1213 Redman Ave · Mesquite, TX 75149

$209,500

2 bd · 2.0 ba · 1,225 sqft · MultiFamily public records · 1 Days on market

Built 2006 4,182 sqft lot $46/mo HOA · 3% of rent

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Cute half duplex with open floor plan and large fenced backyard. Ceramic tile flooring throughout. Master suite with attached bathroom. Sprinkler system. Front attached two car garage. Close to amenities and schools. Property being SOLD AS-IS. No sellers disclosure or survey on file. Buyer to verify all information and schools.

Key facts

• 4,182 sq ft lot
• 2 garage spots
• Built 2006

Property features AI

Finance

• Other: Property type: Residential; Property subtype: Single Family Residence; Restrictions include: No livestock, no mobile home, no smoking, no sublease, no waterbeds
• HOA & community: Mandatory HOA (Pleasant Ridge HOA); Annual association fee of 550 (management fees included)

Exterior

• Parking: Attached 2-car garage; 2-car carport
• Security: Smoke detector(s)
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; One level; Attached property
• Construction: Brick construction; Built in 2006; Preowned
• Exterior features: Wood fencing

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave
• Bedrooms: 3 bedrooms (primary bedroom on level 1)
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Walk-in closet(s); Ceiling fan(s); Window coverings
• Laundry & utility: Full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $210k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Cap rate 12.6% 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: Hanby El (math 35% / reading 30%, grade F, #2,234 of 4,322 statewide, top 52%, 756 students, 90% FRL) — zoned schools average 90% FRL vs 63% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 340 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• At $3,422/mo this rent would consume 58% of the median local household income ($71k/yr) (locally 2266% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 0.2% rent growth), your $59k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 16y 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

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $209,500

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.63% ✓
• Cap rate: 12.59%
• Cash-on-cash: 22.48%
• DSCR: 2.00
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.22% rent growth · sell at horizon

5-year hold

• IRR: 12.0%
• Equity multiple: 1.46×
• Total profit: $26,869
• Equity at exit: $31,237

10-year hold

• IRR: 18.5%
• Equity multiple: 2.33×
• Total profit: $77,962
• Equity at exit: $18,114

Cash invested: $58,660 (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: 340
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $3,422 high
• Mortgage (P&I): −$1,099
• Tax from tax record: −$373 /mo · $4,472/yr
• Insurance: −$87
• HOA: −$46
• Vacancy / Maint / Mgmt: −$719
• Net cashflow: $1,099

Break-even live

Break-even rent $2,031

Max offer price $209,500

Occupancy floor 63%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,422
Total (2 units)			$3,422

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: $52,375
• Closing costs: $6,285
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1232 Redman Ave Mesquite, TX	3.0	2.0	1250	$1,750	$1.40	44d	1	0.03mi
1213 Redman Ave Mesquite, TX	3.0	2.0	1225	$1,650	$1.35	13d	1	0.03mi
1149 Redman Ave Mesquite, TX	3.0	2.0	1225	$1,750	$1.43	44d	1	0.11mi
2225 Janice St Mesquite, TX	3.0	1.5	1392	$1,695	$1.22	24d	1	0.39mi
1504 Valley View St Mesquite, TX	3.0	1.0	1240	$1,621	$1.31	8d	1	0.44mi
1504 Valley View St Mesquite, TX	3.0	1.0	1240	$1,555	$1.25	3d	1	0.44mi
1529 Longview St Mesquite, TX	3.0	1.5	1160	$1,695	$1.46	44d	1	0.55mi
1528 Longview St Mesquite, TX	3.0	1.0	989	$1,790	$1.81	17d	1	0.57mi
2020 Ridgeview Plz Mesquite, TX	3.0	2.0	1355	$2,000	$1.48	44d	1	0.69mi
1021 Irene Dr Mesquite, TX	3.0	1.0	1065	$1,745	$1.64	3d	1	0.78mi
804 W Grubb Dr Mesquite, TX	3.0	1.5	1314	$1,800	$1.37	12d	1	0.84mi
817 Denmark Dr Mesquite, TX	3.0	2.0	1229	$1,625	$1.32	8d	1	0.90mi
1218 Gate Lane Dr Mesquite, TX	3.0	1.0	950	$1,495	$1.57	17d	1	0.92mi
1218 Gate Lane Dr Mesquite, TX	3.0	1.0	950	$1,495	$1.57	24d	1	0.92mi
822 Colchester Dr Mesquite, TX	2.0	2.0	1064	$1,650	$1.55	8d	1	0.95mi
940 W Kearney St Mesquite, TX	1.0	2.0	779	$1,000	$1.28	44d	1	0.97mi
19200 Lyndon B Johnson Fwy Mesquite, TX	2.0	1.0–2.0	780	$1,520	$1.95	2d	12	0.98mi
701 Lee St Unit 2A Mesquite, TX	2.0	1.5	1073	$1,600	$1.49	13d	1	0.98mi
2632 Sybil Dr Mesquite, TX	3.0	1.5	988	$1,645	$1.66	44d	1	1.00mi
1409 Range Dr Mesquite, TX	1.0	1.0	700	$1,294	$1.85	44d	1	1.00mi
732 Versailles St Mesquite, TX	3.0	2.0	1325	$1,649	$1.24	8d	1	1.03mi
1413 Range Dr Mesquite, TX	1.0	1.0	700	$1,156	$1.65	44d	1	1.04mi
901 US Highway 80 E Mesquite, TX	1.0–3.0	1.0–2.0	1039	$1,467	$1.41	2d	34	1.04mi
2101 US Highway 80 E Mesquite, TX	1.0–2.0	1.0–2.0	831	$1,463	$1.76	1d	31	1.05mi
2605 Franklin Dr Mesquite, TX	1.0–2.0	1.0–2.0	847	$1,650	$1.95	5d	1	1.07mi
400 Highland Village Dr Unit 464 Mesquite, TX	1.0	1.0	700	$1,250	$1.79	17d	1	1.11mi
400 Highland Village Dr Unit 649 Mesquite, TX	2.0	1.0	853	$1,425	$1.67	13d	1	1.11mi
400 Highland Village Dr Unit 633 Mesquite, TX	2.0	1.0	853	$1,480	$1.74	44d	1	1.11mi
400 Highland Village Dr Unit 565 Mesquite, TX	2.0	1.0	953	$1,399	$1.47	44d	1	1.11mi
400 Highland Village Dr Unit 212 Mesquite, TX	1.0	1.0	780	$1,380	$1.77	13d	1	1.11mi
400 Highland Village Dr Unit 520 Mesquite, TX	2.0	1.0	953	$1,349	$1.42	44d	1	1.11mi
2317 Spiceberry Ln Mesquite, TX	3.0	2.0	1300	$1,695	$1.30	8d	1	1.18mi
1513 Liberty Ln Mesquite, TX	3.0	2.5	1393	$1,925	$1.38	8d	1	1.19mi
1917 Buffalo Hill Dr Mesquite, TX	3.0	2.5	1409	$2,300	$1.63	24d	1	1.19mi
226 Wilderness Trl Mesquite, TX	2.0	2.0	1136	$1,650	$1.45	44d	1	1.20mi
112 Derby Ln Mesquite, TX	3.0	1.0	1104	$1,650	$1.49	17d	1	1.27mi
115 Wilderness Trl Mesquite, TX	3.0	2.0	1350	$1,845	$1.37	44d	1	1.28mi
2001 Juniper Pass Way Mesquite, TX	3.0	2.5	1409	$2,200	$1.56	24d	1	1.35mi
1809 Baker Dr Mesquite, TX	1.0–2.0	1.0–2.0	874	$1,431	$1.64	44d	3	1.38mi
211 Athel Dr Mesquite, TX	3.0	2.0	1362	$2,100	$1.54	8d	1	1.41mi

HOA detail

• Monthly dues: $46 · $552/yr

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $209,500 Active 1 DOM

ⓘ 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: $4,472 · $373/mo
• Projected year-2 tax: $4,472 · $373/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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 25 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: $41,064
• − Mortgage interest: −$11,735
• − Property taxes: −$4,472
• − Insurance: −$1,048
• − Repairs & maintenance: −$3,285
• − Management: −$3,285
• − HOA: −$552
• − Depreciation: −$6,095
• Taxable income: $10,592
• Est. tax owed @ 24.0%: −$2,542
• After-tax cash flow: $10,643/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

+179.7% since first listed

9 events — show timeline

• 2026-06-18 Listed $209,500 NTREIS
• 2026-06-16 Rental Removed $1,650 NTREIS
• 2026-06-05 Listed for Rent $1,650 NTREIS
• 2024-05-04 Rental Removed $1,600 NTREIS
• 2024-04-25 Listed for Rent $1,600 NTREIS
• 2011-01-14 Sold (Public Records) — Public Records
• 2010-11-12 Sold (MLS) — NTREIS
• 2010-10-28 Pending — NTREIS
• 2010-09-23 Listed $74,900 NTREIS

Property tax history

+2.3%/yr

Latest (2025): $4,472 · +6.5% YoY. Source: county tax records.