Pinehollow Plan · Mesquite, TX 75181

$260,999

4 bd · 2.0 ba · 1,656 sqft · SingleFamily · 100 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).

• Cash flow +8.6/30.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• DSCR +2.4/10.0
• 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 — $337,478.

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 $-290 ($-3k/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 $259k (0.9% below list).
• Recommended offer: $238k (9.0% 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: 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).

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 100 days — a 9% lower offer ($238k) is reasonable based on typical stale-listing flexibility.

Recommended offer $237,509 (9.0% 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 100 days. Have you received any prior offers? Is the seller open to a 9% 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: 0.77% ✗
• Cap rate: 5.26%
• Cash-on-cash: -3.68%
• DSCR: 0.84
• GRM: 10.9

CMA / ARV

• ARV (median comp): $337,478
• List price: $260,999
• Delta: -22.66%
• 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%)	1mo	$278,999	$162	59
112 Wren Way	0.71mi	4/2.0	1,720 (+4%)	2mo	$263,999	$153	59
113 Wren Way	0.74mi	4/2.0	1,760 (+6%)	0mo	$262,249	$149	55
129 Glenwood Dr	0.66mi	3/2.0 (-1)	1,522 (-8%)	3mo	$241,999	$159	48
108 Little Fox Way	0.73mi	3/2.0 (-1)	1,522 (-8%)	0mo	$247,999	$163	47
107 Wren Way	0.75mi	3/2.0 (-1)	1,522 (-8%)	2mo	$241,124	$158	45
110 Wren Way	0.71mi	3/2.0 (-1)	1,522 (-8%)	4mo	$266,999	$175	44
126 Glenwood Dr	0.69mi	3/2.0 (-1)	1,860 (+12%)	2mo	$282,999	$152	41
116 Pecan Flats Rd	0.74mi	3/2.0 (-1)	1,461 (-12%)	0mo	$250,999	$172	40
118 Pecan Flats Rd	0.74mi	3/2.0 (-1)	1,451 (-12%)	0mo	$230,999	$159	40
128 Glenwood Dr	0.69mi	3/2.0 (-1)	1,860 (+12%)	3mo	$275,999	$148	40
134 Arbor Hills Rd	0.73mi	3/2.0 (-1)	1,451 (-12%)	4mo	$246,649	$170	37

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: -25.8%
• Equity multiple: 0.15×
• Total profit: $-80,515
• Equity at exit: $50,319

10-year hold

• IRR: -35.5%
• Equity multiple: -0.30×
• Total profit: $-122,382
• Equity at exit: $29,179

Cash invested: $94,494 (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: 8.4×

Monthly cashflow live

• Estimated rent: $2,585 high
• Mortgage (P&I): −$1,770
• Tax est. 1.5%: −$422 /mo · $5,062/yr
• Insurance: −$141
• HOA: −$0
• Vacancy / Maint / Mgmt: −$543
• Net cashflow: $-290

Break-even live

Break-even rent $2,952

Max offer price $295,531

Occupancy floor —

Sensitivity live

Price	-10% $-57	-5% $-173	+0% $-290	+5% $-406	+10% $-523
Rent	-10% $-494	-5% $-392	+0% $-290	+5% $-188	+10% $-86
Rate	-1.0pp $-120	-0.5pp $-204	base $-290	+0.5pp $-377	+1.0pp $-466

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: $84,369
• Closing costs: $10,124
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1332 Nimitz Way Mesquite, TX	4.0	2.0	2109	$2,280	$1.08	21d	1	0.73mi
2004 Poppy Way Mesquite, TX	3.0	2.0	1572	$2,700	$1.72	44d	1	0.82mi
1309 Dawson Way Mesquite, TX	4.0	2.0	1952	$2,222	$1.14	8d	1	0.82mi
2749 Ingram Cir Mesquite, TX	3.0	2.0	1791	$2,119	$1.18	4d	1	0.98mi
2600 Waterloo Ln Mesquite, TX	3.0	2.0	1460	$1,900	$1.30	44d	1	1.20mi
2805 Cameron Way Mesquite, TX	3.0	2.0	1660	$2,150	$1.30	13d	1	1.20mi
815 Valleycreek Rd Mesquite, TX	3.0	2.0	1788	$2,500	$1.40	44d	1	1.24mi
222 Redwood St Mesquite, TX	3.0	2.0	1132	$1,775	$1.57	44d	1	1.27mi
127 Woodhill St Mesquite, TX	3.0	2.0	1545	$1,950	$1.26	12d	1	1.28mi
2801 Sonora Ln Mesquite, TX	4.0	2.0	1938	$2,245	$1.16	25d	1	1.31mi
2724 Windswept Ln Mesquite, TX	3.0	2.0	1402	$2,300	$1.64	25d	1	1.35mi
2800 Crockett Pl Mesquite, TX	3.0	2.0	1660	$1,895	$1.14	23d	1	1.35mi
4642 Elm Point Dr Balch Springs, TX	3.0	2.0	2100	$2,199	$1.05	6d	1	1.46mi
1809 Osage Trl Mesquite, TX	4.0	2.0	2022	$2,599	$1.29	18d	1	1.48mi

Listing history 16 events

1. 2026-06-21
   days on market $260,999 Active 100 DOM
2. 2026-06-18
   days on market $260,999 Active 97 DOM
3. 2026-06-17
   days on market $260,999 Active 96 DOM
4. 2026-06-16
   days on market $260,999 Active 95 DOM
5. 2026-06-15
   days on market $260,999 Active 94 DOM
6. 2026-06-13
   days on market $260,999 Active 92 DOM
7. 2026-06-13
   days on market $260,999 Active 91 DOM
8. 2026-06-09
   days on market $260,999 Active 88 DOM
9. 2026-06-08
   days on market $260,999 Active 87 DOM
10. 2026-06-07
    days on market $260,999 Active 86 DOM
11. 2026-06-04
    days on market $260,999 Active 83 DOM
12. 2026-06-03
    days on market $260,999 Active 82 DOM
13. 2026-06-02
    days on market $260,999 Active 81 DOM
14. 2026-06-01
    days on market $260,999 Active 80 DOM
15. 2026-05-31
    days on market $260,999 Active 79 DOM
16. 2026-03-13
    listed $260,999 Active 403-char remark

    Show marketing remark (403 chars)

    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.

ⓘ 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: $31,023
• − Mortgage interest: −$18,904
• − Property taxes: −$5,062
• − Insurance: −$1,687
• − Repairs & maintenance: −$2,482
• − Management: −$2,482
• − Depreciation: −$9,818
• Taxable loss: −$9,412
• Est. tax savings @ 24.0%: +$2,259
• After-tax cash flow: $-1,220/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

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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ 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: 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

1 event — show timeline

• 2026-03-13 Listed $260,999 Zillow