Corpus Plan · Mesquite, TX 75181

$284,999

4 bd · 2.0 ba · 1,566 sqft · SingleFamily · 204 Days on market

Good condition 2-car garage

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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).

• Cash flow +8.1/30.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

This single-story home has a warm layout that makes smart use of the available space. Three bedrooms share a bathroom in the hall at the front of the home, while down the hall is the open concept living area which features access to a covered patio. The owner's suite is tucked into the back corner for maximum privacy and features a full bathroom and walk-in closet.

Key facts

• Full bathroom
• Walk-in closet
• Covered patio

Tags

• OPEN CONCEPT LIVING AREA
• COVERED PATIO
• OWNER'S SUITE
• FULL BATHROOM
• WALK-IN CLOSET

🏗️ New construction. The $284,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $364,839.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $285k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-351 ($-4k/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 $275k (3.6% below list).
• Recommended offer: $251k (12.0% below list) — sets the bar for market timing.

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: Gentry El (math 34% / reading 40%, grade F, #1,769 of 4,322 statewide, top 44%, 637 students, 79% FRL); Berry Middle (math 45% / reading 41%, grade D-, #540 of 1,662 statewide, top 33%, 579 students, 76% FRL); Horn H S (math 41% / reading 36%, grade F, #866 of 1,632 statewide, top 54%, 3,029 students, 74% FRL).
• Market conditions: Rents flat; 858 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 64d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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 204 days — a 12% lower offer ($251k) is reasonable based on typical stale-listing flexibility.

Recommended offer $250,799 (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 204 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.75% ✗
• Cap rate: 5.14%
• Cash-on-cash: -4.12%
• DSCR: 0.82
• GRM: 11.1

CMA / ARV

• ARV (median comp): $364,839
• List price: $284,999
• Delta: -21.88%
• 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
1905 Hazel Lily Run	0.37mi	3/2.0 (-1)	1,643 (+5%)	1mo	$400,186	$244	68
2213 Hazel Lily Run	0.38mi	4/2.0	1,713 (+9%)	4mo	$383,000	$224	63
2005 Lone Oak Trl	0.47mi	4/2.0	1,696 (+8%)	3mo	$370,999	$219	62
2028 Osage Trl	0.73mi	3/2.0 (-1)	1,558 (-0%)	1mo	$303,990	$195	59
2032 Osage Trl	0.73mi	3/2.0 (-1)	1,571 (+0%)	2mo	$319,990	$204	59
2008 Osage Trl	0.73mi	3/2.0 (-1)	1,571 (+0%)	4mo	$307,990	$196	57
2013 Osage Trl	0.73mi	3/2.0 (-1)	1,510 (-4%)	3mo	$309,990	$205	52
2009 Osage Trl	0.73mi	3/2.0 (-1)	1,649 (+5%)	0mo	$298,990	$181	52
2049 Paradise Valley Dr	0.74mi	3/2.0 (-1)	1,475 (-6%)	0mo	$305,535	$207	50
2005 Osage Trl	0.73mi	3/2.0 (-1)	1,649 (+5%)	3mo	$312,990	$190	50
2012 Osage Trl	0.73mi	3/2.0 (-1)	1,649 (+5%)	3mo	$308,990	$187	50
2514 Decoy Dr	0.58mi	4/2.0	1,778 (+14%)	2mo	$279,900	$157	49

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: -26.6%
• Equity multiple: 0.13×
• Total profit: $-89,295
• Equity at exit: $54,399

10-year hold

• IRR: -37.9%
• Equity multiple: -0.34×
• Total profit: $-136,817
• Equity at exit: $31,545

Cash invested: $102,155 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 70 active · 25 under contract
• Months of supply: 16.8 mo (6%/mo absorbed)
• Median asking: $326,990 ($197/sqft)
• Median days on market: 122 d
• This list price: 7% of active listings are priced below it
• ARV vs active asking: +18.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75181

• Home prices YoY: -9.4%
• Rents YoY: 0.1%
• Active inventory: 858
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,747 high
• Mortgage (P&I): −$1,913
• Tax est. 1.5%: −$456 /mo · $5,473/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$577
• Net cashflow: $-351

Break-even live

Break-even rent $3,192

Max offer price $314,067

Occupancy floor —

Sensitivity live

Price	-10% $-99	-5% $-225	+0% $-351	+5% $-477	+10% $-603
Rent	-10% $-568	-5% $-459	+0% $-351	+5% $-242	+10% $-134
Rate	-1.0pp $-167	-0.5pp $-258	base $-351	+0.5pp $-445	+1.0pp $-542

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: $91,210
• Closing costs: $10,945
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2004 Poppy Way Mesquite, TX	3.0	2.0	1572	$2,700	$1.72	184d	1	0.32mi
2616 Widgeon Way Mesquite, TX	3.0	2.0	1619	$2,800	$1.73	10d	1	0.60mi
2616 Widgeon Way Mesquite, TX	3.0	2.0	1619	$2,800	$1.73	27d	1	0.60mi
2516 Buck Dr Mesquite, TX	3.0	2.0	1562	$2,850	$1.82	65d	1	0.64mi
2528 Widgeon Way Mesquite, TX	3.0	2.0	2223	$2,609	$1.17	2d	1	0.65mi
2324 Cantura Dr Mesquite, TX	4.0	2.0	2190	$2,500	$1.14	10d	1	0.67mi
2508 Hawk Dr Mesquite, TX	3.0	2.0	1771	$2,200	$1.24	10d	1	0.70mi
2508 Hawk Dr Mesquite, TX	3.0	2.0	1771	$2,225	$1.26	75d	1	0.70mi
1633 Bette Dr Mesquite, TX	3.0	2.0	1548	$1,800	$1.16	3d	1	0.74mi
2108 Osage Trl Mesquite, TX	3.0	2.0	1571	$2,600	$1.65	89d	1	0.75mi
1809 Osage Trl Mesquite, TX	4.0	2.0	2022	$2,599	$1.29	158d	1	0.77mi
1805 Osage Trl Mesquite, TX	4.0	2.0	1915	$2,795	$1.46	0d	1	0.77mi
2600 Waterloo Ln Mesquite, TX	3.0	2.0	1460	$1,900	$1.30	184d	1	0.82mi
1813 Bette Dr Mesquite, TX	4.0	2.0	1548	$2,241	$1.45	78d	1	0.82mi
1729 Hazer Ln Mesquite, TX	3.0	2.0	1498	$2,400	$1.60	161d	1	0.83mi
1816 Lemonwood Cir Mesquite, TX	3.0	2.0	1178	$1,900	$1.61	10d	1	0.92mi
808 Creekside Dr Mesquite, TX	3.0	2.0	1886	$2,200	$1.17	95d	1	0.96mi
2008 Cheshire Ct Mesquite, TX	3.0	2.0	2003	$3,675	$1.83	130d	1	0.99mi
815 Valleycreek Rd Mesquite, TX	3.0	2.0	1788	$2,500	$1.40	184d	1	1.02mi
1332 Nimitz Way Mesquite, TX	4.0	2.0	2109	$2,155	$1.02	50d	1	1.02mi
1309 Dawson Way Mesquite, TX	4.0	2.0	1952	$2,225	$1.14	51d	1	1.05mi
1309 Dawson Way Mesquite, TX	4.0	2.0	1952	$2,222	$1.14	148d	1	1.05mi
1320 Junction Run Mesquite, TX	3.0	2.0	1791	$2,395	$1.34	113d	1	1.06mi
1320 Junction Run Mesquite, TX	3.0	2.0	1791	$2,450	$1.37	130d	1	1.06mi
1427 Caladium Dr Mesquite, TX	3.0	2.0	1471	$2,115	$1.44	41d	1	1.11mi
1424 Junction Run Mesquite, TX	3.0	2.0	1389	$2,695	$1.94	87d	1	1.11mi
1424 Junction Run Mesquite, TX	3.0	2.0	1389	$2,400	$1.73	10d	1	1.11mi
1424 Junction Run Mesquite, TX	3.0	2.0	1389	$2,400	$1.73	19d	1	1.11mi
1348 Virgie Joe Dr Mesquite, TX	3.0	1.5	1113	$1,579	$1.42	3d	1	1.13mi
1513 Lone Star Ct Mesquite, TX	4.0	2.0	1791	$3,500	$1.95	10d	1	1.13mi
706 Valleycreek Rd Mesquite, TX	3.0	2.0	1390	$2,225	$1.60	95d	1	1.13mi
1349 Rutherford Dr Mesquite, TX	3.0	2.0	1968	$2,095	$1.06	116d	1	1.14mi
1349 Rutherford Dr Mesquite, TX	3.0	2.0	1352	$1,900	$1.41	16d	1	1.14mi
1349 Rutherford Dr Mesquite, TX	3.0	2.0	1352	$1,900	$1.41	10d	1	1.14mi
1608 Willow Crk Mesquite, TX	3.0	2.0	1934	$2,323	$1.20	99d	1	1.16mi
2505 Ash Crk Mesquite, TX	4.0	2.0	2189	$2,395	$1.09	2d	1	1.18mi
1045 Cavern Dr Mesquite, TX	3.0	2.0	1659	$2,095	$1.26	64d	1	1.21mi
2521 Ash Crk Mesquite, TX	3.0	2.0	1512	$2,600	$1.72	63d	1	1.22mi
2520 Walnut Creek Dr Mesquite, TX	4.0	2.0	1942	$2,545	$1.31	0d	1	1.24mi
2749 Ingram Cir Mesquite, TX	3.0	2.0	1791	$1,899	$1.06	117d	1	1.24mi

Property features AI

Finance

• Financial info: List price $304,999

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: New construction plan named "Corpus"Single-family property (Plan)
• Exterior features: Living area of 1,566

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area

Listing history 50 events

1. 2026-11-08
   days on market $284,999 Active 204 DOM
2. 2026-11-07
   days on market $284,999 Active 203 DOM
3. 2026-11-06
   days on market $284,999 Active 202 DOM
4. 2026-11-05
   days on market $284,999 Active 201 DOM
5. 2026-11-04
   days on market $284,999 Active 200 DOM
6. 2026-11-02
   days on market $284,999 Active 198 DOM
7. 2026-11-01
   days on market $284,999 Active 197 DOM
8. 2026-10-31
   days on market $284,999 Active 196 DOM
9. 2026-10-30
   days on market $284,999 Active 195 DOM
10. 2026-10-29
    days on market $284,999 Active 194 DOM
11. 2026-10-28
    days on market $284,999 Active 193 DOM
12. 2026-10-27
    days on market $284,999 Active 192 DOM
13. 2026-10-26
    days on market $284,999 Active 191 DOM
14. 2026-10-25
    days on market $284,999 Active 190 DOM
15. 2026-10-24
    days on market $284,999 Active 189 DOM
16. 2026-10-23
    days on market $284,999 Active 188 DOM
17. 2026-10-22
    days on market $284,999 Active 187 DOM
18. 2026-10-21
    days on market $284,999 Active 186 DOM
19. 2026-10-20
    days on market $284,999 Active 185 DOM
20. 2026-10-19
    days on market $284,999 Active 184 DOM
21. 2026-10-18
    days on market $284,999 Active 183 DOM
22. 2026-10-17
    days on market $284,999 Active 182 DOM
23. 2026-10-16
    days on market $284,999 Active 181 DOM
24. 2026-10-15
    days on market $284,999 Active 180 DOM
25. 2026-10-14
    days on market $284,999 Active 179 DOM
26. 2026-10-13
    days on market $284,999 Active 178 DOM
27. 2026-10-12
    days on market $284,999 Active 177 DOM
28. 2026-10-11
    days on market $284,999 Active 176 DOM
29. 2026-10-10
    days on market $284,999 Active 175 DOM
30. 2026-10-09
    days on market $284,999 Active 174 DOM
31. 2026-10-08
    days on market $284,999 Active 173 DOM
32. 2026-10-07
    days on market $284,999 Active 172 DOM
33. 2026-10-06
    days on market $284,999 Active 171 DOM
34. 2026-10-05
    days on market $284,999 Active 170 DOM
35. 2026-10-04
    days on market $284,999 Active 169 DOM
36. 2026-10-03
    days on market $284,999 Active 168 DOM
37. 2026-10-02
    days on market $284,999 Active 167 DOM
38. 2026-10-01
    days on market $284,999 Active 166 DOM
39. 2026-09-30
    days on market $284,999 Active 165 DOM
40. 2026-09-29
    days on market $284,999 Active 164 DOM
41. 2026-09-28
    days on market $284,999 Active 163 DOM
42. 2026-09-27
    days on market $284,999 Active 162 DOM
43. 2026-09-26
    days on market $284,999 Active 161 DOM
44. 2026-09-25
    days on market $284,999 Active 160 DOM
45. 2026-09-24
    days on market $284,999 Active 159 DOM
46. 2026-09-23
    days on market $284,999 Active 158 DOM
47. 2026-09-22
    days on market $284,999 Active 157 DOM
48. 2026-09-21
    days on market $284,999 Active 156 DOM
49. 2026-09-20
    days on market $284,999 Active 155 DOM
50. 2026-09-19
    days on market $284,999 Active 154 DOM

ⓘ 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: $32,969
• − Mortgage interest: −$20,437
• − Property taxes: −$5,473
• − Insurance: −$1,824
• − Repairs & maintenance: −$2,638
• − Management: −$2,638
• − Depreciation: −$10,614
• Taxable loss: −$10,653
• Est. tax savings @ 24.0%: +$2,557
• After-tax cash flow: $-1,654/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 Cosmetic rehab Est. rehab $7,830–$23,490 screening

This single-story home is in good condition with a good layout and modern finishes. It has potential for further improvements to enhance its curb appeal and interior finishes.

Value-add opportunities

• Both Painting the exterior stone siding — Enhances curb appeal and can increase both resale and rental value ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value ↑
• Both New flooring in bathrooms — Modernizes the space and can increase both resale and rental value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Gentry El F TX #1,769/4,322 Nat'l #21,438/41,679 Middle Berry Middle D- TX #540/1,662 Nat'l #5,160/14,009 High Horn H S F TX #866/1,632 Nat'l #8,796/17,239

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

B Composite livability gradescore 70/100

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 · 2,979,839 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: 29% of renters

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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%

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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%
• Languages at home: 64% English-only · Spanish 27% Tagalog/Filipino 3% Other Asian/Pacific 1%

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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

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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

Property features AI

Finance

• Financial info: List price $304,999

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: New construction plan named "Corpus"Single-family property (Plan)
• Exterior features: Living area of 1,566

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area