805 Brockden Dr · Mesquite, TX 75149

$149,000

3 bd · 2.0 ba · 1,060 sqft · MultiFamily public records · 6 Days on market

Built 1987 3,615 sqft lot

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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 +19.6/30.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• DSCR +6.2/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

MULTIPLE OFFERS RECEIVED - DEADLINE FOR BEST AND FINAL OFFERS IS THURSDAY JUNE 18TH AT 7PM. INVESTOR OPPORTUNITY IN MESQUITE! Corner-lot duplex featuring 3 bedrooms, 2 bathrooms, vaulted ceilings, a fireplace, private yard, covered carport parking, and convenient alley access. The functional floorplan includes two bedrooms and a full bathroom on the first floor, with a private primary suite occupying the second level, offering added privacy and flexibility. Abundant natural light, attractive curb appeal, and a desirable layout create strong value-add potential for investors or buyers looking to build equity through improvements. Conveniently located with easy access to shopping, dining, sch

Key facts

• Alley access
• Private yard
• Functional floorplan

Tags

• CORNER-LOT DUPLEX
• PRIVATE YARD
• COVERED CARPORT PARKING
• ALLEY ACCESS
• FUNCTIONAL FLOORPLAN
• PRIVATE PRIMARY SUITE

Property features AI

Finance

• Financial info: Listing accepts Cash, Conventional and Other financing
• HOA & community: No homeowners association

Exterior

• Parking: Covered carport (2 spaces); Driveway parking
• Utilities: City water; City sewer; Electricity available; Cable available; Curbs
• Home design: Single-family residence (attached); Built in 1987; Shingle/composition roof; Slab foundation; Facing information not provided
• Construction: Composition/Shingle roof; Slab foundation; Built in 1987
• Exterior features: Private yard; Storage shed(s); Wood fencing with gate around backyard; Corner lot with landscaping and few trees; Level lot

Interior

• Kitchen: Galley kitchen with breakfast bar; Electric range; Dishwasher; Disposal; Refrigerator; Electric water heater
• Bedrooms: Primary bedroom on upper level with ensuite bath, garden tub and linen closet; Two additional bedrooms on main level
• Flooring: Carpet; Laminate; Tile
• Bathrooms: Two full bathrooms; Primary bathroom with garden tub
• Heating & cooling: Central air; Electric heating; Fireplace(s) for supplemental heat
• Interior features: Cathedral ceilings; Cable TV available; Bay window; Skylights; Window coverings; 8 total rooms; 1 living area; 1 dining area; One-and-one-half levels
• Laundry & utility: Full-size washer/dryer area; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $149k.

Deal economics

• At list price, monthly cash flow is $173 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Cap rate 7.7% 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: Hanby El (math 35% / reading 30%, grade F, #2,234 of 4,322 statewide, top 52%, 756 students, 90% FRL) — zoned schools average 90% FRL vs 63% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 340 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $4k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.

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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,000

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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.17% ✓
• Cap rate: 7.69%
• Cash-on-cash: 4.98%
• DSCR: 1.22
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.22% rent growth · sell at horizon

5-year hold

• IRR: -12.1%
• Equity multiple: 0.58×
• Total profit: $-17,718
• Equity at exit: $22,216

10-year hold

• IRR: -8.5%
• Equity multiple: 0.54×
• Total profit: $-19,060
• Equity at exit: $12,883

Cash invested: $41,720 (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 75149

• Home prices YoY: -27.4%
• Rents YoY: 0.2%
• Active inventory: 340
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,738 high
• Mortgage (P&I): −$781
• Tax from tax record: −$357 /mo · $4,278/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $173

Break-even live

Break-even rent $1,519

Max offer price $149,000

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
732 Versailles St Mesquite, TX	3.0	2.0	1325	$1,649	$1.24	7d	1	0.07mi
822 Colchester Dr Mesquite, TX	2.0	2.0	1064	$1,650	$1.55	7d	1	0.13mi
701 Lee St Unit 2A Mesquite, TX	2.0	1.5	1073	$1,600	$1.49	12d	1	0.14mi
817 Denmark Dr Mesquite, TX	3.0	2.0	1229	$1,625	$1.32	7d	1	0.18mi
804 W Grubb Dr Mesquite, TX	3.0	1.5	1314	$1,800	$1.37	11d	1	0.23mi
1021 Irene Dr Mesquite, TX	3.0	1.0	1065	$1,745	$1.64	2d	1	0.41mi
400 Highland Village Dr Unit 520 Mesquite, TX	2.0	1.0	953	$1,349	$1.42	43d	1	0.44mi
400 Highland Village Dr Unit 633 Mesquite, TX	2.0	1.0	853	$1,480	$1.74	43d	1	0.44mi
400 Highland Village Dr Unit 649 Mesquite, TX	2.0	1.0	853	$1,425	$1.67	12d	1	0.44mi
400 Highland Village Dr Unit 565 Mesquite, TX	2.0	1.0	953	$1,399	$1.47	43d	1	0.44mi
1218 Gate Lane Dr Mesquite, TX	3.0	1.0	950	$1,495	$1.57	16d	1	0.62mi
1218 Gate Lane Dr Mesquite, TX	3.0	1.0	950	$1,495	$1.57	24d	1	0.62mi
724 Melinda Dr Mesquite, TX	3.0	2.0	1400	$1,950	$1.39	1d	1	0.67mi
324 Crooked Ln Mesquite, TX	2.0	2.0	1248	$1,700	$1.36	12d	1	0.72mi
1528 Longview St Mesquite, TX	3.0	1.0	989	$1,790	$1.81	16d	1	0.75mi
232 Alexandria St Mesquite, TX	3.0	2.5	1370	$1,795	$1.31	43d	1	0.76mi
1529 Longview St Mesquite, TX	3.0	1.5	1160	$1,695	$1.46	43d	1	0.78mi
211 Athel Dr Mesquite, TX	3.0	2.0	1362	$2,100	$1.54	7d	1	0.81mi
226 Wilderness Trl Mesquite, TX	2.0	2.0	1136	$1,650	$1.45	43d	1	0.81mi
337 Conger Dr Mesquite, TX	3.0	2.0	1177	$1,900	$1.61	16d	1	0.82mi
1504 Valley View St Mesquite, TX	3.0	1.0	1240	$1,555	$1.25	2d	1	0.82mi
1504 Valley View St Mesquite, TX	3.0	1.0	1240	$1,621	$1.31	7d	1	0.82mi
1520 Valley View St Unit Labs Mesquite, TX	4.0	2.0	1240	$1,800	$1.45	5d	1	0.84mi
115 Wilderness Trl Mesquite, TX	3.0	2.0	1350	$1,845	$1.37	43d	1	0.88mi
1232 Redman Ave Mesquite, TX	3.0	2.0	1250	$1,750	$1.40	43d	1	1.04mi
1213 Redman Ave Mesquite, TX	3.0	2.0	1225	$1,650	$1.35	12d	1	1.08mi
1149 Redman Ave Mesquite, TX	3.0	2.0	1225	$1,750	$1.43	43d	1	1.08mi
1513 Liberty Ln Mesquite, TX	3.0	2.5	1393	$1,925	$1.38	7d	1	1.09mi
334 Freeman St Mesquite, TX	3.0	2.0	1330	$2,180	$1.64	7d	1	1.10mi
1917 Buffalo Hill Dr Mesquite, TX	3.0	2.5	1409	$2,300	$1.63	24d	1	1.15mi
1817 Belmont St Mesquite, TX	4.0	2.0	1338	$1,950	$1.46	43d	1	1.16mi
2020 Ridgeview Plz Mesquite, TX	3.0	2.0	1355	$2,000	$1.48	43d	1	1.34mi
2225 Janice St Mesquite, TX	3.0	1.5	1392	$1,695	$1.22	24d	1	1.35mi
112 Derby Ln Mesquite, TX	3.0	1.0	1104	$1,650	$1.49	16d	1	1.46mi
2001 Juniper Pass Way Mesquite, TX	3.0	2.5	1409	$2,200	$1.56	24d	1	1.48mi
1029 Kory Dr Mesquite, TX	3.0	2.0	1463	$1,950	$1.33	43d	1	1.48mi

Listing history 6 events

1. 2026-06-18
   days on market $149,000 Active 6 DOM
2. 2026-06-17
   days on market $149,000 Active 5 DOM
3. 2026-06-16
   days on market $149,000 Active 4 DOM
4. 2026-06-15
   days on market $149,000 Active 3 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $149,000 Active 1 DOM

ⓘ 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: $4,278 · $357/mo
• Projected year-2 tax: $4,278 · $357/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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°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: $20,857
• − Mortgage interest: −$8,346
• − Property taxes: −$4,278
• − Insurance: −$745
• − Repairs & maintenance: −$1,669
• − Management: −$1,669
• − Depreciation: −$4,335
• Taxable loss: −$184
• Est. tax savings @ 24.0%: +$44
• After-tax cash flow: $2,122/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): 58,262
• Household income: $70,774
• Rent vs Own: 33.2% rent · 66.8% own
• Severe rent burden: 2266.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Hispanic / Latino 49% White 25% Two or more races 21% Black 20% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 42% Cuban 1%
• Common ancestry: Italian 1% Iranian 1% Serbian 1%
• Foreign-born: 22% · Canada, Vietnam
• Languages at home: 58% English-only · Spanish 39% Other Asian/Pacific 1% Vietnamese 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: ▼ -130.12%
• Current HPI: 345.6606
• Rent YoY: ▲ 0.22%
• 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

2 events — show timeline

• 2026-06-08 Listed $149,000 NTREIS
• 1998-06-17 Sold (Public Records) — Public Records

Property tax history

+6.5%/yr

Latest (2025): $4,278 · +1.1% YoY. Source: county tax records.