3739 Susan Dr · Mesquite, TX 75150

$145,000

3 bd · 1.0 ba · 1,348 sqft · SingleFamily public records · 1 Days on market

Built 1959 0.30 ac lot Est $264k · 45% under

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Why this score? — see what drove the B- 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 +23.0/30.0
• ARV discount +15.0/15.0
• 1% rule +8.4/10.0
• DSCR +7.4/10.0
• 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

Listing remarks MLS

Nice starter home convenient to downtown Eastfield College, Town East, etc. Cute 3-bedroom, 1.5-bath on large lot at end of street with carport, large living and dining spaces, formal dining area and parquet-board flooring in hallway and bedrooms. Lots of closet & storage space. Metal shed in big, fenced back yard. Washer & Dryer Stay & furniture is negotiable. Pecan tree in back yard produces excellent pecans. Close to schools.

Key facts

• Spacious backyard
• Large kitchen
• Convenient location

Tags

• OPEN-CONCEPT LAYOUT
• SPACIOUS UTILITY AND MUD ROOM
• LARGE KITCHEN
• SPACIOUS BACKYARD
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Offers considered: Cash or 1031 Exchange; Possession negotiable; Standard listing conditions; Exclusions: curtains & rods, alarm systems, TVs, speakers, mounts, smart accessories
• HOA & community: No association

Exterior

• Parking: Attached carport; Covered parking (1 space); Carport for 1 vehicle; No enclosed garage spaces
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; Residential property; One story; Not attached to another property
• Construction: Brick and vinyl siding construction; Composition roof; Slab foundation; Built in 1959
• Exterior features: Storage; Chain link fencing; Large backyard with grass; Many trees; Grassed vegetation

Interior

• Kitchen: Electric range; Electric water heater
• Bedrooms: 4 bedrooms (all on the main level); Primary bedroom on the main level
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air; Ceiling fan(s); Electric heating
• Interior features: Cable TV available; High-speed internet available; Walk-in closet(s); One living area; One dining area; Total of 9 rooms; One-level layout
• Laundry & utility: Full-size washer/dryer area on site; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Cap rate 8.4% 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: 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: Motley El (math 47% / reading 47%, grade D-, #1,006 of 4,322 statewide, top 25%, 241 students, 90% FRL) — zoned schools average 90% FRL vs 63% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 47% at this address vs 34% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Mesquite ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents flat; 186 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 36% of the median local income ($65k/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 $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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 18y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; flood insurance adds $66/mo; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $145,000

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
7. 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.
8. 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: 1.34% ✓
• Cap rate: 8.42%
• Cash-on-cash: 7.58%
• DSCR: 1.34
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $264,208
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3700 Susan Dr	0.12mi	4/2.5 (+1)	1,369 (+2%)	6mo	$245,000	$179	76
3601 Statler Dr	0.44mi	3/1.5	1,310 (-3%)	1mo	$175,000	$134	72
3717 Sheryl Dr	0.14mi	4/2.0 (+1)	1,270 (-6%)	6mo	$265,000	$209	69
3420 Bahamas Dr	0.62mi	3/1.0	1,312 (-3%)	1mo	$160,000	$122	66
3432 Hilton Dr	0.39mi	3/2.0	1,255 (-7%)	1mo	$239,900	$191	66
8905 La Prada Dr	0.60mi	3/2.5	1,352 (+0%)	2mo	$275,000	$203	64
9005 La Prada Dr	0.62mi	3/2.0	1,392 (+3%)	5mo	$285,000	$205	58
3517 Gray Dr	0.43mi	3/1.5	1,190 (-12%)	2mo	$168,000	$141	57
3332 Sidney Dr	0.70mi	4/2.0 (+1)	1,319 (-2%)	0mo	$285,000	$216	55
3416 Moon Dr	0.56mi	3/1.5	1,200 (-11%)	1mo	$235,000	$196	53
3704 Sidney Dr	0.57mi	3/2.0	1,480 (+10%)	5mo	$295,000	$199	49
3419 Palm Dr	0.72mi	4/3.0 (+1)	1,428 (+6%)	3mo	$254,999	$179	41

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 · 0.4% rent growth · sell at horizon

5-year hold

• IRR: -11.3%
• Equity multiple: 0.60×
• Total profit: $-16,094
• Equity at exit: $21,620

10-year hold

• IRR: -7.7%
• Equity multiple: 0.59×
• Total profit: $-16,716
• Equity at exit: $12,537

Cash invested: $40,600 (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 75150

• Home prices YoY: -33.8%
• Rents YoY: 0.4%
• Active inventory: 186
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,939 high
• Mortgage (P&I): −$760
• Tax from tax record: −$454 /mo · $5,453/yr
• Insurance: −$60
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $190

Break-even live

Break-even rent $1,698

Max offer price $145,000

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3532 Hilton Dr Mesquite, TX	3.0	1.5	1216	$1,690	$1.39	3d	1	0.35mi
3622 Gray Dr Mesquite, TX	3.0	2.0	1786	$2,200	$1.23	8d	1	0.37mi
3315 Kensington Dr Mesquite, TX	3.0	2.0	1641	$1,900	$1.16	44d	1	0.41mi
3531 Bonita Vista Cir Mesquite, TX	4.0	2.0	1358	$1,950	$1.44	24d	1	0.43mi
3531 Bonita Vista Cir Mesquite, TX	4.0	2.0	1358	$1,950	$1.44	13d	1	0.43mi
3703 Byrd Dr Mesquite, TX	3.0	1.5	1702	$2,150	$1.26	3d	1	0.46mi
3500 Statler Dr Mesquite, TX	3.0	2.0	1557	$1,895	$1.22	24d	1	0.50mi
3404 Gray Dr Mesquite, TX	4.0	2.0	1516	$2,150	$1.42	13d	1	0.51mi
3206 Heather Glen Dr Mesquite, TX	4.0	2.0	1708	$4,800	$2.81	1d	1	0.52mi
3110 Berkshire Dr Mesquite, TX	3.0	2.0	1755	$2,183	$1.24	8d	1	0.56mi
3008 Scottsbluff Dr Dallas, TX	4.0	2.0	1220	$2,200	$1.80	20d	1	0.58mi
3412 Beth Dr Mesquite, TX	3.0	1.0	1148	$1,795	$1.56	44d	1	0.61mi
3520 Sidney Dr Mesquite, TX	4.0	3.0	1400	$2,150	$1.54	44d	1	0.62mi
3512 Bahamas Dr Mesquite, TX	3.0	2.0	1455	$1,795	$1.23	12d	1	0.62mi
3512 Bahamas Dr Mesquite, TX	3.0	2.0	1455	$1,795	$1.23	21d	1	0.62mi
3512 Bahamas Dr Mesquite, TX	3.0	2.0	1455	$1,795	$1.23	24d	1	0.62mi
8411 La Prada Dr Dallas, TX	1.0–3.0	1.0–2.0	825	$1,305	$1.58	2d	23	0.65mi
3720 Oates Dr Mesquite, TX	1.0–2.0	1.0–2.0	878	$1,358	$1.55	24d	2	0.69mi
8383 La Prada Dr Dallas, TX	1.0–2.0	1.0–2.0	910	$1,545	$1.70	8d	10	0.70mi
8702 Shiloh Rd Dallas, TX	2.0–4.0	1.0–2.0	1070	$1,592	$1.49	44d	1	0.79mi
4313 Flamingo Way Mesquite, TX	3.0	2.0	1482	$2,200	$1.48	8d	1	0.86mi
4244 Flamingo Way Mesquite, TX	3.0	2.0	1500	$2,150	$1.43	44d	1	0.88mi
2729 Lockhart Ave Dallas, TX	3.0	2.0	1238	$2,300	$1.86	19d	1	0.89mi
2729 Lockhart Ave Unit NA Dallas, TX	3.0	2.0	1238	$2,300	$1.86	24d	1	0.89mi
2605 John West Rd Dallas, TX	2.0	2.0	950	$1,223	$1.29	2d	6	0.90mi
4228 Flamingo Way Mesquite, TX	3.0	2.0	1240	$1,898	$1.53	44d	1	0.91mi
3022 Larry Dr Dallas, TX	3.0	2.0	1125	$1,949	$1.73	2d	1	0.95mi
2626 John West Rd Mesquite, TX	1.0–3.0	1.0–2.0	885	$1,557	$1.76	2d	17	0.97mi
2523 Gross Rd Dallas, TX	3.0	1.0	1025	$1,650	$1.61	44d	1	0.98mi
2539 Hillsboro Ave Dallas, TX	3.0	1.5	1438	$1,800	$1.25	44d	1	0.98mi
3253 Millmar Dr Dallas, TX	3.0	2.0	1268	$1,795	$1.42	18d	1	1.00mi
2506 Hillsboro Ave Dallas, TX	4.0	1.5	1234	$2,200	$1.78	22d	1	1.05mi
2938 Healey Dr Dallas, TX	3.0	2.0	1400	$2,095	$1.50	44d	1	1.06mi
4437 Scottsdale Dr Mesquite, TX	4.0	3.0	1300	$1,950	$1.50	4d	1	1.07mi
2808 Belhaven Dr Mesquite, TX	3.0	1.5	1199	$1,695	$1.41	2d	1	1.12mi
2346 Hillsboro Ave Dallas, TX	3.0	2.0	1226	$1,900	$1.55	8d	1	1.16mi
3511 Casa Ridge Dr Mesquite, TX	4.0	1.5	1276	$1,759	$1.38	8d	1	1.17mi
2314 Blyth Dr Dallas, TX	3.0	1.0	1203	$1,650	$1.37	18d	1	1.19mi
2021 Aloha Dr Mesquite, TX	3.0	2.0	1556	$2,200	$1.41	44d	1	1.20mi
3718 Gus Thomasson Rd Mesquite, TX	1.0–2.0	1.0–2.0	752	$1,515	$2.01	2d	44	1.20mi

Listing history 7 events

1. 2026-05-18
   listed $145,000 Active
2. 2026-05-06
   soldstatus
3. 2009-02-12
   soldstatus
4. 2008-06-24
   soldstatus
5. 2008-06-18
   soldstatus 450-char remark

   Show marketing remark (450 chars)

   Nice starter home convenient to downtown Eastfield College, Town East, etc. Cute 3-bedroom, 1.5-bath on large lot at end of street with carport, large living and dining spaces, formal dining area and parquet-board flooring in hallway and bedrooms. Lots of closet & storage space. Metal shed in big, fenced back yard. Washer & Dryer Stay & furniture is negotiable. Pecan tree in back yard produces excellent pecans. Close to schools.

6. 2008-05-12
   historical 450-char remark

   Show marketing remark (450 chars)

   Nice starter home convenient to downtown Eastfield College, Town East, etc. Cute 3-bedroom, 1.5-bath on large lot at end of street with carport, large living and dining spaces, formal dining area and parquet-board flooring in hallway and bedrooms. Lots of closet & storage space. Metal shed in big, fenced back yard. Washer & Dryer Stay & furniture is negotiable. Pecan tree in back yard produces excellent pecans. Close to schools.

7. 2008-03-29
   listed $51,900 450-char remark

   Show marketing remark (450 chars)

   Nice starter home convenient to downtown Eastfield College, Town East, etc. Cute 3-bedroom, 1.5-bath on large lot at end of street with carport, large living and dining spaces, formal dining area and parquet-board flooring in hallway and bedrooms. Lots of closet & storage space. Metal shed in big, fenced back yard. Washer & Dryer Stay & furniture is negotiable. Pecan tree in back yard produces excellent pecans. Close to schools.

ⓘ 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: $5,453 · $454/mo
• Projected year-2 tax: $5,453 · $454/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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,268
• − Mortgage interest: −$8,122
• − Property taxes: −$5,453
• − Insurance: −$1,522
• − Repairs & maintenance: −$1,861
• − Management: −$1,861
• − Depreciation: −$4,218
• Taxable income: $229
• Est. tax owed @ 24.0%: −$55
• After-tax cash flow: $2,226/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): 62,738
• Household income: $65,440
• Rent vs Own: 48.6% rent · 51.4% own
• Severe rent burden: 3609.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 47% White 27% Two or more races 21% Black 21% Asian 3%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Slovak 1% Lithuanian 1% Serbian 1%
• Foreign-born: 20% · Canada, Vietnam, China
• Languages at home: 56% English-only · Spanish 40% Other Asian/Pacific 1% Arabic 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: ▼ -172.95%
• Current HPI: 338.3934
• Rent YoY: ▲ 0.40%
• 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

+179.4% since first listed

7 events — show timeline

• 2026-05-18 Listed $145,000 NTREIS
• 2026-05-06 Sold (Public Records) — Public Records
• 2009-02-12 Sold (Public Records) — Public Records
• 2008-06-24 Sold (Public Records) — Public Records
• 2008-06-18 Sold (MLS) — NTREIS
• 2008-05-12 Listing Removed — NTREIS
• 2008-03-29 Listed $51,900 NTREIS

Property tax history

+6.2%/yr

Latest (2025): $5,453 · +1.1% YoY. Source: county tax records.