2224 Abbey Ln · Mesquite, TX 75181

$224,000

4 bd · 2.5 ba · 1,948 sqft · Townhouse public records · 262 Days on market

Built 2015 3,615 sqft lot $115/sqft · 16% below area Est $266k · 16% under $155/mo HOA · 6% of rent ↓ 18% since listing

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Why this score? — see what drove the C 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 +19.1/30.0
• ARV discount +14.6/15.0
• 1% rule +7.5/10.0
• DSCR +6.0/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained 3-bedroom, 2.5-bath townhome located in the highly desirable Villages of Falcon’s Lair. Thoughtfully designed with an open-concept layout, this home offers both comfort and functionality for everyday living. The primary suite is conveniently situated on the main floor, providing privacy and ease of access, while the second level features two additional bedrooms and a versatile loft-style living area—perfect for a home office, game room, or media space. The kitchen is a standout, featuring rich cherry cabinetry, granite countertops, a large center island, and generous prep space—ideal for both casual meals and entertaining. The living area overlooks the backyard, where you’ll find a covered patio and fenced yard, creating a great space to unwind or host guests. The primary bathroom offers a spacious retreat with dual sinks, a walk-in shower, ceramic tile, and a dedicated linen closet. Residents of this well-kept community enjoy access to a neighborhood pool, attractive landscaping, and strong curb appeal throughout. Conveniently located within Mesquite ISD and close to shopping, dining, and major thoroughfares, this home combines comfort, style, and location. ***Some images have been virtually staged to illustrate the potential use of space; furnishings and décor are for visual purposes only.***

Key facts

• Spacious island
• Open floor plan
• Second living space

Tags

• OPEN FLOOR PLAN
• MASTER SUITE DOWNSTAIRS
• SECOND LIVING SPACE
• CHERRY CABINETS
• SPACIOUS ISLAND
• GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath townhouse listed at $224k.

Deal economics

• At list price, monthly cash flow is $239 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $224k).
• Recommended offer: $197k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: schools C-, 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.
• Market conditions: Rents flat; 597 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 30% of the median local income ($111k/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 262 days — a 12% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 262 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 1.25% ✓
• Cap rate: 7.57%
• Cash-on-cash: 4.57%
• DSCR: 1.20
• GRM: 6.7

CMA / ARV

• ARV (median comp): $266,143
• List price: $224,000
• Delta: -15.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2204 Abbey Ln	0.03mi	3/2.5 (-1)	1,967 (+1%)	14mo	$255,000	$130	80
2133 Cranberry Ct	0.11mi	3/2.5 (-1)	2,012 (+3%)	23mo	$284,900	$142	65

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 · 0.07% rent growth · sell at horizon

5-year hold

• IRR: -13.2%
• Equity multiple: 0.54×
• Total profit: $-28,794
• Equity at exit: $33,399

10-year hold

• IRR: -11.2%
• Equity multiple: 0.44×
• Total profit: $-35,244
• Equity at exit: $19,367

Cash invested: $62,720 (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 75181

• Home prices YoY: -9.4%
• Rents YoY: 0.1%
• Active inventory: 597
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,794 high
• Mortgage (P&I): −$1,175
• Tax from tax record: −$546 /mo · $6,549/yr
• Insurance: −$93
• HOA: −$155
• Vacancy / Maint / Mgmt: −$587
• Net cashflow: $239

Break-even live

Break-even rent $2,492

Max offer price $224,000

Occupancy floor 86%

Sensitivity live

Price	-10% $366	-5% $302	+0% $239	+5% $175	+10% $112
Rent	-10% $18	-5% $128	+0% $239	+5% $349	+10% $459
Rate	-1.0pp $352	-0.5pp $296	base $239	+0.5pp $181	+1.0pp $122

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: $56,000
• Closing costs: $6,720
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2313 Becard Dr Mesquite, TX	3.0	2.0	2193	$2,600	$1.19	44d	1	0.09mi
2409 Becard Dr Mesquite, TX	4.0	2.5	2611	$2,499	$0.96	44d	1	0.20mi
2013 Cranberry Ct Mesquite, TX	3.0	2.5	1584	$2,300	$1.45	2d	1	0.22mi
3613 Dove Ln Mesquite, TX	4.0	2.0	1858	$2,600	$1.40	16d	1	0.24mi
2224 Hummingbird Way Mesquite, TX	4.0	2.0	1949	$1,995	$1.02	25d	1	0.31mi
3545 Carriage Ave Mesquite, TX	4.0	2.0	1917	$2,950	$1.54	0d	1	0.31mi
2821 Shelduck Dr Mesquite, TX	4.0	2.0	1984	$2,850	$1.44	25d	1	0.50mi
2816 Blue Heron Dr Mesquite, TX	4.0	2.0	2065	$2,500	$1.21	9d	1	0.52mi
3012 Southern Hills Ln Mesquite, TX	4.0	2.0	1957	$2,700	$1.38	44d	1	0.56mi
2136 Walden Pl Mesquite, TX	3.0	2.0	1704	$2,250	$1.32	44d	1	0.66mi
2124 Amber Spgs Mesquite, TX	4.0	2.5	1950	$3,049	$1.56	14d	1	0.71mi
2824 Bent Brook Dr Mesquite, TX	3.0	2.0	1622	$1,945	$1.20	18d	1	0.73mi
2820 Bent Brook Dr Mesquite, TX	3.0	2.0	1360	$2,889	$2.12	25d	1	0.74mi
2008 Birch Bnd Mesquite, TX	3.0	2.0	1580	$2,799	$1.77	9d	1	0.77mi
2213 Creek Royal Dr Mesquite, TX	3.0	2.0	1505	$1,850	$1.23	44d	1	0.84mi
2213 Creek Royal Dr Mesquite, TX	3.0	2.0	1505	$1,850	$1.23	23d	1	0.84mi
2705 Hidden Springs Dr Mesquite, TX	3.0	2.0	1656	$2,280	$1.38	4d	1	0.87mi
2632 Bent Brook Dr Mesquite, TX	3.0	2.0	1622	$1,995	$1.23	6d	1	0.91mi
2524 Park Valley Dr Mesquite, TX	3.0	2.0	1360	$2,150	$1.58	0d	1	0.99mi
2338 Stillwater Dr Mesquite, TX	3.0	2.0	1765	$2,300	$1.30	22d	1	1.16mi
2321 Bent Brook Dr Mesquite, TX	3.0	2.0	2029	$2,460	$1.21	9d	1	1.21mi
2314 Stillwater Dr Mesquite, TX	4.0	2.0	1995	$2,600	$1.30	0d	1	1.23mi
2314 Stillwater Dr Mesquite, TX	4.0	2.0	1995	$2,600	$1.30	25d	1	1.23mi
2302 Highbank Dr Mesquite, TX	3.0	2.0	1783	$2,145	$1.20	44d	1	1.26mi
1615 Ariel Dr Mesquite, TX	4.0	2.0	2002	$3,200	$1.60	0d	1	1.35mi
1411 Sandalwood Dr Mesquite, TX	3.0	2.0	1491	$2,280	$1.53	0d	1	1.36mi
2600 Waterloo Ln Mesquite, TX	3.0	2.0	1460	$1,900	$1.30	44d	1	1.36mi
1417 Stillmeadow Dr Mesquite, TX	3.0	1.5	1251	$2,800	$2.24	0d	1	1.40mi
1411 Springwood Dr Mesquite, TX	4.0	2.5	1874	$2,081	$1.11	44d	1	1.46mi
1521 Cool Springs Dr Mesquite, TX	4.0	2.0	1924	$2,295	$1.19	25d	1	1.47mi

HOA detail

• Monthly dues: $155 · $1,860/yr
• Likely covers: landscapingpool

Listing history 23 events

1. 2026-06-21
   days on market $224,000 Active 262 DOM
2. 2026-06-18
   days on market $224,000 Active 259 DOM
3. 2026-06-17
   days on market $224,000 Active 258 DOM
4. 2026-06-16
   days on market $224,000 Active 257 DOM
5. 2026-06-15
   days on market $224,000 Active 256 DOM
6. 2026-06-13
   days on market $224,000 Active 254 DOM
7. 2026-06-13
   days on market $224,000 Active 253 DOM
8. 2026-06-09
   days on market $224,000 Active 250 DOM
9. 2026-06-08
   days on market $224,000 Active 249 DOM
10. 2026-06-07
    days on market $224,000 Active 248 DOM
11. 2026-06-04
    days on market $224,000 Active 245 DOM
12. 2026-06-03
    days on market $224,000 Active 244 DOM
13. 2026-06-02
    days on market $224,000 Active 243 DOM
14. 2026-06-01
    days on market $224,000 Active 242 DOM
15. 2026-05-31
    days on market $224,000 Active 241 DOM
16. 2026-05-19
    price $224,000 1400-char remark

    Show marketing remark (1400 chars)

    Welcome to this beautifully maintained 3-bedroom, 2.5-bath townhome located in the highly desirable Villages of Falcon’s Lair. Thoughtfully designed with an open-concept layout, this home offers both comfort and functionality for everyday living. The primary suite is conveniently situated on the main floor, providing privacy and ease of access, while the second level features two additional bedrooms and a versatile loft-style living area—perfect for a home office, game room, or media space. The kitchen is a standout, featuring rich cherry cabinetry, granite countertops, a large center island, and generous prep space—ideal for both casual meals and entertaining. The living area overlooks the backyard, where you’ll find a covered patio and fenced yard, creating a great space to unwind or host guests. The primary bathroom offers a spacious retreat with dual sinks, a walk-in shower, ceramic tile, and a dedicated linen closet. Residents of this well-kept community enjoy access to a neighborhood pool, attractive landscaping, and strong curb appeal throughout. Conveniently located within Mesquite ISD and close to shopping, dining, and major thoroughfares, this home combines comfort, style, and location. ***Some images have been virtually staged to illustrate the potential use of space; furnishings and décor are for visual purposes only.***

17. 2026-01-29
    price $238,000 1400-char remark

    Show marketing remark (1400 chars)

    Welcome to this beautifully maintained 3-bedroom, 2.5-bath townhome located in the highly desirable Villages of Falcon’s Lair. Thoughtfully designed with an open-concept layout, this home offers both comfort and functionality for everyday living. The primary suite is conveniently situated on the main floor, providing privacy and ease of access, while the second level features two additional bedrooms and a versatile loft-style living area—perfect for a home office, game room, or media space. The kitchen is a standout, featuring rich cherry cabinetry, granite countertops, a large center island, and generous prep space—ideal for both casual meals and entertaining. The living area overlooks the backyard, where you’ll find a covered patio and fenced yard, creating a great space to unwind or host guests. The primary bathroom offers a spacious retreat with dual sinks, a walk-in shower, ceramic tile, and a dedicated linen closet. Residents of this well-kept community enjoy access to a neighborhood pool, attractive landscaping, and strong curb appeal throughout. Conveniently located within Mesquite ISD and close to shopping, dining, and major thoroughfares, this home combines comfort, style, and location. ***Some images have been virtually staged to illustrate the potential use of space; furnishings and décor are for visual purposes only.***

18. 2025-10-02
    listed $244,000 Active 1400-char remark

    Show marketing remark (1400 chars)

    Welcome to this beautifully maintained 3-bedroom, 2.5-bath townhome located in the highly desirable Villages of Falcon’s Lair. Thoughtfully designed with an open-concept layout, this home offers both comfort and functionality for everyday living. The primary suite is conveniently situated on the main floor, providing privacy and ease of access, while the second level features two additional bedrooms and a versatile loft-style living area—perfect for a home office, game room, or media space. The kitchen is a standout, featuring rich cherry cabinetry, granite countertops, a large center island, and generous prep space—ideal for both casual meals and entertaining. The living area overlooks the backyard, where you’ll find a covered patio and fenced yard, creating a great space to unwind or host guests. The primary bathroom offers a spacious retreat with dual sinks, a walk-in shower, ceramic tile, and a dedicated linen closet. Residents of this well-kept community enjoy access to a neighborhood pool, attractive landscaping, and strong curb appeal throughout. Conveniently located within Mesquite ISD and close to shopping, dining, and major thoroughfares, this home combines comfort, style, and location. ***Some images have been virtually staged to illustrate the potential use of space; furnishings and décor are for visual purposes only.***

19. 2025-08-25
    historical
20. 2025-06-27
    price $254,000
21. 2025-06-02
    price $269,500
22. 2025-04-17
    listed $274,500 Active
23. 2016-03-08
    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: $6,549 · $546/mo
• Projected year-2 tax: $6,549 · $546/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 26 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,531
• − Mortgage interest: −$12,547
• − Property taxes: −$6,549
• − Insurance: −$1,120
• − Repairs & maintenance: −$2,683
• − Management: −$2,683
• − HOA: −$1,860
• − Depreciation: −$6,516
• Taxable loss: −$426
• Est. tax savings @ 24.0%: +$102
• After-tax cash flow: $2,967/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): 29,788
• Household income: $111,052
• Rent vs Own: 16.2% rent · 83.8% own
• Severe rent burden: 857.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Black 39% Hispanic / Latino 32% Two or more races 21% White 16% Asian 5% Native American 1%
• Hispanic origin (detail): Mexican 27% Puerto Rican 1%
• Common ancestry: Slovak 2% Italian 1%
• Foreign-born: 22% · Canada, Vietnam
• Languages at home: 64% English-only · Spanish 27% Tagalog/Filipino 3% Other Asian/Pacific 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: ▼ -26.63%
• Current HPI: 257.0959
• Rent YoY: ▲ 0.07%
• 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

• 2026-05-19 Price Changed $224,000 NTREIS
• 2026-01-29 Price Changed $238,000 NTREIS
• 2025-10-02 Listed $244,000 NTREIS
• 2025-08-25 Listing Removed — NTREIS
• 2025-06-27 Price Changed $254,000 NTREIS
• 2025-06-02 Price Changed $269,500 NTREIS
• 2025-04-17 Listed $274,500 NTREIS
• 2016-03-08 Sold (Public Records) — Public Records

Property tax history

+15.7%/yr

Latest (2025): $6,549 · -5.0% YoY. Source: county tax records.