McAllen Plan · Mesquite, TX 75181

$319,999

3 bd · 3.0 ba · 2,091 sqft · SingleFamily · 159 Days on market

Good condition 2-car garage

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.0/30.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks

This two-story home is perfect for families with three bedrooms and an open concept living area. Two bedrooms are situated at the front of the home, including the owner's suite, which has a full bathroom and walk-in closet. Down the hall is the kitchen, which flows seamlessly into the living room and breakfast nook and connects to a covered patio. Upstairs is an additional bedroom, as well as a game room loft.

Key facts

• Game room loft
• Covered patio
• 2 garage spots

Tags

• OPEN CONCEPT LIVING AREA
• COVERED PATIO
• GAME ROOM LOFT

🏗️ New construction. The $319,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $432,925.

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $320k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-823 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $314k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $275k (14.2% below list).
• Recommended offer: $275k (14.2% below list) — sets the bar for 1% rule.

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: Gentry El (math 34% / reading 40%, grade F, #1,769 of 4,322 statewide, top 44%, 637 students, 79% 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; 768 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 72d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 82% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $3k of loan paydown is wiped out by about $13k 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 159 days — a 12% lower offer ($282k) is reasonable based on typical stale-listing flexibility.

Recommended offer $274,585 (14.2% 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. It's been on market 159 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.63% ✗
• Cap rate: 4.01%
• Cash-on-cash: -8.14%
• DSCR: 0.64
• GRM: 13.1

CMA / ARV

• ARV (median comp): $432,925
• List price: $319,999
• Delta: -26.08%
• 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
2217 Hazel Lily Run	0.38mi	4/3.0 (+1)	2,001 (-4%)	0mo	$423,999	$212	70
1805 Tree House Trl	0.12mi	4/2.0 (+1)	2,204 (+5%)	8mo	$404,990	$184	70
2616 Cantura Dr	0.63mi	3/2.0	2,086 (-0%)	1mo	$324,999	$156	66
1901 Kit Fox Run	0.48mi	4/3.0 (+1)	1,945 (-7%)	5mo	$360,000	$185	57
2225 Hazel Lily Run	0.37mi	4/3.0 (+1)	2,358 (+13%)	3mo	$414,990	$176	54
1821 Jade Forest Ln	0.47mi	4/2.5 (+1)	2,291 (+10%)	2mo	$433,999	$189	53
2008 Cantura Dr	0.73mi	3/2.0	2,164 (+4%)	4mo	$299,000	$138	53
2025 Osage Trl	0.73mi	4/2.5 (+1)	2,155 (+3%)	2mo	$349,990	$162	52
2416 Ranch Hawk Sq	0.69mi	3/2.5	1,889 (-10%)	0mo	$424,990	$225	49
2404 Tarrango Trl	0.73mi	3/2.0	1,898 (-9%)	4mo	$364,990	$192	43
2021 Cantura Dr	0.68mi	3/3.0	1,815 (-13%)	6mo	$294,900	$162	41
2514 Decoy Dr	0.58mi	4/2.0 (+1)	1,778 (-15%)	0mo	$279,900	$157	39

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: -33.9%
• Equity multiple: -0.08×
• Total profit: $-130,369
• Equity at exit: $64,550

10-year hold

• IRR: -64.2%
• Equity multiple: -0.74×
• Total profit: $-211,255
• Equity at exit: $37,431

Cash invested: $121,219 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 186 active · 39 under contract
• Months of supply: 24.8 mo (4%/mo absorbed)
• Median asking: $370,495 ($179/sqft)
• Median days on market: 159 d
• This list price: 13% of active listings are priced below it
• ARV vs active asking: +15.6% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75181

• Home prices YoY: -9.4%
• Rents YoY: 0.1%
• Active inventory: 768
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,746 high
• Mortgage (P&I): −$2,270
• Tax est. 1.5%: −$541 /mo · $6,494/yr
• Insurance: −$180
• HOA: −$0
• Vacancy / Maint / Mgmt: −$577
• Net cashflow: $-823

Break-even live

Break-even rent $3,787

Max offer price $313,890

Occupancy floor —

Sensitivity live

Price	-10% $-523	-5% $-673	+0% $-823	+5% $-972	+10% $-1,122
Rent	-10% $-1,040	-5% $-931	+0% $-823	+5% $-714	+10% $-606
Rate	-1.0pp $-605	-0.5pp $-713	base $-823	+0.5pp $-935	+1.0pp $-1,049

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: $108,231
• Closing costs: $12,988
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1908 Twisted Tree Ln Mesquite, TX	4.0	2.5	2713	$2,895	$1.07	11d	1	0.27mi
1808 Sierra Rose Trce Mesquite, TX	4.0	2.5	2298	$2,900	$1.26	30d	1	0.31mi
2004 Poppy Way Mesquite, TX	3.0	2.0	1572	$2,700	$1.72	139d	1	0.32mi
2137 San Simeon Dr Mesquite, TX	4.0	2.5	2661	$2,391	$0.90	40d	1	0.54mi
2201 Cantura Dr Mesquite, TX	4.0	2.0	2432	$2,700	$1.11	94d	1	0.59mi
2516 Buck Dr Mesquite, TX	3.0	2.0	1562	$2,850	$1.82	20d	1	0.64mi
2324 Cantura Dr Mesquite, TX	4.0	2.0	2190	$2,500	$1.14	80d	1	0.67mi
2508 Hawk Dr Mesquite, TX	3.0	2.0	1771	$2,225	$1.26	30d	1	0.70mi
2439 Whitetail Dr Mesquite, TX	4.0	2.5	2484	$2,800	$1.13	120d	1	0.72mi
2108 Osage Trl Mesquite, TX	3.0	2.0	1571	$2,600	$1.65	44d	1	0.75mi
1809 Osage Trl Mesquite, TX	4.0	2.0	2022	$2,599	$1.29	113d	1	0.77mi
2600 Waterloo Ln Mesquite, TX	3.0	2.0	1460	$1,900	$1.30	139d	1	0.82mi
1813 Bette Dr Mesquite, TX	4.0	2.0	1548	$2,241	$1.45	33d	1	0.82mi
1729 Hazer Ln Mesquite, TX	3.0	2.0	1498	$2,400	$1.60	116d	1	0.83mi
1421 Nimitz Way Mesquite, TX	4.0	3.0	2828	$2,310	$0.82	11d	1	0.95mi
808 Creekside Dr Mesquite, TX	3.0	2.0	1886	$2,200	$1.17	50d	1	0.96mi
2008 Cheshire Ct Mesquite, TX	3.0	2.0	2003	$3,675	$1.83	84d	1	0.99mi
815 Valleycreek Rd Mesquite, TX	3.0	2.0	1788	$2,500	$1.40	139d	1	1.02mi
1332 Nimitz Way Mesquite, TX	4.0	2.0	2109	$2,155	$1.02	5d	1	1.02mi
2332 Boardwalk Dr Mesquite, TX	4.0	2.5	2651	$3,295	$1.24	34d	1	1.02mi
2332 Boardwalk Dr Mesquite, TX	4.0	2.5	2651	$3,295	$1.24	45d	1	1.02mi
1309 Dawson Way Mesquite, TX	4.0	2.0	1952	$2,225	$1.14	6d	1	1.05mi
1309 Dawson Way Mesquite, TX	4.0	2.0	1952	$2,222	$1.14	103d	1	1.05mi
1320 Junction Run Mesquite, TX	3.0	2.0	1791	$2,450	$1.37	84d	1	1.06mi
1320 Junction Run Mesquite, TX	3.0	2.0	1791	$2,395	$1.34	67d	1	1.06mi
1308 Dawson Way Mesquite, TX	4.0	2.5	2476	$3,573	$1.44	120d	1	1.08mi
1427 Caladium Dr Mesquite, TX	3.0	2.0	1471	$2,175	$1.48	56d	1	1.11mi
1513 Lone Star Ct Mesquite, TX	4.0	2.0	1791	$3,500	$1.95	45d	1	1.13mi
1349 Rutherford Dr Mesquite, TX	3.0	2.0	1968	$2,095	$1.06	71d	1	1.14mi
1608 Willow Crk Mesquite, TX	3.0	2.0	1934	$2,323	$1.20	54d	1	1.16mi
1045 Cavern Dr Mesquite, TX	3.0	2.0	1659	$2,095	$1.26	18d	1	1.21mi
2521 Ash Crk Mesquite, TX	3.0	2.0	1512	$2,600	$1.72	18d	1	1.22mi
2749 Ingram Cir Mesquite, TX	3.0	2.0	1791	$1,899	$1.06	71d	1	1.24mi
1229 Nimitz Way Mesquite, TX	4.0	2.0	2075	$2,300	$1.11	83d	1	1.25mi
824 Elm Falls Pl Mesquite, TX	3.0	2.5	2141	$1,950	$0.91	50d	1	1.26mi
2637 Austin Dr Mesquite, TX	4.0	2.5	2291	$3,350	$1.46	139d	1	1.28mi
2621 Ash Crk Mesquite, TX	3.0	2.0	1843	$2,299	$1.25	139d	1	1.30mi
2302 Highbank Dr Mesquite, TX	3.0	2.0	1783	$2,145	$1.20	139d	1	1.33mi
716 Elm Falls Pl Mesquite, TX	3.0	2.0	2444	$2,300	$0.94	90d	1	1.35mi
716 Elm Falls Pl Mesquite, TX	3.0	2.0	2444	$2,300	$0.94	116d	1	1.35mi

Property features AI

Finance

• Financial info: List price $339,999

Exterior

• Parking: 2-car garage / 2 parking spaces total
• Home design: Single-family home (new construction, Plan: McAllen)
• Exterior features: Living area approximately 2091 square feet

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 3 bathrooms
• Interior features: New construction plan: McAllen

Listing history 50 events

1. 2026-09-24
   days on market $319,999 Active 159 DOM
2. 2026-09-23
   days on market $319,999 Active 158 DOM
3. 2026-09-22
   days on market $319,999 Active 157 DOM
4. 2026-09-21
   days on market $319,999 Active 156 DOM
5. 2026-09-20
   days on market $319,999 Active 155 DOM
6. 2026-09-19
   days on market $319,999 Active 154 DOM
7. 2026-09-18
   days on market $319,999 Active 153 DOM
8. 2026-09-17
   days on market $319,999 Active 152 DOM
9. 2026-09-16
   days on market $319,999 Active 151 DOM
10. 2026-09-15
    days on market $319,999 Active 150 DOM
11. 2026-09-14
    days on market $319,999 Active 149 DOM
12. 2026-09-13
    days on market $319,999 Active 148 DOM
13. 2026-09-12
    days on market $319,999 Active 147 DOM
14. 2026-09-11
    days on market $319,999 Active 146 DOM
15. 2026-09-05
    days on market $319,999 Active 140 DOM
16. 2026-09-04
    days on market $319,999 Active 139 DOM
17. 2026-09-02
    pricedays on market $319,999 Active 137 DOM
18. 2026-08-31
    days on market $339,999 Active 135 DOM
19. 2026-08-29
    days on market $339,999 Active 133 DOM
20. 2026-08-28
    days on market $339,999 Active 132 DOM
21. 2026-08-27
    days on market $339,999 Active 131 DOM
22. 2026-08-26
    days on market $339,999 Active 130 DOM
23. 2026-08-25
    days on market $339,999 Active 129 DOM
24. 2026-08-24
    days on market $339,999 Active 128 DOM
25. 2026-08-23
    days on market $339,999 Active 127 DOM
26. 2026-08-22
    days on market $339,999 Active 126 DOM
27. 2026-08-21
    days on market $339,999 Active 125 DOM
28. 2026-08-20
    days on market $339,999 Active 124 DOM
29. 2026-08-19
    days on market $339,999 Active 123 DOM
30. 2026-08-18
    days on market $339,999 Active 122 DOM
31. 2026-08-17
    days on market $339,999 Active 121 DOM
32. 2026-08-16
    days on market $339,999 Active 120 DOM
33. 2026-08-15
    days on market $339,999 Active 119 DOM
34. 2026-08-14
    days on market $339,999 Active 118 DOM
35. 2026-08-13
    days on market $339,999 Active 117 DOM
36. 2026-08-12
    days on market $339,999 Active 116 DOM
37. 2026-08-11
    days on market $339,999 Active 115 DOM
38. 2026-08-10
    days on market $339,999 Active 114 DOM
39. 2026-08-09
    days on market $339,999 Active 113 DOM
40. 2026-08-08
    days on market $339,999 Active 112 DOM
41. 2026-08-06
    days on market $339,999 Active 110 DOM
42. 2026-08-05
    days on market $339,999 Active 109 DOM
43. 2026-08-04
    days on market $339,999 Active 108 DOM
44. 2026-08-03
    days on market $339,999 Active 107 DOM
45. 2026-07-31
    days on market $339,999 Active 104 DOM
46. 2026-07-30
    days on market $339,999 Active 103 DOM
47. 2026-07-30
    days on market $339,999 Active 102 DOM
48. 2026-07-28
    days on market $339,999 Active 101 DOM
49. 2026-07-26
    days on market $339,999 Active 99 DOM
50. 2026-07-24
    days on market $339,999 Active 97 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: $32,950
• − Mortgage interest: −$24,251
• − Property taxes: −$6,494
• − Insurance: −$2,165
• − Repairs & maintenance: −$2,636
• − Management: −$2,636
• − Depreciation: −$12,594
• Taxable loss: −$17,825
• Est. tax savings @ 24.0%: +$4,278
• After-tax cash flow: $-5,593/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 Est. rehab $10,455–$31,365 screening

This two-story home is in good condition with a modern and well-maintained interior and exterior. It has a good curb appeal and is ready for a new owner to move in.

Value-add opportunities

• Both Painting the exterior brick — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Updating the flooring to a more modern style — Can increase both resale and rental value. ↑
• Both Adding smart home features — Can increase both resale and rental value by making the home more modern and energy-efficient. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Gentry El F TX #1,769/4,322 Nat'l #21,438/41,679 Middle Berry Middle D- TX #540/1,662 Nat'l #5,160/14,009 High Horn H S F TX #866/1,632 Nat'l #8,796/17,239

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

B Composite livability gradescore 70/100

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 · 2,979,839 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: 29% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Financial info: List price $339,999

Exterior

• Parking: 2-car garage / 2 parking spaces total
• Home design: Single-family home (new construction, Plan: McAllen)
• Exterior features: Living area approximately 2091 square feet

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 3 bathrooms
• Interior features: New construction plan: McAllen