4501 Sanctuary Run · Mesquite, TX 75181

$345,999

5 bd · 4.0 ba · 2,960 sqft · SingleFamily · 9 Days on market

Built 2026 Est $379k · 9% under

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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 +19.2/30.0
• ARV discount +11.4/15.0
• DSCR +6.0/10.0
• 1% rule +5.1/10.0
• 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

The Classic Collection offers brand-new single-family homes for sale at Solterra, a masterplan community spanning 1,400 acres in Mesquite, TX. With its prime location just 18 miles from downtown Dallas, Solterra Texas offers proximity to the city's major employers, entertainment, and restaurants, as well as the charm of a small town. The award-winning developer, Huffines Communities, has designed an 8-acre amenity center with three pools, a fitness center, a stocked 25-acre fishing pond, dog parks, pickleball courts and 15 miles of hike and bike trails. Homebuyers will also love our unique treehouse park constructed by the famous Treehouse Masters often seen on Animal Planet! Solterra Texas

Key facts

• Dog parks
• Masterplan community
• Fitness center

Tags

• MASTERPLAN COMMUNITY
• AMENITY CENTER
• THREE POOLS
• FITNESS CENTER
• FISHING POND
• DOG PARKS

Property features AI

Finance

• Financial info: List price $382,999

Exterior

• Home design: Spec home - Morrison plan
• Construction: Living area approximately 2960
• Exterior features: Located at 4501 Sanctuary Run, Mesquite TX 75181

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 4 full bathrooms
• Interior features: Open living area

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath single-family listed at $346k.

Deal economics

• At list price, monthly cash flow is $372 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $346k).
• 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; 598 active listings in the ZIP; 5 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 38% 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 $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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $345,999

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.01% ✓
• Cap rate: 7.58%
• Cash-on-cash: 4.61%
• DSCR: 1.20
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $378,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3920 Elements Way	0.18mi	4/3.5 (-1)	3,181 (+8%)	2mo	$390,999	$123	70
3501 Falcon Fld	0.15mi	4/3.5 (-1)	3,181 (+8%)	7mo	$389,974	$123	68
3408 Falcon Field NONE	0.12mi	5/4.5	3,357 (+13%)	4mo	$434,599	$129	66
3916 Elements Way	0.17mi	5/4.5	3,357 (+13%)	7mo	$425,674	$127	62
3900 Falcon Fld	0.32mi	5/4.5	3,357 (+13%)	5mo	$428,403	$128	57
3924 Falcon Fld	0.36mi	4/3.5 (-1)	3,181 (+8%)	9mo	$395,699	$124	56
3909 Falcon Fld	0.33mi	5/4.5	3,357 (+13%)	9mo	$411,849	$123	53
3829 Turtle Xing	0.37mi	5/4.5	3,357 (+13%)	8mo	$417,749	$124	52
3728 Seth Pl	0.51mi	4/3.5 (-1)	3,181 (+8%)	7mo	$410,844	$129	51
3700 Seth Pl	0.45mi	5/4.5	3,357 (+13%)	9mo	$448,294	$134	47
3729 Seth Pl	0.46mi	5/4.5	3,357 (+13%)	10mo	$449,349	$134	46
3352 Hollow Falls Pl	0.68mi	4/3.0 (-1)	3,291 (+11%)	1mo	$499,900	$152	40

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: -12.5%
• Equity multiple: 0.56×
• Total profit: $-42,352
• Equity at exit: $51,590

10-year hold

• IRR: -8.6%
• Equity multiple: 0.54×
• Total profit: $-44,940
• Equity at exit: $29,916

Cash invested: $96,880 (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: 598
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $3,497 high
• Mortgage (P&I): −$1,814
• Tax est. 1.5%: −$432 /mo · $5,190/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$734
• Net cashflow: $372

Break-even live

Break-even rent $3,027

Max offer price $345,999

Occupancy floor 84%

Sensitivity live

Price	-10% $611	-5% $491	+0% $372	+5% $252	+10% $133
Rent	-10% $95	-5% $234	+0% $372	+5% $510	+10% $648
Rate	-1.0pp $546	-0.5pp $460	base $372	+0.5pp $282	+1.0pp $191

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: $86,500
• Closing costs: $10,380
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3216 Southampton Dr Mesquite, TX	5.0	3.5	2947	$3,250	$1.10	45d	1	1.09mi
6308 Ashford Trl Mesquite, TX	5.0	3.0	3279	$3,200	$0.98	20d	1	1.34mi
1332 Nimitz Way Mesquite, TX	4.0	2.0	2109	$2,280	$1.08	22d	1	1.43mi
1908 Twisted Tree Ln Mesquite, TX	5.0	2.5	2750	$3,670	$1.33	25d	1	1.45mi
2816 Blue Heron Dr Mesquite, TX	4.0	2.0	2065	$2,500	$1.21	9d	1	1.49mi

Taxation est. · year 1

• Rental income: $41,968
• − Mortgage interest: −$19,381
• − Property taxes: −$5,190
• − Insurance: −$1,730
• − Repairs & maintenance: −$3,357
• − Management: −$3,357
• − Depreciation: −$10,065
• Taxable loss: −$1,113
• Est. tax savings @ 24.0%: +$267
• After-tax cash flow: $4,729/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