522 Phillip St · Mesquite, TX 75149

$199,900

3 bd · 1.0 ba · 1,746 sqft · SingleFamily public records · 123 Days on market

Built 1954 10,454 sqft lot $114/sqft · 23% below area Est $259k · 23% under ↓ 18% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +9.7/30.0
• 1% rule +5.1/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• DSCR +2.8/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

***5 BEDROOMS, 3 AND A HALF BATHROOMS, CENTRAL HEAT & AIR & HUGE CORNER LOT!!!....

Key facts

• 0.24 acre lot
• Built 1954
• Listed 123 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-130 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (11.5% below list).
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.5% vs local median 4.4% in Mesquite — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Black El (math 33% / reading 26%, grade F, #2,525 of 4,322 statewide, top 62%, 627 students, 88% FRL); Agnew Middle (math 38% / reading 31%, grade F, #858 of 1,662 statewide, top 54%, 1,132 students, 82% FRL); Mesquite H S (math 32% / reading 36%, grade F, #1,002 of 1,632 statewide, top 62%, 2,388 students, 84% FRL) — zoned schools average 84% FRL vs 63% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 345 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 34% of the median local income ($71k/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 $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 123 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,912 (12.0% 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 123 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.01% ✓
• Cap rate: 5.51%
• Cash-on-cash: -2.79%
• DSCR: 0.88
• GRM: 8.2

CMA / ARV

• ARV (median comp): $259,342
• List price: $199,900
• Delta: -22.92%
• 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
517 Paddy St	0.09mi	4/2.0 (+1)	1,772 (+2%)	2mo	$249,900	$141	83
533 Horse Shoe Bnd	0.42mi	3/2.0	1,750 (+0%)	2mo	$210,000	$120	74
619 Caladium Dr	0.46mi	3/2.0	1,758 (+1%)	5mo	$250,000	$142	69
834 Lindo Dr	0.35mi	4/2.0 (+1)	1,672 (-4%)	5mo	$288,000	$172	64
817 Miranda Dr	0.56mi	4/2.0 (+1)	1,756 (+1%)	1mo	$252,900	$144	63
509 Buttercup Trl	0.67mi	3/2.5	1,721 (-1%)	2mo	$210,000	$122	59
1211 Rancho Dr	0.68mi	3/2.0	1,624 (-7%)	1mo	$235,000	$145	52
1510 Greywood Dr	0.70mi	4/2.0 (+1)	1,884 (+8%)	0mo	$255,000	$135	45
703 Caladium Dr	0.48mi	4/3.0 (+1)	1,500 (-14%)	6mo	$274,900	$183	37
1013 Paintbrush St	0.73mi	4/2.0 (+1)	1,567 (-10%)	4mo	$305,000	$195	36
205 Kimbell St	0.67mi	4/2.5 (+1)	1,966 (+13%)	3mo	$299,900	$153	34
1218 Tulip Trl	0.70mi	4/2.0 (+1)	1,507 (-14%)	6mo	$224,999	$149	30

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 · 0.22% rent growth · sell at horizon

5-year hold

• IRR: -24.8%
• Equity multiple: 0.18×
• Total profit: $-45,940
• Equity at exit: $29,806

10-year hold

• IRR: -36.5%
• Equity multiple: -0.27×
• Total profit: $-71,080
• Equity at exit: $17,284

Cash invested: $55,972 (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: 345
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,028 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$600 /mo · $7,202/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $-130

Break-even live

Break-even rent $2,192

Max offer price $176,948

Occupancy floor —

Sensitivity live

Price	-10% $-17	-5% $-73	+0% $-130	+5% $-187	+10% $-243
Rent	-10% $-290	-5% $-210	+0% $-130	+5% $-50	+10% $30
Rate	-1.0pp $-29	-0.5pp $-79	base $-130	+0.5pp $-182	+1.0pp $-234

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
334 Freeman St Mesquite, TX	3.0	2.0	1330	$2,180	$1.64	9d	1	0.21mi
1115 Casa Dr Mesquite, TX	2.0	2.0	1215	$1,850	$1.52	26d	1	0.41mi
711 Darnel Dr Mesquite, TX	4.0	2.0	1370	$1,939	$1.42	9d	1	0.52mi
1424 Savannah St Mesquite, TX	3.0	2.0	1462	$1,959	$1.34	18d	1	0.53mi
1101 La Esperanza Dr Mesquite, TX	3.0	2.0	1697	$2,700	$1.59	0d	1	0.60mi
450 Appomattox Dr Mesquite, TX	3.0	2.0	1567	$1,930	$1.23	45d	1	0.62mi
312 E Kimbrough St Mesquite, TX	4.0	2.0	1560	$2,100	$1.35	45d	1	0.64mi
1128 Catalan Trl Mesquite, TX	3.0	2.5	1600	$2,300	$1.44	45d	1	0.67mi
1617 Savannah St Mesquite, TX	3.0	2.0	1306	$1,985	$1.52	7d	1	0.68mi
608 Coolwood Ln Mesquite, TX	3.0	2.0	1272	$1,900	$1.49	45d	1	0.69mi
612 Coolwood Ln Mesquite, TX	3.0	2.0	1433	$1,746	$1.22	45d	1	0.69mi
1601 Chapman Dr Mesquite, TX	3.0	2.0	1306	$1,845	$1.41	14d	1	0.69mi
1601 Hillwood Dr Mesquite, TX	3.0	2.0	1284	$2,095	$1.63	9d	1	0.74mi
608 Robinlynn St Mesquite, TX	4.0	2.0	1716	$2,235	$1.30	45d	1	0.78mi
1104 Ashland Dr Mesquite, TX	3.0	1.0	1250	$1,625	$1.30	9d	1	0.86mi
924 Hillrise Dr Mesquite, TX	3.0	2.0	1937	$2,100	$1.08	0d	1	0.88mi
1400 Paintbrush St Mesquite, TX	3.0	2.5	1795	$2,400	$1.34	45d	1	0.90mi
1011 Dandelion Dr Mesquite, TX	3.0	2.0	1789	$2,375	$1.33	0d	1	0.92mi
1400 Long Shadow Ln Mesquite, TX	4.0	2.0	1474	$2,250	$1.53	9d	1	0.93mi
505 Picketts Dr Mesquite, TX	3.0	2.0	1406	$1,950	$1.39	45d	1	0.93mi
1513 Colborne Dr Mesquite, TX	3.0	2.0	1805	$2,045	$1.13	45d	1	0.97mi
628 Windsong Mesquite, TX	4.0	2.5	2248	$2,600	$1.16	19d	1	0.99mi
1002 Majors Dr Mesquite, TX	3.0	2.0	1636	$1,895	$1.16	45d	1	1.00mi
213 Melinda Dr Mesquite, TX	4.0	2.0	1668	$2,095	$1.26	26d	1	1.01mi
724 Melinda Dr Mesquite, TX	3.0	2.0	1400	$1,950	$1.39	3d	1	1.01mi
829 Broadmoor Dr Mesquite, TX	3.0	2.0	1622	$1,750	$1.08	26d	1	1.13mi
324 Crooked Ln Mesquite, TX	2.0	2.0	1248	$1,700	$1.36	14d	1	1.14mi
1801 Wilkinson Rd Mesquite, TX	2.0	1.0	1396	$1,550	$1.11	46d	1	1.17mi
337 Conger Dr Mesquite, TX	3.0	2.0	1177	$1,900	$1.61	18d	1	1.19mi
232 Alexandria St Mesquite, TX	3.0	2.5	1370	$1,795	$1.31	45d	1	1.25mi
1416 Hackamore St Mesquite, TX	3.0	2.0	1500	$2,200	$1.47	3d	1	1.32mi
732 Versailles St Mesquite, TX	3.0	2.0	1325	$1,649	$1.24	9d	1	1.33mi
211 Athel Dr Mesquite, TX	3.0	2.0	1362	$2,100	$1.54	9d	1	1.33mi
1409 Hackamore St Mesquite, TX	3.0	2.5	1360	$1,965	$1.44	14d	1	1.34mi
1232 Wheatfield Dr Mesquite, TX	2.0	2.0	1204	$1,825	$1.52	26d	1	1.35mi
1201 Wheatfield Dr Mesquite, TX	2.0	2.0	1204	$1,800	$1.50	45d	1	1.36mi
12931 Parker Ct Balch Springs, TX	3.0	2.0	1338	$2,155	$1.61	9d	1	1.37mi
701 Lee St Unit 2A Mesquite, TX	2.0	1.5	1073	$1,600	$1.49	14d	1	1.40mi
822 Colchester Dr Mesquite, TX	2.0	2.0	1064	$1,650	$1.55	9d	1	1.40mi
2208 Browning Dr Mesquite, TX	3.0	2.0	1406	$1,955	$1.39	45d	1	1.41mi

Listing history 23 events

1. 2026-06-21
   days on market $199,900 Active 123 DOM
2. 2026-06-18
   days on market $199,900 Active 120 DOM
3. 2026-06-17
   days on market $199,900 Active 119 DOM
4. 2026-06-16
   days on market $199,900 Active 118 DOM
5. 2026-06-15
   days on market $199,900 Active 117 DOM
6. 2026-06-13
   days on market $199,900 Active 115 DOM
7. 2026-06-13
   days on market $199,900 Active 114 DOM
8. 2026-06-09
   days on market $199,900 Active 111 DOM
9. 2026-06-08
   days on market $199,900 Active 110 DOM
10. 2026-06-07
    days on market $199,900 Active 109 DOM
11. 2026-06-04
    days on market $199,900 Active 106 DOM
12. 2026-06-03
    days on market $199,900 Active 105 DOM
13. 2026-06-02
    days on market $199,900 Active 104 DOM
14. 2026-06-01
    days on market $199,900 Active 103 DOM
15. 2026-05-31
    days on market $199,900 Active 102 DOM
16. 2026-05-07
    price $199,900 90-char remark

    Show marketing remark (90 chars)

    ***5 BEDROOMS, 3 AND A HALF BATHROOMS, CENTRAL HEAT & AIR & HUGE CORNER LOT!!!....

17. 2026-04-21
    price $229,900 90-char remark

    Show marketing remark (90 chars)

    ***5 BEDROOMS, 3 AND A HALF BATHROOMS, CENTRAL HEAT & AIR & HUGE CORNER LOT!!!....

18. 2026-02-18
    listed $244,900 Active 90-char remark

    Show marketing remark (90 chars)

    ***5 BEDROOMS, 3 AND A HALF BATHROOMS, CENTRAL HEAT & AIR & HUGE CORNER LOT!!!....

19. 2018-09-20
    soldstatus
20. 2018-09-20
    soldstatus
21. 2018-09-18
    soldstatus
22. 2018-08-16
    soldstatus
23. 2018-07-26
    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: $7,202 · $600/mo
• Projected year-2 tax: $7,202 · $600/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 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: $24,332
• − Mortgage interest: −$11,198
• − Property taxes: −$7,202
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,947
• − Management: −$1,947
• − Depreciation: −$5,815
• Taxable loss: −$4,776
• Est. tax savings @ 24.0%: +$1,146
• After-tax cash flow: $-413/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

-18.4% since first listed

8 events — show timeline

• 2026-05-07 Price Changed $199,900 NTREIS
• 2026-04-21 Price Changed $229,900 NTREIS
• 2026-02-18 Listed $244,900 NTREIS
• 2018-09-20 Sold (Public Records) — Public Records
• 2018-09-20 Sold (Public Records) — Public Records
• 2018-09-18 Sold (Public Records) — Public Records
• 2018-08-16 Sold (Public Records) — Public Records
• 2018-07-26 Sold (Public Records) — Public Records

Property tax history

+6.7%/yr

Latest (2025): $7,202 · +1.1% YoY. Source: county tax records.