2616 Helen Ln · Mesquite, TX 75181

$215,250

3 bd · 2.0 ba · 1,498 sqft · SingleFamily public records · 21 Days on market

Built 1993 5,837 sqft lot Est $261k · 17% 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 +19.4/30.0
• ARV discount +15.0/15.0
• 1% rule +6.4/10.0
• DSCR +6.1/10.0
• 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

Great split bedroom floor plan with 3 bedrooms, 2 bathrooms, 2 living rooms, and 2 dining rooms. New carpet and laminates throughout as well as newer upgraded ceiling fans and 2 inch window blinds. Wonderful, sparkling pool in backyard with newer fence and locking, security fence separating pool area from patio. Location is just across the street from elementary school and playground.

Key facts

• Large backyard
• Functional floorplan
• Fixer-upper

Tags

• FUNCTIONAL FLOORPLAN
• LARGE BACKYARD
• FIXER-UPPER

Property features AI

Finance

• Other: Lot size approximately 0.134 acres; Subdivision lot: Creek Crossing Estates
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Attached 2-car garage; 2 covered spaces; 2-car carport; On-street parking available
• Utilities: City water; City sewer; Individual water meter; Individual gas meter
• Home design: Single-family residence; Residential property; One story; Subdivision: Creek Crossing Estates
• Construction: Built in 1993
• Exterior features: Alley access; Concrete driveway/paths; Curbs and sidewalks; City water; City sewer

Interior

• Kitchen: Electric cooktop; Electric oven; Microwave; Breakfast bar; Built-in cabinets
• Bedrooms: Primary bedroom (level 1) — approx. 12 x 14; Bedroom (level 1) — approx. 10 x 11; Bedroom (level 1) — approx. 10 x 11
• Bathrooms: 2 full bathrooms
• Heating & cooling: Individual gas meter
• Interior features: Built-in features; Eat-in kitchen; Walk-in closets; Two living areas; Two dining areas; 6 total rooms; One-story

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $212k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: Thompson El (math 20% / reading 27%, grade F, #3,247 of 4,322 statewide, top 76%, 608 students, 85% FRL) — zoned schools average 85% FRL vs 63% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 590 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $1k of loan paydown is wiped out by about $6k 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 21 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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 2.7% 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 $212,021 (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. 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.
5. 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.
6. 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: 7.64%
• Cash-on-cash: 4.81%
• DSCR: 1.21
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $260,652
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2012 Creek Royal Dr	0.11mi	3/2.0	1,412 (-6%)	0mo	$249,900	$177	85
2121 Birch Bnd	0.19mi	4/2.5 (+1)	1,547 (+3%)	1mo	$283,900	$184	78
2532 Spring Rain Dr	0.17mi	3/2.0	1,371 (-8%)	3mo	$235,000	$171	76
2833 Hidden Springs Dr	0.24mi	3/2.0	1,622 (+8%)	1mo	$219,900	$136	75
2012 Birch Bnd	0.17mi	3/2.0	1,347 (-10%)	2mo	$248,000	$184	74
1920 Walden Pl	0.27mi	3/2.0	1,622 (+8%)	0mo	$299,000	$184	73
2000 Creek Royal Dr	0.10mi	3/2.0	1,698 (+13%)	2mo	$250,000	$147	72
2216 Walden Pl	0.35mi	4/2.5 (+1)	1,601 (+7%)	0mo	$274,900	$172	65
1837 Cool Springs Dr	0.30mi	3/2.0	1,316 (-12%)	2mo	$260,000	$198	64
2105 Highwood St	0.33mi	3/2.0	1,722 (+15%)	3mo	$300,000	$174	58
1905 Bent Brook Dr	0.64mi	3/2.0	1,664 (+11%)	1mo	$275,000	$165	51
1503 Springwood Dr	0.54mi	4/2.5 (+1)	1,694 (+13%)	2mo	$219,900	$130	44

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: -12.5%
• Equity multiple: 0.56×
• Total profit: $-26,385
• Equity at exit: $32,094

10-year hold

• IRR: -9.4%
• Equity multiple: 0.51×
• Total profit: $-29,790
• Equity at exit: $18,611

Cash invested: $60,270 (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: 7.3×

Monthly cashflow live

• Estimated rent: $2,465 high
• Mortgage (P&I): −$1,129
• Tax from tax record: −$487 /mo · $5,844/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $242

Break-even live

Break-even rent $2,159

Max offer price $215,250

Occupancy floor 85%

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: $53,812
• Closing costs: $6,458
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2705 Hidden Springs Dr Mesquite, TX	3.0	2.0	1656	$2,280	$1.38	2d	1	0.06mi
2632 Bent Brook Dr Mesquite, TX	3.0	2.0	1622	$1,995	$1.23	5d	1	0.11mi
2008 Birch Bnd Mesquite, TX	3.0	2.0	1580	$2,799	$1.77	7d	1	0.15mi
2524 Park Valley Dr Mesquite, TX	3.0	2.0	1360	$2,085	$1.53	1d	1	0.19mi
2820 Bent Brook Dr Mesquite, TX	3.0	2.0	1360	$2,889	$2.12	24d	1	0.23mi
2824 Bent Brook Dr Mesquite, TX	3.0	2.0	1622	$1,945	$1.20	16d	1	0.24mi
2338 Stillwater Dr Mesquite, TX	3.0	2.0	1765	$2,300	$1.30	20d	1	0.24mi
2213 Creek Royal Dr Mesquite, TX	3.0	2.0	1505	$1,850	$1.23	22d	1	0.25mi
2213 Creek Royal Dr Mesquite, TX	3.0	2.0	1505	$1,850	$1.23	43d	1	0.25mi
2136 Walden Pl Mesquite, TX	3.0	2.0	1704	$2,250	$1.32	43d	1	0.31mi
2302 Highbank Dr Mesquite, TX	3.0	2.0	1783	$2,145	$1.20	43d	1	0.37mi
1411 Sandalwood Dr Mesquite, TX	3.0	2.0	1491	$2,195	$1.47	1d	1	0.50mi
1411 Springwood Dr Mesquite, TX	4.0	2.5	1874	$2,081	$1.11	43d	1	0.58mi
2600 Waterloo Ln Mesquite, TX	3.0	2.0	1460	$1,900	$1.30	43d	1	0.81mi
2013 Cranberry Ct Mesquite, TX	3.0	2.5	1584	$2,300	$1.45	1d	1	0.88mi
2812 Clearmeadow Dr Mesquite, TX	4.0	2.0	1837	$2,800	$1.52	1d	1	0.91mi
1233 Clear Creek Dr Mesquite, TX	4.0	2.5	1749	$2,289	$1.31	7d	1	0.93mi
3613 Dove Ln Mesquite, TX	4.0	2.0	1858	$2,600	$1.40	15d	1	1.04mi
2621 Ash Crk Mesquite, TX	3.0	2.0	1843	$2,299	$1.25	43d	1	1.14mi
1729 Hazer Ln Mesquite, TX	3.0	2.0	1498	$2,400	$1.60	20d	1	1.44mi
1217 Buckeye Dr Mesquite, TX	3.0	2.0	1735	$1,995	$1.15	22d	1	1.48mi
1217 Buckeye Dr Mesquite, TX	3.0	2.0	1735	$1,995	$1.15	43d	1	1.48mi

Listing history 32 events

1. 2026-06-18
   days on market $215,250 Active 21 DOM
2. 2026-06-17
   days on market $215,250 Active 20 DOM
3. 2026-06-16
   days on market $215,250 Active 19 DOM
4. 2026-06-15
   days on market $215,250 Active 18 DOM
5. 2026-06-13
   days on market $215,250 Active 16 DOM
6. 2026-06-13
   days on market $215,250 Active 15 DOM
7. 2026-06-09
   days on market $215,250 Active 12 DOM
8. 2026-06-08
   days on market $215,250 Active 11 DOM
9. 2026-06-07
   days on market $215,250 Active 10 DOM
10. 2026-06-04
    days on market $215,250 Active 7 DOM
11. 2026-06-03
    days on market $215,250 Active 6 DOM
12. 2026-06-02
    days on market $215,250 Active 5 DOM
13. 2026-06-01
    days on market $215,250 Active 4 DOM
14. 2026-05-31
    days on market $215,250 Active 3 DOM
15. 2026-05-28
    listed $215,250 Active
16. 2026-01-06
    historical
17. 2025-12-19
    price $220,000
18. 2025-12-04
    price $230,000
19. 2025-11-11
    price $249,900
20. 2025-11-03
    price $255,000
21. 2025-07-18
    price $269,700
22. 2025-07-02
    listed $275,000 Active
23. 2016-10-18
    soldstatus
24. 2016-10-17
    soldstatus Sold 387-char remark

    Show marketing remark (387 chars)

    Great split bedroom floor plan with 3 bedrooms, 2 bathrooms, 2 living rooms, and 2 dining rooms. New carpet and laminates throughout as well as newer upgraded ceiling fans and 2 inch window blinds. Wonderful, sparkling pool in backyard with newer fence and locking, security fence separating pool area from patio. Location is just across the street from elementary school and playground.

25. 2016-09-15
    status Pending 387-char remark

    Show marketing remark (387 chars)

    Great split bedroom floor plan with 3 bedrooms, 2 bathrooms, 2 living rooms, and 2 dining rooms. New carpet and laminates throughout as well as newer upgraded ceiling fans and 2 inch window blinds. Wonderful, sparkling pool in backyard with newer fence and locking, security fence separating pool area from patio. Location is just across the street from elementary school and playground.

26. 2016-09-08
    historical Active Contingent 387-char remark

    Show marketing remark (387 chars)

    Great split bedroom floor plan with 3 bedrooms, 2 bathrooms, 2 living rooms, and 2 dining rooms. New carpet and laminates throughout as well as newer upgraded ceiling fans and 2 inch window blinds. Wonderful, sparkling pool in backyard with newer fence and locking, security fence separating pool area from patio. Location is just across the street from elementary school and playground.

27. 2016-08-30
    listed $160,000 Active 387-char remark

    Show marketing remark (387 chars)

    Great split bedroom floor plan with 3 bedrooms, 2 bathrooms, 2 living rooms, and 2 dining rooms. New carpet and laminates throughout as well as newer upgraded ceiling fans and 2 inch window blinds. Wonderful, sparkling pool in backyard with newer fence and locking, security fence separating pool area from patio. Location is just across the street from elementary school and playground.

28. 2013-12-16
    soldstatus
29. 2013-12-12
    soldstatus Closed
30. 2013-11-14
    status Pending
31. 2013-11-12
    listed $113,000 Active
32. 1993-10-29
    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: $5,844 · $487/mo
• Projected year-2 tax: $5,844 · $487/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: $29,574
• − Mortgage interest: −$12,057
• − Property taxes: −$5,844
• − Insurance: −$1,076
• − Repairs & maintenance: −$2,366
• − Management: −$2,366
• − Depreciation: −$6,262
• Taxable loss: −$397
• Est. tax savings @ 24.0%: +$95
• After-tax cash flow: $2,993/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

+90.5% since first listed

18 events — show timeline

• 2026-05-28 Listed $215,250 NTREIS
• 2026-01-06 Listing Removed — NTREIS
• 2025-12-19 Price Changed $220,000 NTREIS
• 2025-12-04 Price Changed $230,000 NTREIS
• 2025-11-11 Price Changed $249,900 NTREIS
• 2025-11-03 Price Changed $255,000 NTREIS
• 2025-07-18 Price Changed $269,700 NTREIS
• 2025-07-02 Listed $275,000 NTREIS
• 2016-10-18 Sold (Public Records) — Public Records
• 2016-10-17 Sold (MLS) — NTREIS
• 2016-09-15 Pending — NTREIS
• 2016-09-08 Contingent — NTREIS
• 2016-08-30 Listed $160,000 NTREIS
• 2013-12-16 Sold (Public Records) — Public Records
• 2013-12-12 Sold (MLS) — NTREIS
• 2013-11-14 Pending — NTREIS
• 2013-11-12 Listed $113,000 NTREIS
• 1993-10-29 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $5,844 · +1.1% YoY. Source: county tax records.