/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 Cosmetic rehab

This single-story home features a modern open layout with good condition and minimal repairs needed, making it a solid investment for both resale and rental.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal and value
• Rental Replace window screens — Improves comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal and value ↑
• Rental Replace window screens — Improves comfort and energy efficiency ↑

ⓘ 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