Pinehollow Plan · Mesquite, TX 75181

$260,999

4 bd · 2.0 ba · 1,656 sqft · SingleFamily · 195 Days on market

Good condition

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Why this score? — see what drove the D- 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 +9.6/30.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Schools +3.3/10.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests.

Key facts

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECONDARY BEDROOMS

🏗️ New construction. The $260,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $337,239.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $261k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-228 ($-3k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $261k).
• Recommended offer: $230k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.5% vs local median 4.4% in Mesquite — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Achziger El (math 31% / reading 35%, grade F, #2,208 of 4,322 statewide, top 52%, 846 students, 75% 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; 38 comparable units currently listed for rent nearby; rentals lingering (median 68d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 84% 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 $2k of loan paydown is wiped out by about $10k 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 195 days — a 12% lower offer ($230k) is reasonable based on typical stale-listing flexibility.

Recommended offer $229,679 (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 195 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: 0.79% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.90%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

• ARV (median comp): $337,239
• List price: $260,999
• Delta: -22.61%
• 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
107 Granite Falls Rd	0.73mi	4/2.0	1,720 (+4%)	4mo	$278,999	$162	57
112 Wren Way	0.71mi	4/2.0	1,720 (+4%)	5mo	$263,999	$153	56
113 Wren Way	0.74mi	4/2.0	1,760 (+6%)	3mo	$262,249	$149	52
129 Glenwood Dr	0.66mi	3/2.0 (-1)	1,522 (-8%)	6mo	$241,999	$159	45
114 Wren Way	0.71mi	3/2.0 (-1)	1,522 (-8%)	4mo	$256,999	$169	45
108 Little Fox Way	0.73mi	3/2.0 (-1)	1,522 (-8%)	3mo	$247,999	$163	45
107 Wren Way	0.75mi	3/2.0 (-1)	1,522 (-8%)	5mo	$241,124	$158	42
126 Glenwood Dr	0.69mi	3/2.0 (-1)	1,860 (+12%)	5mo	$282,999	$152	38
116 Pecan Flats Rd	0.74mi	3/2.0 (-1)	1,461 (-12%)	3mo	$250,999	$172	38
118 Pecan Flats Rd	0.74mi	3/2.0 (-1)	1,451 (-12%)	3mo	$230,999	$159	37
128 Glenwood Dr	0.69mi	3/2.0 (-1)	1,860 (+12%)	6mo	$275,999	$148	37
134 Arbor Hills Rd	0.73mi	3/2.0 (-1)	1,451 (-12%)	7mo	$246,649	$170	35

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: -24.4%
• Equity multiple: 0.19×
• Total profit: $-76,756
• Equity at exit: $50,284

10-year hold

• IRR: -31.6%
• Equity multiple: -0.22×
• Total profit: $-114,879
• Equity at exit: $29,158

Cash invested: $94,427 (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 · 34 under contract
• Months of supply: 10.7 mo (9%/mo absorbed)
• Median asking: $357,494 ($192/sqft)
• Median days on market: 176 d
• This list price: 6% of active listings are priced below it
• ARV vs active asking: +6.2% vs 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: 8.2×

Monthly cashflow live

• Estimated rent: $2,661 high
• Mortgage (P&I): −$1,769
• Tax est. 1.5%: −$422 /mo · $5,059/yr
• Insurance: −$141
• HOA: −$0
• Vacancy / Maint / Mgmt: −$559
• Net cashflow: $-228

Break-even live

Break-even rent $2,950

Max offer price $304,237

Occupancy floor —

Sensitivity live

Price	-10% $5	-5% $-112	+0% $-228	+5% $-345	+10% $-461
Rent	-10% $-438	-5% $-333	+0% $-228	+5% $-123	+10% $-18
Rate	-1.0pp $-58	-0.5pp $-142	base $-228	+0.5pp $-315	+1.0pp $-404

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: $84,310
• Closing costs: $10,117
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1320 Junction Run Mesquite, TX	3.0	2.0	1791	$2,395	$1.34	68d	1	0.73mi
1320 Junction Run Mesquite, TX	3.0	2.0	1791	$2,450	$1.37	85d	1	0.73mi
1513 Lone Star Ct Mesquite, TX	4.0	2.0	1791	$3,500	$1.95	46d	1	0.73mi
1332 Nimitz Way Mesquite, TX	4.0	2.0	2109	$2,155	$1.02	5d	1	0.73mi
1424 Junction Run Mesquite, TX	3.0	2.0	1389	$2,695	$1.94	42d	1	0.75mi
2004 Poppy Way Mesquite, TX	3.0	2.0	1572	$2,700	$1.72	139d	1	0.82mi
1309 Dawson Way Mesquite, TX	4.0	2.0	1952	$2,225	$1.14	6d	1	0.82mi
1309 Dawson Way Mesquite, TX	4.0	2.0	1952	$2,222	$1.14	103d	1	0.82mi
1229 Nimitz Way Mesquite, TX	4.0	2.0	2075	$2,300	$1.11	84d	1	0.92mi
2749 Ingram Cir Mesquite, TX	3.0	2.0	1791	$1,899	$1.06	72d	1	0.98mi
1045 Cavern Dr Mesquite, TX	3.0	2.0	1659	$2,095	$1.26	19d	1	1.02mi
140 Bowles Ln Mesquite, TX	3.0	2.0	1216	$1,495	$1.23	12d	1	1.03mi
808 Creekside Dr Mesquite, TX	3.0	2.0	1886	$2,200	$1.17	50d	1	1.16mi
824 Elm Falls Pl Mesquite, TX	3.0	2.5	2141	$1,950	$0.91	50d	1	1.17mi
2600 Waterloo Ln Mesquite, TX	3.0	2.0	1460	$1,900	$1.30	139d	1	1.20mi
2805 Cameron Way Mesquite, TX	3.0	2.0	1660	$2,095	$1.26	89d	1	1.20mi
2805 Cameron Way Mesquite, TX	3.0	2.0	1660	$2,150	$1.30	109d	1	1.20mi
2508 Hawk Dr Mesquite, TX	3.0	2.0	1771	$2,225	$1.26	30d	1	1.22mi
1813 Bette Dr Mesquite, TX	4.0	2.0	1548	$2,241	$1.45	33d	1	1.23mi
815 Valleycreek Rd Mesquite, TX	3.0	2.0	1788	$2,500	$1.40	139d	1	1.24mi
2516 Buck Dr Mesquite, TX	3.0	2.0	1562	$2,850	$1.82	20d	1	1.25mi
222 Redwood St Mesquite, TX	3.0	2.0	1132	$1,775	$1.57	139d	1	1.27mi
2008 Cheshire Ct Mesquite, TX	3.0	2.0	2003	$3,675	$1.83	85d	1	1.28mi
207 Redwood St Mesquite, TX	3.0	2.0	1205	$1,849	$1.53	39d	1	1.28mi
127 Woodhill St Mesquite, TX	3.0	2.0	1545	$1,950	$1.26	107d	1	1.28mi
706 Valleycreek Rd Mesquite, TX	3.0	2.0	1390	$2,225	$1.60	50d	1	1.31mi
2801 Sonora Ln Mesquite, TX	4.0	2.0	1938	$2,245	$1.16	120d	1	1.31mi
216 Woodgrove St Mesquite, TX	3.0	2.0	1153	$1,750	$1.52	46d	1	1.32mi
2724 Windswept Ln Mesquite, TX	3.0	2.0	1402	$2,300	$1.64	120d	1	1.35mi
1816 Lemonwood Cir Mesquite, TX	3.0	2.0	1178	$1,900	$1.61	32d	1	1.35mi
2800 Crockett Pl Mesquite, TX	3.0	2.0	1660	$1,895	$1.14	118d	1	1.35mi
4633 Timbercrest Way Balch Springs, TX	3.0	2.0	1811	$2,050	$1.13	11d	1	1.36mi
2737 Windswept Ln Mesquite, TX	4.0	2.0	1739	$2,950	$1.70	42d	1	1.37mi
2324 Cantura Dr Mesquite, TX	4.0	2.0	2190	$2,500	$1.14	81d	1	1.38mi
2108 Osage Trl Mesquite, TX	3.0	2.0	1571	$2,600	$1.65	44d	1	1.45mi
4642 Elm Point Dr Balch Springs, TX	3.0	2.0	2100	$2,175	$1.04	79d	1	1.46mi
1809 Osage Trl Mesquite, TX	4.0	2.0	2022	$2,599	$1.29	113d	1	1.48mi
14625 Briarcrest Dr Balch Springs, TX	4.0	2.0	1772	$2,000	$1.13	50d	1	1.48mi

Listing history 50 events

1. 2026-09-24
   days on market $260,999 Active 195 DOM
2. 2026-09-23
   days on market $260,999 Active 194 DOM
3. 2026-09-22
   days on market $260,999 Active 193 DOM
4. 2026-09-21
   days on market $260,999 Active 192 DOM
5. 2026-09-20
   days on market $260,999 Active 191 DOM
6. 2026-09-19
   days on market $260,999 Active 190 DOM
7. 2026-09-18
   days on market $260,999 Active 189 DOM
8. 2026-09-17
   days on market $260,999 Active 188 DOM
9. 2026-09-16
   days on market $260,999 Active 187 DOM
10. 2026-09-15
    days on market $260,999 Active 186 DOM
11. 2026-09-14
    days on market $260,999 Active 185 DOM
12. 2026-09-13
    days on market $260,999 Active 184 DOM
13. 2026-09-12
    days on market $260,999 Active 183 DOM
14. 2026-09-11
    days on market $260,999 Active 182 DOM
15. 2026-09-05
    days on market $260,999 Active 176 DOM
16. 2026-09-04
    days on market $260,999 Active 175 DOM
17. 2026-09-02
    days on market $260,999 Active 173 DOM
18. 2026-08-31
    days on market $260,999 Active 171 DOM
19. 2026-08-29
    days on market $260,999 Active 169 DOM
20. 2026-08-28
    days on market $260,999 Active 168 DOM
21. 2026-08-27
    days on market $260,999 Active 167 DOM
22. 2026-08-26
    days on market $260,999 Active 166 DOM
23. 2026-08-25
    days on market $260,999 Active 165 DOM
24. 2026-08-24
    days on market $260,999 Active 164 DOM
25. 2026-08-23
    days on market $260,999 Active 163 DOM
26. 2026-08-22
    days on market $260,999 Active 162 DOM
27. 2026-08-21
    days on market $260,999 Active 161 DOM
28. 2026-08-20
    days on market $260,999 Active 160 DOM
29. 2026-08-19
    days on market $260,999 Active 159 DOM
30. 2026-08-18
    days on market $260,999 Active 158 DOM
31. 2026-08-17
    days on market $260,999 Active 157 DOM
32. 2026-08-16
    days on market $260,999 Active 156 DOM
33. 2026-08-15
    days on market $260,999 Active 155 DOM
34. 2026-08-14
    days on market $260,999 Active 154 DOM
35. 2026-08-13
    days on market $260,999 Active 153 DOM
36. 2026-08-12
    days on market $260,999 Active 152 DOM
37. 2026-08-11
    days on market $260,999 Active 151 DOM
38. 2026-08-10
    days on market $260,999 Active 150 DOM
39. 2026-08-09
    days on market $260,999 Active 149 DOM
40. 2026-08-08
    days on market $260,999 Active 148 DOM
41. 2026-08-06
    days on market $260,999 Active 146 DOM
42. 2026-08-05
    days on market $260,999 Active 145 DOM
43. 2026-08-04
    days on market $260,999 Active 144 DOM
44. 2026-08-03
    days on market $260,999 Active 143 DOM
45. 2026-07-31
    days on market $260,999 Active 140 DOM
46. 2026-07-30
    days on market $260,999 Active 139 DOM
47. 2026-07-30
    days on market $260,999 Active 138 DOM
48. 2026-07-28
    days on market $260,999 Active 137 DOM
49. 2026-07-26
    days on market $260,999 Active 135 DOM
50. 2026-07-24
    days on market $260,999 Active 133 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: $31,937
• − Mortgage interest: −$18,891
• − Property taxes: −$5,059
• − Insurance: −$1,686
• − Repairs & maintenance: −$2,555
• − Management: −$2,555
• − Depreciation: −$9,811
• Taxable loss: −$8,619
• Est. tax savings @ 24.0%: +$2,069
• After-tax cash flow: $-668/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 · 1 photo

Good 75/100 Cosmetic rehab Est. rehab $8,280–$24,840 screening

This single-level home is in good condition with a good exterior and interior. It is move-in ready with minor maintenance needed.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and can increase both resale and rental value ↑
• Both Landscaping — Improves curb appeal 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 33/100

Zoned Schools

Elementary Achziger El F TX #2,208/4,322 Nat'l #24,614/41,679 Middle Dr Don Woolley Middle F TX #1,177/1,662 Nat'l #9,793/14,009 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

Price history

1 event — show timeline

• 2026-03-13 Listed $260,999 Zillow