Oxford Plan · Mesquite, TX 75181

$283,999

4 bd · 2.0 ba · 1,760 sqft · SingleFamily · 345 Days on market

Excellent condition

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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 +18.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +4.9/10.0
• Condition / age +4.8/5.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests.

Key facts

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECONDARY BEDROOMS

🏗️ New construction. The $283,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $263,124.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $284k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $260k (8.3% below list).
• Recommended offer: $250k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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; 16 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 $8k 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 345 days — a 12% lower offer ($250k) is reasonable based on typical stale-listing flexibility.

Recommended offer $249,919 (12.0% below list)

Questions for the listing agent

1. It's been on market 345 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.99% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.90%
• DSCR: 1.17
• GRM: 8.4

CMA / ARV

• ARV (median comp): $263,124
• List price: $283,999
• Delta: 7.93%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 Wren Way	0.10mi	4/2.0	1,760 (0%)	0mo	$262,249	$149	95
107 Granite Falls Rd	0.08mi	4/2.0	1,720 (-2%)	1mo	$278,999	$162	92
112 Wild Rose Dr	0.12mi	4/2.0	1,720 (-2%)	1mo	$256,300	$149	90
107 Wild Rose Dr	0.16mi	4/2.0	1,720 (-2%)	1mo	$253,999	$148	88
115 Wild Rose Dr	0.13mi	4/2.0	1,656 (-6%)	0mo	$244,999	$148	84
109 Pecan Flats Rd	0.13mi	4/2.0	1,656 (-6%)	1mo	$250,499	$151	83
141 Whistling Duck	0.26mi	3/2.0 (-1)	1,804 (+2%)	0mo	$344,999	$191	78
108 Little Fox Way	0.08mi	3/2.0 (-1)	1,522 (-14%)	0mo	$247,999	$163	68
133 Wild Rose Dr	0.14mi	3/2.0 (-1)	1,522 (-14%)	1mo	$261,068	$172	65
4509 Maplewood Ave	0.57mi	3/2.0 (-1)	1,819 (+3%)	1mo	$275,000	$151	62
4421 Dew Drop Dr	0.65mi	3/2.5 (-1)	1,973 (+12%)	1mo	$308,999	$157	42
4305 Obsidian Pl	0.68mi	3/2.5 (-1)	1,973 (+12%)	1mo	$361,999	$183	40

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: -13.5%
• Equity multiple: 0.53×
• Total profit: $-34,804
• Equity at exit: $39,233

10-year hold

• IRR: -10.1%
• Equity multiple: 0.47×
• Total profit: $-39,377
• Equity at exit: $22,750

Cash invested: $73,675 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,605 high
• Mortgage (P&I): −$1,380
• Tax est. 1.5%: −$329 /mo · $3,947/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$547
• Net cashflow: $240

Break-even live

Break-even rent $2,302

Max offer price $263,124

Occupancy floor 86%

Sensitivity live

Price	-10% $421	-5% $330	+0% $240	+5% $149	+10% $58
Rent	-10% $34	-5% $137	+0% $240	+5% $342	+10% $445
Rate	-1.0pp $372	-0.5pp $306	base $240	+0.5pp $171	+1.0pp $102

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: $65,781
• Closing costs: $7,894
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
127 Woodhill St Mesquite, TX	3.0	2.0	1545	$1,950	$1.26	12d	1	0.71mi
4642 Elm Point Dr Balch Springs, TX	3.0	2.0	2100	$2,199	$1.05	6d	1	0.86mi
1332 Nimitz Way Mesquite, TX	4.0	2.0	2109	$2,280	$1.08	22d	1	0.90mi
1308 Dawson Way Mesquite, TX	4.0	2.5	2476	$3,573	$1.44	25d	1	0.97mi
1309 Dawson Way Mesquite, TX	4.0	2.0	1952	$2,222	$1.14	9d	1	1.00mi
2749 Ingram Cir Mesquite, TX	3.0	2.0	1791	$2,119	$1.18	4d	1	1.05mi
2829 Kerrville Dr Mesquite, TX	4.0	2.5	2349	$2,700	$1.15	5d	1	1.14mi
14419 Briarcrest Dr Balch Springs, TX	3.0	2.0	1350	$1,695	$1.26	45d	1	1.18mi
12416 Fish Rd Dallas, TX	4.0	2.0	1427	$2,011	$1.41	6d	1	1.22mi
2805 Cameron Way Mesquite, TX	3.0	2.0	1660	$2,150	$1.30	14d	1	1.23mi
2801 Sonora Ln Mesquite, TX	4.0	2.0	1938	$2,245	$1.16	25d	1	1.33mi
2800 Crockett Pl Mesquite, TX	3.0	2.0	1660	$1,895	$1.14	23d	1	1.36mi
13131 Rocky Ledge Dr Balch Springs, TX	3.0	2.0	1565	$1,883	$1.20	4d	1	1.41mi
716 Elm Falls Pl Mesquite, TX	3.0	2.0	2444	$2,300	$0.94	22d	1	1.43mi
2004 Poppy Way Mesquite, TX	3.0	2.0	1572	$2,700	$1.72	45d	1	1.44mi
2724 Windswept Ln Mesquite, TX	3.0	2.0	1402	$2,300	$1.64	25d	1	1.47mi

Listing history 16 events

1. 2026-06-21
   days on market $283,999 Active 345 DOM
2. 2026-06-18
   days on market $283,999 Active 342 DOM
3. 2026-06-17
   days on market $283,999 Active 341 DOM
4. 2026-06-16
   days on market $283,999 Active 340 DOM
5. 2026-06-15
   days on market $283,999 Active 339 DOM
6. 2026-06-13
   days on market $283,999 Active 337 DOM
7. 2026-06-13
   days on market $283,999 Active 336 DOM
8. 2026-06-09
   days on market $283,999 Active 333 DOM
9. 2026-06-08
   days on market $283,999 Active 332 DOM
10. 2026-06-07
    days on market $283,999 Active 331 DOM
11. 2026-06-04
    days on market $283,999 Active 328 DOM
12. 2026-06-03
    days on market $283,999 Active 327 DOM
13. 2026-06-02
    days on market $283,999 Active 326 DOM
14. 2026-06-01
    days on market $283,999 Active 325 DOM
15. 2026-05-31
    days on market $283,999 Active 324 DOM
16. 2025-07-12
    listed $283,999 Active 401-char remark

    Show marketing remark (401 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests.

ⓘ 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: $31,260
• − Mortgage interest: −$14,739
• − Property taxes: −$3,947
• − Insurance: −$1,316
• − Repairs & maintenance: −$2,501
• − Management: −$2,501
• − Depreciation: −$7,655
• Taxable loss: −$1,398
• Est. tax savings @ 24.0%: +$336
• After-tax cash flow: $3,210/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 · 6 photos

Excellent 95/100 None rehab

This single-family home is in excellent condition with a spacious floor plan and modern amenities. It is move-in ready and has the potential for further value increases through minor updates.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value.
• Both Landscaping improvements — Enhanced landscaping can attract more buyers and renters.
• Both Add smart home features — Modern technology can increase both resale and rental value.
• Both Upgrade kitchen appliances — Upgrading to high-end appliances can attract more buyers and renters.
• Both Add a smart thermostat — A smart thermostat can improve energy efficiency and attract more renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Enhanced landscaping can attract more buyers and renters. ↑
• Both Add smart home features — Modern technology can increase both resale and rental value. ↑
• Both Upgrade kitchen appliances — Upgrading to high-end appliances can attract more buyers and renters. ↑
• Both Add a smart thermostat — A smart thermostat can improve energy efficiency and attract more renters. ↑

ⓘ 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

• 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

1 event — show timeline

• 2025-07-12 Listed $283,999 Zillow