FRANKLIN Plan · Mesquite, TX 75126

$269,990

5 bd · 2.5 ba · 1,892 sqft · SingleFamily · 124 Days on market

Good condition

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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 +4.3/30.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• 1% rule +0.4/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Franklin plan is one of our two-story homes featured in Maplewood Meadows in Talty, TX. This new home layout offers 2 classic front exteriors, 5 bedrooms, 2.5 baths, 2 car-garage and 1891 square feet of comfortable living. Step inside The Franklin to find an elongated foyer opening to an open concept living room, kitchen, and dining area. The gourmet kitchen faces the living area so you don't miss a thing while cooking and includes quartz counter tops, stainless steel appliances and shaker style cabinetry. The main bedroom is located toward the front of the home on the second story and features an attractive attached bathroom with a walk-in shower, quartz countertops, a grand walk-in closet and plenty of storage space. The second story includes all secondary bedrooms, and two full bathrooms. You'll have carpeted floors in every bedroom and sheet vinyl flooring in your bathrooms and utility room. Additional features include sheet vinyl flooring in entry, living room, and all wet areas, and quartz counter tops in all bathrooms. Contact us today and find your home in Maplewood Meadows by clicking the text with us button or the request information button.

Key facts

• Gourmet kitchen
• Walk-in shower
• Grand walk-in closet

Tags

• GOURMET KITCHEN
• QUARTZ COUNTER TOPS
• STAINLESS STEEL APPLIANCES
• SHAKER STYLE CABINETRY
• WALK-IN SHOWER
• GRAND WALK-IN CLOSET

🏗️ New construction. The $269,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $485,567.

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $270k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $261k (3.3% below list).
• Recommended offer: $238k (12.0% below list) — sets the bar for market timing.
• Cap rate 3.1% vs local median 4.4% in Mesquite — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: schools C-, crime F, commute F.
• Forney ISD (rural): math 41% / reading 44% proficiency, ranked #234 of 826 in TX (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.4%/yr); 2179 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,747 units permitted in Kaufman County in 2024 (180 in 5+ unit buildings).
• This rent runs 30% of the median local income ($104k/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 $3k of loan paydown is wiped out by about $15k of value loss. Plan a longer hold.
• Kaufman County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.

Recommended offer $237,591 (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 124 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.54% ✗
• Cap rate: 3.10%
• Cash-on-cash: -11.42%
• DSCR: 0.49
• GRM: 15.5

CMA / ARV

• ARV (median comp): $485,567
• List price: $269,990
• Delta: -44.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.42% rent growth · sell at horizon

5-year hold

• IRR: -38.9%
• Equity multiple: -0.21×
• Total profit: $-165,123
• Equity at exit: $72,400

10-year hold

• IRR: -71.4%
• Equity multiple: -0.96×
• Total profit: $-265,962
• Equity at exit: $41,983

Cash invested: $135,959 (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 75126

• Rents YoY: 1.4%
• Active inventory: 2179
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,610 medium
• Mortgage (P&I): −$2,546
• Tax est. 1.5%: −$607 /mo · $7,284/yr
• Insurance: −$202
• HOA: −$0
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $-1,294

Break-even live

Break-even rent $4,248

Max offer price $298,370

Occupancy floor —

Sensitivity live

Price	-10% $-958	-5% $-1,126	+0% $-1,294	+5% $-1,461	+10% $-1,629
Rent	-10% $-1,500	-5% $-1,397	+0% $-1,294	+5% $-1,191	+10% $-1,087
Rate	-1.0pp $-1,049	-0.5pp $-1,170	base $-1,294	+0.5pp $-1,419	+1.0pp $-1,548

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: $121,392
• Closing costs: $14,567
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1609 Duke Dr Crandall, TX	2.0–4.0	2.0–2.5	1614	$2,490	$1.54	2d	1	1.22mi

Listing history 16 events

1. 2026-06-18
   days on market $269,990 Active 124 DOM
2. 2026-06-17
   days on market $269,990 Active 123 DOM
3. 2026-06-16
   days on market $269,990 Active 122 DOM
4. 2026-06-15
   days on market $269,990 Active 121 DOM
5. 2026-06-13
   days on market $269,990 Active 119 DOM
6. 2026-06-13
   days on market $269,990 Active 118 DOM
7. 2026-06-09
   days on market $269,990 Active 115 DOM
8. 2026-06-08
   days on market $269,990 Active 114 DOM
9. 2026-06-07
   days on market $269,990 Active 113 DOM
10. 2026-06-04
    days on market $269,990 Active 110 DOM
11. 2026-06-03
    days on market $269,990 Active 109 DOM
12. 2026-06-02
    days on market $269,990 Active 108 DOM
13. 2026-06-01
    days on market $269,990 Active 107 DOM
14. 2026-05-31
    days on market $269,990 Active 106 DOM
15. 2026-04-04
    price $267,990 1173-char remark

    Show marketing remark (1173 chars)

    The Franklin plan is one of our two-story homes featured in Maplewood Meadows in Talty, TX. This new home layout offers 2 classic front exteriors, 5 bedrooms, 2.5 baths, 2 car-garage and 1891 square feet of comfortable living. Step inside The Franklin to find an elongated foyer opening to an open concept living room, kitchen, and dining area. The gourmet kitchen faces the living area so you don't miss a thing while cooking and includes quartz counter tops, stainless steel appliances and shaker style cabinetry. The main bedroom is located toward the front of the home on the second story and features an attractive attached bathroom with a walk-in shower, quartz countertops, a grand walk-in closet and plenty of storage space. The second story includes all secondary bedrooms, and two full bathrooms. You'll have carpeted floors in every bedroom and sheet vinyl flooring in your bathrooms and utility room. Additional features include sheet vinyl flooring in entry, living room, and all wet areas, and quartz counter tops in all bathrooms. Contact us today and find your home in Maplewood Meadows by clicking the text with us button or the request information button.

16. 2026-02-14
    listed $266,490 Active 1173-char remark

    Show marketing remark (1173 chars)

    The Franklin plan is one of our two-story homes featured in Maplewood Meadows in Talty, TX. This new home layout offers 2 classic front exteriors, 5 bedrooms, 2.5 baths, 2 car-garage and 1891 square feet of comfortable living. Step inside The Franklin to find an elongated foyer opening to an open concept living room, kitchen, and dining area. The gourmet kitchen faces the living area so you don't miss a thing while cooking and includes quartz counter tops, stainless steel appliances and shaker style cabinetry. The main bedroom is located toward the front of the home on the second story and features an attractive attached bathroom with a walk-in shower, quartz countertops, a grand walk-in closet and plenty of storage space. The second story includes all secondary bedrooms, and two full bathrooms. You'll have carpeted floors in every bedroom and sheet vinyl flooring in your bathrooms and utility room. Additional features include sheet vinyl flooring in entry, living room, and all wet areas, and quartz counter tops in all bathrooms. Contact us today and find your home in Maplewood Meadows by clicking the text with us button or the request information button.

ⓘ 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: $31,321
• − Mortgage interest: −$27,199
• − Property taxes: −$7,284
• − Insurance: −$2,428
• − Repairs & maintenance: −$2,506
• − Management: −$2,506
• − Depreciation: −$14,126
• Taxable loss: −$24,727
• Est. tax savings @ 24.0%: +$5,934
• After-tax cash flow: $-9,590/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 None rehab

This two-story home in Mesquite, TX is in good condition with modern finishes and a well-maintained exterior. It offers a good investment opportunity with potential for minor updates to enhance its curb appeal and value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers
• Both Add smart home features — Smart home features can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers ↑
• Both Add smart home features — Smart home features can increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Forney ISD
• NCES district ID: 4819560
• Math proficiency: 41% ▼ -20.00%
• Reading proficiency: 44% ▼ -12.00%
• Median HH income: $86,679
• Composite: 40.07/100
• National rank: #3812
• State rank: #234 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

• County: Kaufman County · 122,338 people
• City population: 150,788
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 84,799
• Household income: $103,673
• Rent vs Own: 19.5% rent · 80.5% own
• Severe rent burden: 1306.0

Population outlook (Kaufman County) Hauer SSP2

• Today (2025): 138,716 people
• By 2030: 150,815 · +8.7%
• By 2040: 174,877 · +26.1%
• By 2050: 198,020 · +42.8%
• By 2075: 251,908 · +81.6%
• By 2100: 285,325 · +105.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 45% Black 25% Hispanic / Latino 23% Two or more races 14% Asian 3%
• Hispanic origin (detail): Mexican 18% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 1% Portuguese 1%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 79% English-only · Spanish 14% Arabic 1% Vietnamese 1%

Political lean MEDSL · Kaufman

• 2024 margin: Strong R (+27.9) · D 35.6% · R 63.5%
• 2008→2024 swing: +7.9pp toward D · 2008: -35.8pp · 2024: -27.9pp
• All cycles: 2024: R+27.9 2020: R+33.9 2016: R+47.0 2012: R+44.4 2008: R+35.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -102.93%
• Current HPI: 148.5749
• Rent YoY: ▲ 1.42%
• 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

+0.6% since first listed

2 events — show timeline

• 2026-04-04 Price Changed $267,990 Zillow
• 2026-02-14 Listed $266,490 Zillow