205 Benwynd Dr · Mesquite, TX 75149

$244,900

4 bd · 2.5 ba · 2,521 sqft · SingleFamily public records · 132 Days on market

Built 1984 3,790 sqft lot $97/sqft · 29% below area Est $347k · 29% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.3/30.0
• 1% rule +4.8/10.0
• DSCR +3.7/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom, 2.1 bath in Mesquite - 2 living areas , 2 dining areas, primary bedroom with 2 vanities, bathtub, separate shower and walk-in closet! Foreclosure being sold as-is. No repairs.

Key facts

• 3,790 sq ft lot
• 2 parking spots
• Built 1984

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-44 ($-526/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (1.7% below list).
• Recommended offer: $216k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.1% 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; 340 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 41% of the median local income ($71k/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 $7k 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 132 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 13y ago; this cycle's ask has dropped $45k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; list at $245k implies a 188% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,512 (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 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.98% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.77%
• DSCR: 0.97
• GRM: 8.5

CMA / ARV

• ARV (median comp): $346,613
• List price: $244,900
• Delta: -29.34%
• 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
922 Lakeshore Dr	0.17mi	4/3.5	2,434 (-4%)	9mo	$449,000	$184	75
427 Riggs Cir	0.42mi	4/2.5	2,560 (+2%)	5mo	$449,900	$176	74
928 Tiffany Ln	0.27mi	3/2.5 (-1)	2,658 (+5%)	4mo	$374,999	$141	70
915 Tiffany Ln	0.31mi	4/3.0	2,424 (-4%)	10mo	$450,000	$186	69
602 Creekbend Dr	0.37mi	3/2.5 (-1)	2,632 (+4%)	3mo	$429,900	$163	68
813 Lakeshore Dr	0.17mi	4/3.5	2,736 (+8%)	10mo	$459,000	$168	66
104 Toler Dr	0.41mi	4/3.0	2,300 (-9%)	9mo	$308,900	$134	56
706 Cedar Dr	0.48mi	4/2.5	2,180 (-14%)	0mo	$399,900	$183	54
201 Running Brook Ln	0.61mi	4/3.0	2,661 (+6%)	8mo	$320,000	$120	53
519 S Galloway Ave	0.32mi	4/2.5	2,172 (-14%)	14mo	$279,000	$128	50
402 S Walker St	0.53mi	3/2.0 (-1)	2,294 (-9%)	6mo	$239,900	$105	48
532 Kathy Dr	0.59mi	3/2.0 (-1)	2,201 (-13%)	13mo	$400,000	$182	34

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 · 0.22% rent growth · sell at horizon

5-year hold

• IRR: -21.1%
• Equity multiple: 0.29×
• Total profit: $-48,837
• Equity at exit: $36,515

10-year hold

• IRR: -24.4%
• Equity multiple: -0.03×
• Total profit: $-70,780
• Equity at exit: $21,174

Cash invested: $68,572 (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 75149

• Home prices YoY: -27.4%
• Rents YoY: 0.2%
• Active inventory: 340
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,408 high
• Mortgage (P&I): −$1,284
• Tax from tax record: −$560 /mo · $6,722/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $-44

Break-even live

Break-even rent $2,464

Max offer price $237,160

Occupancy floor 97%

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: $61,225
• Closing costs: $7,347
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
904 Tiffany Ln Unit 1019527P Mesquite, TX	5.0	3.0	3272	$13,340	$4.08	22d	1	0.29mi
904 Tiffany Ln Mesquite, TX	5.0	3.0	3278	$9,750	$2.97	22d	1	0.29mi
1513 Colborne Dr Mesquite, TX	3.0	2.0	1805	$2,045	$1.13	44d	1	0.77mi
1005 Chelsea Dr Mesquite, TX	3.0	2.0	1861	$2,200	$1.18	24d	1	0.86mi
1626 Rancho Dr Mesquite, TX	4.0	2.0	2562	$2,419	$0.94	24d	1	0.96mi
12719 Bluffview Dr Balch Springs, TX	3.0	2.5	1788	$2,300	$1.29	44d	1	1.02mi
1416 Poplar Dr Mesquite, TX	4.0	2.5	2052	$2,400	$1.17	44d	1	1.08mi
732 Creekview Ct Mesquite, TX	5.0	3.0	2313	$3,495	$1.51	44d	1	1.45mi

Listing history 50 events

1. 2026-06-18
   days on market $244,900 Active 132 DOM
2. 2026-06-17
   days on market $244,900 Active 131 DOM
3. 2026-06-16
   days on market $244,900 Active 130 DOM
4. 2026-06-15
   days on market $244,900 Active 129 DOM
5. 2026-06-13
   days on market $244,900 Active 127 DOM
6. 2026-06-13
   days on market $244,900 Active 126 DOM
7. 2026-06-09
   days on market $244,900 Active 123 DOM
8. 2026-06-08
   days on market $244,900 Active 122 DOM
9. 2026-06-07
   days on market $244,900 Active 121 DOM
10. 2026-06-04
    days on market $244,900 Active 118 DOM
11. 2026-06-03
    days on market $244,900 Active 117 DOM
12. 2026-06-02
    days on market $244,900 Active 116 DOM
13. 2026-06-01
    days on market $244,900 Active 115 DOM
14. 2026-05-31
    days on market $244,900 Active 114 DOM
15. 2026-04-29
    price $249,900 191-char remark

    Show marketing remark (191 chars)

    3 bedroom, 2.1 bath in Mesquite - 2 living areas , 2 dining areas, primary bedroom with 2 vanities, bathtub, separate shower and walk-in closet! Foreclosure being sold as-is. No repairs.

16. 2026-04-29
    status Active 191-char remark

    Show marketing remark (191 chars)

    3 bedroom, 2.1 bath in Mesquite - 2 living areas , 2 dining areas, primary bedroom with 2 vanities, bathtub, separate shower and walk-in closet! Foreclosure being sold as-is. No repairs.

17. 2026-03-30
    price $259,900 191-char remark

    Show marketing remark (191 chars)

    3 bedroom, 2.1 bath in Mesquite - 2 living areas , 2 dining areas, primary bedroom with 2 vanities, bathtub, separate shower and walk-in closet! Foreclosure being sold as-is. No repairs.

18. 2026-02-27
    price $264,900 191-char remark

    Show marketing remark (191 chars)

    3 bedroom, 2.1 bath in Mesquite - 2 living areas , 2 dining areas, primary bedroom with 2 vanities, bathtub, separate shower and walk-in closet! Foreclosure being sold as-is. No repairs.

19. 2026-01-29
    soldstatus
20. 2026-01-13
    listed $289,900 Active 191-char remark

    Show marketing remark (191 chars)

    3 bedroom, 2.1 bath in Mesquite - 2 living areas , 2 dining areas, primary bedroom with 2 vanities, bathtub, separate shower and walk-in closet! Foreclosure being sold as-is. No repairs.

21. 2025-12-09
    historical
22. 2025-10-14
    listed $319,900 Active
23. 2025-09-30
    historical
24. 2024-12-14
    historical $2,500
25. 2024-09-24
    listed $319,900 Active
26. 2024-09-23
    historical
27. 2024-08-26
    price $324,800
28. 2024-08-02
    listed $2,500
29. 2024-08-01
    price $324,900
30. 2024-07-27
    price $339,800
31. 2024-07-16
    price $339,900
32. 2024-06-26
    listed $349,900 Active
33. 2024-06-25
    historical
34. 2024-06-18
    listed $349,900 Active
35. 2023-09-05
    soldstatus
36. 2023-09-01
    soldstatus Closed
37. 2023-08-22
    status Pending
38. 2023-08-14
    historical Active Option Contract
39. 2023-08-10
    price $317,000
40. 2023-07-29
    price $319,700
41. 2023-07-29
    price $324,700
42. 2023-07-29
    price $325,000
43. 2023-07-28
    price $327,000
44. 2023-07-28
    price $328,500
45. 2023-07-21
    price $328,700
46. 2023-07-15
    price $329,000
47. 2023-07-13
    price $337,500
48. 2023-07-10
    price $337,000
49. 2023-07-06
    price $347,700
50. 2023-07-01
    listed $349,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $6,722 · $560/mo
• Projected year-2 tax: $6,722 · $560/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,902
• − Mortgage interest: −$13,718
• − Property taxes: −$6,722
• − Insurance: −$1,224
• − Repairs & maintenance: −$2,312
• − Management: −$2,312
• − Depreciation: −$7,124
• Taxable loss: −$4,512
• Est. tax savings @ 24.0%: +$1,083
• After-tax cash flow: $557/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): 58,262
• Household income: $70,774
• Rent vs Own: 33.2% rent · 66.8% own
• Severe rent burden: 2266.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Hispanic / Latino 49% White 25% Two or more races 21% Black 20% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 42% Cuban 1%
• Common ancestry: Italian 1% Iranian 1% Serbian 1%
• Foreign-born: 22% · Canada, Vietnam
• Languages at home: 58% English-only · Spanish 39% Other Asian/Pacific 1% Vietnamese 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: ▼ -130.12%
• Current HPI: 345.6606
• Rent YoY: ▲ 0.22%
• 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

+193.6% since first listed

53 events — show timeline

• 2026-04-29 Price Changed $249,900 NTREIS
• 2026-04-29 Relisted — NTREIS
• 2026-03-30 Price Changed $259,900 NTREIS
• 2026-02-27 Price Changed $264,900 NTREIS
• 2026-01-29 Sold (Public Records) — Public Records
• 2026-01-13 Listed $289,900 NTREIS
• 2025-12-09 Listing Removed — NTREIS
• 2025-10-14 Listed $319,900 NTREIS
• 2025-09-30 Listing Removed — NTREIS
• 2024-12-14 Rental Removed $2,500 NTREIS
• 2024-09-24 Listed $319,900 NTREIS
• 2024-09-23 Listing Removed — NTREIS
• 2024-08-26 Price Changed $324,800 NTREIS
• 2024-08-02 Listed for Rent $2,500 NTREIS
• 2024-08-01 Price Changed $324,900 NTREIS
• 2024-07-27 Price Changed $339,800 NTREIS
• 2024-07-16 Price Changed $339,900 NTREIS
• 2024-06-26 Listed $349,900 NTREIS
• 2024-06-25 Listing Removed — NTREIS
• 2024-06-18 Listed $349,900 NTREIS
• 2023-09-05 Sold (Public Records) — Public Records
• 2023-09-01 Sold (MLS) — NTREIS
• 2023-08-22 Pending — NTREIS
• 2023-08-14 Contingent — NTREIS
• 2023-08-10 Price Changed $317,000 NTREIS
• 2023-07-29 Price Changed $319,700 NTREIS
• 2023-07-29 Price Changed $324,700 NTREIS
• 2023-07-29 Price Changed $325,000 NTREIS
• 2023-07-28 Price Changed $327,000 NTREIS
• 2023-07-28 Price Changed $328,500 NTREIS
• 2023-07-21 Price Changed $328,700 NTREIS
• 2023-07-15 Price Changed $329,000 NTREIS
• 2023-07-13 Price Changed $337,500 NTREIS
• 2023-07-10 Price Changed $337,000 NTREIS
• 2023-07-06 Price Changed $347,700 NTREIS
• 2023-07-01 Listed $349,000 NTREIS
• 2018-03-23 Sold (Public Records) — Public Records
• 2018-03-21 Sold (MLS) — NTREIS
• 2018-03-06 Pending — NTREIS
• 2018-02-22 Contingent — NTREIS
• 2018-02-19 Relisted — NTREIS
• 2018-02-13 Contingent — NTREIS
• 2018-01-08 Price Changed $189,500 NTREIS
• 2017-10-31 Listed $208,500 NTREIS
• 2013-07-24 Sold (Public Records) — Public Records
• 2013-06-10 Listing Removed — NTREIS
• 2013-06-04 Sold (MLS) — NTREIS
• 2013-05-21 Contingent — NTREIS
• 2013-04-18 Price Changed $125,000 NTREIS
• 2013-04-04 Listed $135,000 NTREIS
• 2013-01-11 Sold (Public Records) — Public Records
• 1996-10-02 Sold (Public Records) $85,120 Public Records
• 1996-10-02 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $6,722 · -4.2% YoY. Source: county tax records.