1240 Tosch Ln · Mesquite, TX 75149

$240,000

3 bd · 2.0 ba · 1,893 sqft · SingleFamily public records · 22 Days on market

Built 1959 8,494 sqft lot $127/sqft · 18% below area Est $293k · 18% under

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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 +8.6/30.0
• 1% rule +4.0/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Great bones and tons of potential in this one-story ranch style home nestled in and established neighborhood in Mesquite. Featuring three bedrooms, two spacious living areas, this home showcases solid oak floors throughout and a remodeled kitchen ready for everyday living and entertaining. Both bathrooms are in need of updates so bring your ideas and make this your own. Step outside to enjoy mature trees and provide shade and character, along with a covered carport and garage complete with work area. Storage area in back for the hobby enthusiast.

Key facts

• Solid oak floors
• Covered carport
• Remodeled kitchen

Tags

• ONE STORY RANCH STYLE
• SOLID OAK FLOORS
• REMODELED KITCHEN
• MATURE TREES
• COVERED CARPORT
• STORAGE AREA

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Attached 2-car garage with automatic door opener; 2 covered/carport spaces; Driveway with additional parking; Concrete surfaces; Garage with storage and workshop area
• Security: Video surveillance present
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single family residence; One story
• Construction: Brick construction; Composition roof; Pillar/post/pier foundation; Built in 1959
• Exterior features: Wood fencing; Less than 0.5 acre lot

Interior

• Kitchen: Eat-in galley kitchen with granite counters and farm sink; Built-in cabinets; Dishwasher; Disposal; Electric range
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cable TV available; Decorative lighting; Eat-in kitchen; Granite counters; Two living areas; Seven total rooms
• Laundry & utility: Utility room on the main level; Utility in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-208 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $203k (15.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (10.1% below list).
• Recommended offer: $203k (15.3% below list) — sets the bar for cash-flow.

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: Moss El (math 27% / reading 27%, grade F, #2,791 of 4,322 statewide, top 68%, 354 students, 84% FRL) — zoned schools average 84% FRL vs 63% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 345 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 37% 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 $2k of loan paydown is wiped out by about $7k 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 22 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• 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 $203,274 (15.3% 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. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 0.90% ✗
• Cap rate: 5.25%
• Cash-on-cash: -3.71%
• DSCR: 0.83
• GRM: 9.3

CMA / ARV

• ARV (median comp): $292,546
• List price: $240,000
• Delta: -17.96%
• 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
1240 Tosch Ln	0.00mi	3/2.0	1,893 (0%)	0mo	$240,000	$127	100
521 Kathy Dr	0.16mi	4/2.0 (+1)	1,833 (-3%)	0mo	$315,000	$172	82
1137 Tosch Ln	0.09mi	3/2.0	1,630 (-14%)	6mo	$289,000	$177	68
1236 Jessica Ln	0.58mi	3/2.0	1,838 (-3%)	3mo	$299,900	$163	66
1038 Lakeview Dr	0.19mi	3/2.0	1,609 (-15%)	1mo	$299,900	$186	65
1204 Chelsea Ct	0.72mi	3/2.0	1,861 (-2%)	3mo	$264,900	$142	61
1212 Jessica Dr	0.61mi	3/2.0	1,777 (-6%)	2mo	$305,000	$172	60
1714 Brooksview Ln	0.56mi	4/2.5 (+1)	1,820 (-4%)	2mo	$289,900	$159	59
841 Norton Dr	0.44mi	4/3.0 (+1)	2,018 (+7%)	4mo	$349,000	$173	56
1717 Colborne Dr	0.73mi	3/2.0	1,812 (-4%)	6mo	$260,000	$143	54
1211 Rancho Dr	0.65mi	3/2.0	1,624 (-14%)	1mo	$235,000	$145	45
12802 Park Hill Ct	0.65mi	3/2.5	1,624 (-14%)	6mo	$249,999	$154	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 · 0.22% rent growth · sell at horizon

5-year hold

• IRR: -26.1%
• Equity multiple: 0.14×
• Total profit: $-57,813
• Equity at exit: $35,785

10-year hold

• IRR: -38.7%
• Equity multiple: -0.33×
• Total profit: $-89,410
• Equity at exit: $20,751

Cash invested: $67,200 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,157 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$553 /mo · $6,637/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $-208

Break-even live

Break-even rent $2,420

Max offer price $203,274

Occupancy floor —

Sensitivity live

Price	-10% $-72	-5% $-140	+0% $-208	+5% $-276	+10% $-344
Rent	-10% $-378	-5% $-293	+0% $-208	+5% $-123	+10% $-38
Rate	-1.0pp $-87	-0.5pp $-147	base $-208	+0.5pp $-270	+1.0pp $-333

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1002 Majors Dr Mesquite, TX	3.0	2.0	1636	$1,895	$1.16	45d	1	0.31mi
12931 Parker Ct Balch Springs, TX	3.0	2.0	1338	$2,155	$1.61	9d	1	0.44mi
1400 Long Shadow Ln Mesquite, TX	4.0	2.0	1474	$2,250	$1.53	9d	1	0.44mi
1101 La Esperanza Dr Mesquite, TX	3.0	2.0	1697	$2,700	$1.59	0d	1	0.49mi
1128 Catalan Trl Mesquite, TX	3.0	2.5	1600	$2,300	$1.44	45d	1	0.49mi
1513 Colborne Dr Mesquite, TX	3.0	2.0	1805	$2,045	$1.13	45d	1	0.61mi
12719 Bluffview Dr Balch Springs, TX	3.0	2.5	1788	$2,300	$1.29	45d	1	0.67mi
1005 Chelsea Dr Mesquite, TX	3.0	2.0	1861	$2,200	$1.18	25d	1	0.70mi
1801 Wilkinson Rd Mesquite, TX	2.0	1.0	1396	$1,550	$1.11	45d	1	0.72mi
1029 Kory Dr Mesquite, TX	3.0	2.0	1463	$1,950	$1.33	45d	1	0.73mi
1626 Rancho Dr Mesquite, TX	4.0	2.0	2562	$2,419	$0.94	25d	1	0.82mi
1416 Poplar Dr Mesquite, TX	4.0	2.5	2052	$2,400	$1.17	45d	1	0.88mi
1104 Ashland Dr Mesquite, TX	3.0	1.0	1250	$1,625	$1.30	9d	1	0.94mi
2033 Spring Mills Rd Unit 1056398P Mesquite, TX	4.0	2.5	1872	$7,925	$4.23	0d	1	1.01mi
334 Freeman St Mesquite, TX	3.0	2.0	1330	$2,180	$1.64	9d	1	1.02mi
2113 Spring Mills Rd Mesquite, TX	4.0	3.0	1643	$3,500	$2.13	9d	1	1.07mi
2008 Valley Falls Ave Mesquite, TX	3.0	2.0	1674	$2,350	$1.40	3d	1	1.08mi
1602 Develon Dr Mesquite, TX	3.0	2.0	1251	$2,300	$1.84	45d	1	1.17mi
312 E Kimbrough St Mesquite, TX	4.0	2.0	1560	$2,100	$1.35	45d	1	1.18mi
815 Valleycreek Rd Mesquite, TX	3.0	2.0	1788	$2,500	$1.40	45d	1	1.29mi
711 Darnel Dr Mesquite, TX	4.0	2.0	1370	$1,939	$1.42	9d	1	1.34mi
1601 Hillwood Dr Mesquite, TX	3.0	2.0	1284	$2,095	$1.63	9d	1	1.39mi
1601 Chapman Dr Mesquite, TX	3.0	2.0	1306	$1,845	$1.41	14d	1	1.42mi
732 Versailles St Mesquite, TX	3.0	2.0	1325	$1,649	$1.24	9d	1	1.48mi
608 Robinlynn St Mesquite, TX	4.0	2.0	1716	$2,235	$1.30	45d	1	1.48mi
2724 Windswept Ln Mesquite, TX	3.0	2.0	1402	$2,300	$1.64	25d	1	1.49mi
716 Elm Falls Pl Mesquite, TX	3.0	2.0	2444	$2,300	$0.94	22d	1	1.49mi
1424 Savannah St Mesquite, TX	3.0	2.0	1462	$1,959	$1.34	18d	1	1.50mi

Listing history 3 events

1. 2026-04-30
   listed $240,000 Active 553-char remark
2. 2005-12-16
   soldstatus
3. 2001-12-19
   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: $6,637 · $553/mo
• Projected year-2 tax: $6,637 · $553/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 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: $25,880
• − Mortgage interest: −$13,444
• − Property taxes: −$6,637
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,070
• − Management: −$2,070
• − Depreciation: −$6,982
• Taxable loss: −$6,523
• Est. tax savings @ 24.0%: +$1,566
• After-tax cash flow: $-929/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

4 events — show timeline

• 2026-05-22 Pending — NTREIS
• 2026-04-30 Listed $240,000 NTREIS
• 2005-12-16 Sold (Public Records) — Public Records
• 2001-12-19 Sold (Public Records) — Public Records

Property tax history

+6.1%/yr

Latest (2025): $6,637 · +20.0% YoY. Source: county tax records.