Corpus Plan · Mesquite, TX 75181

$284,999

4 bd · 2.0 ba · 1,566 sqft · SingleFamily · 159 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 +7.9/30.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.0/10.0
• 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 — $365,764.

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 $-392 ($-5k/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 $270k (5.1% 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; 768 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 60d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% 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 159 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 159 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: 0.74% ✗
• Cap rate: 5.01%
• Cash-on-cash: -4.59%
• DSCR: 0.80
• GRM: 11.3

CMA / ARV

• ARV (median comp): $365,764
• List price: $284,999
• Delta: -22.08%
• 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
2205 Hazel Lily Run	0.39mi	3/2.0 (-1)	1,576 (+1%)	4mo	$364,000	$231	72
2213 Hazel Lily Run	0.38mi	4/2.0	1,713 (+9%)	3mo	$383,000	$224	64
2005 Lone Oak Trl	0.47mi	4/2.0	1,696 (+8%)	1mo	$370,999	$219	63
2032 Osage Trl	0.73mi	3/2.0 (-1)	1,571 (+0%)	0mo	$319,990	$204	60
2008 Osage Trl	0.73mi	3/2.0 (-1)	1,571 (+0%)	3mo	$307,990	$196	58
1022 Fairview Ct	0.73mi	3/2.0 (-1)	1,565 (-0%)	7mo	$279,000	$178	55
1913 Hazel Lily	0.35mi	3/2.0 (-1)	1,736 (+11%)	7mo	$397,620	$229	54
2013 Osage Trl	0.73mi	3/2.0 (-1)	1,510 (-4%)	2mo	$309,990	$205	53
2005 Osage Trl	0.73mi	3/2.0 (-1)	1,649 (+5%)	1mo	$312,990	$190	51
2012 Osage Trl	0.73mi	3/2.0 (-1)	1,649 (+5%)	1mo	$308,990	$187	51
2514 Decoy Dr	0.58mi	4/2.0	1,778 (+14%)	0mo	$279,900	$157	50
2017 Paradise Valley Dr	0.74mi	3/2.5 (-1)	1,699 (+8%)	4mo	$339,834	$200	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 · 0.07% rent growth · sell at horizon

5-year hold

• IRR: -27.4%
• Equity multiple: 0.10×
• Total profit: $-91,920
• Equity at exit: $54,537

10-year hold

• IRR: -40.6%
• Equity multiple: -0.39×
• Total profit: $-141,970
• Equity at exit: $31,625

Cash invested: $102,414 (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: 68 active · 21 under contract
• Months of supply: 18.5 mo (5%/mo absorbed)
• Median asking: $326,990 ($200/sqft)
• Median days on market: 122 d
• This list price: 10% of active listings are priced below it
• ARV vs active asking: +16.6% 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: 768
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,704 high
• Mortgage (P&I): −$1,918
• Tax est. 1.5%: −$457 /mo · $5,486/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$568
• Net cashflow: $-392

Break-even live

Break-even rent $3,200

Max offer price $309,085

Occupancy floor —

Sensitivity live

Price	-10% $-139	-5% $-265	+0% $-392	+5% $-518	+10% $-644
Rent	-10% $-605	-5% $-498	+0% $-392	+5% $-285	+10% $-178
Rate	-1.0pp $-207	-0.5pp $-299	base $-392	+0.5pp $-486	+1.0pp $-583

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: $91,441
• Closing costs: $10,973
• 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	139d	1	0.32mi
2516 Buck Dr Mesquite, TX	3.0	2.0	1562	$2,850	$1.82	20d	1	0.64mi
2324 Cantura Dr Mesquite, TX	4.0	2.0	2190	$2,500	$1.14	80d	1	0.67mi
2508 Hawk Dr Mesquite, TX	3.0	2.0	1771	$2,225	$1.26	30d	1	0.70mi
2108 Osage Trl Mesquite, TX	3.0	2.0	1571	$2,600	$1.65	44d	1	0.75mi
1809 Osage Trl Mesquite, TX	4.0	2.0	2022	$2,599	$1.29	113d	1	0.77mi
2600 Waterloo Ln Mesquite, TX	3.0	2.0	1460	$1,900	$1.30	139d	1	0.82mi
1813 Bette Dr Mesquite, TX	4.0	2.0	1548	$2,241	$1.45	33d	1	0.82mi
1729 Hazer Ln Mesquite, TX	3.0	2.0	1498	$2,400	$1.60	116d	1	0.83mi
1816 Lemonwood Cir Mesquite, TX	3.0	2.0	1178	$1,900	$1.61	31d	1	0.92mi
808 Creekside Dr Mesquite, TX	3.0	2.0	1886	$2,200	$1.17	50d	1	0.96mi
2008 Cheshire Ct Mesquite, TX	3.0	2.0	2003	$3,675	$1.83	84d	1	0.99mi
815 Valleycreek Rd Mesquite, TX	3.0	2.0	1788	$2,500	$1.40	139d	1	1.02mi
1332 Nimitz Way Mesquite, TX	4.0	2.0	2109	$2,155	$1.02	5d	1	1.02mi
1309 Dawson Way Mesquite, TX	4.0	2.0	1952	$2,225	$1.14	6d	1	1.05mi
1309 Dawson Way Mesquite, TX	4.0	2.0	1952	$2,222	$1.14	103d	1	1.05mi
1320 Junction Run Mesquite, TX	3.0	2.0	1791	$2,395	$1.34	67d	1	1.06mi
1320 Junction Run Mesquite, TX	3.0	2.0	1791	$2,450	$1.37	84d	1	1.06mi
1427 Caladium Dr Mesquite, TX	3.0	2.0	1471	$2,175	$1.48	56d	1	1.11mi
1424 Junction Run Mesquite, TX	3.0	2.0	1389	$2,695	$1.94	42d	1	1.11mi
1348 Virgie Joe Dr Mesquite, TX	3.0	1.5	1113	$1,799	$1.62	5d	1	1.13mi
1513 Lone Star Ct Mesquite, TX	4.0	2.0	1791	$3,500	$1.95	45d	1	1.13mi
706 Valleycreek Rd Mesquite, TX	3.0	2.0	1390	$2,225	$1.60	50d	1	1.13mi
1349 Rutherford Dr Mesquite, TX	3.0	2.0	1352	$2,015	$1.49	4d	1	1.14mi
1349 Rutherford Dr Mesquite, TX	3.0	2.0	1968	$2,095	$1.06	71d	1	1.14mi
1608 Willow Crk Mesquite, TX	3.0	2.0	1934	$2,323	$1.20	54d	1	1.16mi
1045 Cavern Dr Mesquite, TX	3.0	2.0	1659	$2,095	$1.26	18d	1	1.21mi
2521 Ash Crk Mesquite, TX	3.0	2.0	1512	$2,600	$1.72	18d	1	1.22mi
2749 Ingram Cir Mesquite, TX	3.0	2.0	1791	$1,899	$1.06	71d	1	1.24mi
1229 Nimitz Way Mesquite, TX	4.0	2.0	2075	$2,300	$1.11	83d	1	1.25mi
824 Elm Falls Pl Mesquite, TX	3.0	2.5	2141	$1,950	$0.91	50d	1	1.26mi
2621 Ash Crk Mesquite, TX	3.0	2.0	1843	$2,299	$1.25	139d	1	1.30mi
2302 Highbank Dr Mesquite, TX	3.0	2.0	1783	$2,145	$1.20	139d	1	1.33mi
1104 Ashland Dr Mesquite, TX	3.0	1.0	1250	$1,595	$1.28	90d	1	1.35mi
2725 Stillwater Dr Mesquite, TX	5.0	2.5	2228	$3,169	$1.42	0d	1	1.41mi
2524 Park Valley Dr Mesquite, TX	3.0	2.0	1360	$2,020	$1.49	78d	1	1.41mi
1014 Tulip Trl Mesquite, TX	3.0	2.0	1771	$1,895	$1.07	11d	1	1.43mi
2805 Cameron Way Mesquite, TX	3.0	2.0	1660	$2,150	$1.30	108d	1	1.43mi
2805 Cameron Way Mesquite, TX	3.0	2.0	1660	$2,095	$1.26	89d	1	1.43mi
2801 Clearmeadow Dr Mesquite, TX	3.0	2.0	2241	$2,095	$0.93	60d	1	1.44mi

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. 2026-09-24
   days on market $284,999 Active 159 DOM
2. 2026-09-23
   days on market $284,999 Active 158 DOM
3. 2026-09-22
   days on market $284,999 Active 157 DOM
4. 2026-09-21
   days on market $284,999 Active 156 DOM
5. 2026-09-20
   days on market $284,999 Active 155 DOM
6. 2026-09-19
   days on market $284,999 Active 154 DOM
7. 2026-09-18
   days on market $284,999 Active 153 DOM
8. 2026-09-17
   days on market $284,999 Active 152 DOM
9. 2026-09-16
   days on market $284,999 Active 151 DOM
10. 2026-09-15
    days on market $284,999 Active 150 DOM
11. 2026-09-14
    days on market $284,999 Active 149 DOM
12. 2026-09-13
    days on market $284,999 Active 148 DOM
13. 2026-09-12
    days on market $284,999 Active 147 DOM
14. 2026-09-11
    days on market $284,999 Active 146 DOM
15. 2026-09-05
    days on market $284,999 Active 140 DOM
16. 2026-09-04
    days on market $284,999 Active 139 DOM
17. 2026-09-02
    pricedays on market $284,999 Active 137 DOM
18. 2026-08-31
    days on market $304,999 Active 135 DOM
19. 2026-08-29
    days on market $304,999 Active 133 DOM
20. 2026-08-28
    days on market $304,999 Active 132 DOM
21. 2026-08-27
    days on market $304,999 Active 131 DOM
22. 2026-08-26
    days on market $304,999 Active 130 DOM
23. 2026-08-25
    days on market $304,999 Active 129 DOM
24. 2026-08-24
    days on market $304,999 Active 128 DOM
25. 2026-08-23
    days on market $304,999 Active 127 DOM
26. 2026-08-22
    days on market $304,999 Active 126 DOM
27. 2026-08-21
    days on market $304,999 Active 125 DOM
28. 2026-08-20
    days on market $304,999 Active 124 DOM
29. 2026-08-19
    days on market $304,999 Active 123 DOM
30. 2026-08-18
    days on market $304,999 Active 122 DOM
31. 2026-08-17
    days on market $304,999 Active 121 DOM
32. 2026-08-16
    days on market $304,999 Active 120 DOM
33. 2026-08-15
    days on market $304,999 Active 119 DOM
34. 2026-08-14
    days on market $304,999 Active 118 DOM
35. 2026-08-13
    days on market $304,999 Active 117 DOM
36. 2026-08-12
    days on market $304,999 Active 116 DOM
37. 2026-08-11
    days on market $304,999 Active 115 DOM
38. 2026-08-10
    days on market $304,999 Active 114 DOM
39. 2026-08-09
    days on market $304,999 Active 113 DOM
40. 2026-08-08
    days on market $304,999 Active 112 DOM
41. 2026-08-06
    days on market $304,999 Active 110 DOM
42. 2026-08-05
    days on market $304,999 Active 109 DOM
43. 2026-08-04
    days on market $304,999 Active 108 DOM
44. 2026-08-03
    days on market $304,999 Active 107 DOM
45. 2026-07-31
    days on market $304,999 Active 104 DOM
46. 2026-07-30
    days on market $304,999 Active 103 DOM
47. 2026-07-30
    days on market $304,999 Active 102 DOM
48. 2026-07-28
    days on market $304,999 Active 101 DOM
49. 2026-07-26
    days on market $304,999 Active 99 DOM
50. 2026-07-24
    days on market $304,999 Active 97 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: $32,446
• − Mortgage interest: −$20,488
• − Property taxes: −$5,486
• − Insurance: −$1,829
• − Repairs & maintenance: −$2,596
• − Management: −$2,596
• − Depreciation: −$10,640
• Taxable loss: −$11,190
• Est. tax savings @ 24.0%: +$2,686
• After-tax cash flow: $-2,015/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%
• 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%

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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