1409 Taylor Dr · Mesquite, TX 75149

$225,000

3 bd · 2.0 ba · 1,438 sqft · SingleFamily public records · 27 Days on market

Built 1988 6,142 sqft lot $156/sqft · 22% below area Est $289k · 22% 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 +9.6/30.0
• 1% rule +4.2/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• DSCR +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Prime Investment Opportunity! Bring your contractor and your vision. This 3 bedroom 2 bath home is priced to sell fast and offers unlimited potential for flippers or buy and hold investors. Located in the highly sought after area of Mesquite this property features a spacious layout. The property will be sold as is and the seller will not clean out the property. Cash offers or hard money only. Fast closings wanted!

Key facts

• 6,142 sq ft lot
• 2 garage spots
• Built 1988

Property features AI

Finance

• Other: Property located in Dallas County, United States
• Financial info: Treat as clear loan type; No second mortgage indicated
• HOA & community: No association

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces; No carport
• Utilities: City water; Electricity available; Not in a municipal utility district
• Home design: Single-family residence; Residential property; Built in 1988; One story
• Construction: Year built 1988
• Exterior features: Lot less than 0.5 acre (about 0.141 acre); Subdivision: Chamberlain Place 01 Ph 02 Rep

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 2 full bathrooms
• Interior features: One-level layout; Two living areas; One dining area; Wood-burning fireplace; Other interior features
• Laundry & utility: No laundry/utility appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-151 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (11.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (7.7% below list).
• Recommended offer: $198k (11.9% below list) — sets the bar for cash-flow.
• 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: Moss El (math 27% / reading 27%, grade F, #2,791 of 4,322 statewide, top 68%, 354 students, 84% FRL); Agnew Middle (math 38% / reading 31%, grade F, #858 of 1,662 statewide, top 54%, 1,132 students, 82% FRL); Mesquite H S (math 32% / reading 36%, grade F, #1,002 of 1,632 statewide, top 62%, 2,388 students, 84% FRL) — zoned schools average 83% FRL vs 63% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 345 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 35% 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 27 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 2.8% 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 $198,327 (11.9% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.92% ✗
• Cap rate: 5.49%
• Cash-on-cash: -2.88%
• DSCR: 0.87
• GRM: 9.0

CMA / ARV

• ARV (median comp): $289,231
• List price: $225,000
• Delta: -22.21%
• 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
1409 Taylor Dr	0.00mi	3/2.0	1,438 (0%)	0mo	$225,000	$156	100
919 Kim Ln	0.10mi	3/2.0	1,445 (+0%)	4mo	$295,000	$204	91
1304 Doris Dr	0.08mi	3/2.0	1,512 (+5%)	6mo	$280,000	$185	83
1600 Wesley Dr	0.53mi	3/2.0	1,484 (+3%)	7mo	$249,500	$168	64
12820 Hilltop Dr	0.65mi	3/2.5	1,446 (+1%)	3mo	$175,000	$121	64
1300 Develon Dr	0.36mi	4/2.0 (+1)	1,572 (+9%)	2mo	$239,000	$152	61
1726 Hillcrest Ct	0.62mi	3/2.5	1,503 (+4%)	3mo	$237,000	$158	59
1038 Lakeview Dr	0.69mi	3/2.0	1,609 (+12%)	2mo	$299,900	$186	47
1325 Maple Ridge Dr	0.65mi	3/2.0	1,650 (+15%)	2mo	$234,900	$142	44
12802 Park Hill Ct	0.61mi	3/2.5	1,624 (+13%)	6mo	$249,999	$154	43
1137 Tosch Ln	0.65mi	3/2.0	1,630 (+13%)	6mo	$289,000	$177	42
1914 Del Oak Dr	0.74mi	4/1.0 (+1)	1,650 (+15%)	1mo	$190,000	$115	31

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: -24.7%
• Equity multiple: 0.18×
• Total profit: $-51,552
• Equity at exit: $33,548

10-year hold

• IRR: -34.0%
• Equity multiple: -0.25×
• Total profit: $-78,494
• Equity at exit: $19,454

Cash invested: $63,000 (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: 345
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,077 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$518 /mo · $6,216/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $-151

Break-even live

Break-even rent $2,268

Max offer price $198,327

Occupancy floor —

Sensitivity live

Price	-10% $-24	-5% $-87	+0% $-151	+5% $-215	+10% $-278
Rent	-10% $-315	-5% $-233	+0% $-151	+5% $-69	+10% $13
Rate	-1.0pp $-38	-0.5pp $-94	base $-151	+0.5pp $-209	+1.0pp $-269

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1029 Kory Dr Mesquite, TX	3.0	2.0	1463	$1,950	$1.33	45d	1	0.15mi
1005 Chelsea Dr Mesquite, TX	3.0	2.0	1861	$2,200	$1.18	26d	1	0.17mi
12719 Bluffview Dr Balch Springs, TX	3.0	2.5	1788	$2,300	$1.29	45d	1	0.50mi
1002 Majors Dr Mesquite, TX	3.0	2.0	1636	$1,895	$1.16	45d	1	0.52mi
12931 Parker Ct Balch Springs, TX	3.0	2.0	1338	$2,155	$1.61	9d	1	0.56mi
1602 Develon Dr Mesquite, TX	3.0	2.0	1251	$2,300	$1.84	45d	1	0.58mi
2045 Avis Cir Mesquite, TX	3.0	1.0	912	$1,600	$1.75	26d	1	0.74mi
2005 Mount Pleasant Dr Mesquite, TX	3.0	1.0	939	$1,545	$1.65	9d	1	0.77mi
1400 Long Shadow Ln Mesquite, TX	4.0	2.0	1474	$2,250	$1.53	9d	1	0.97mi
926 Powell Rd Mesquite, TX	2.0	1.0	1126	$1,800	$1.60	45d	1	1.01mi
1101 La Esperanza Dr Mesquite, TX	3.0	2.0	1697	$2,700	$1.59	0d	1	1.07mi
1128 Catalan Trl Mesquite, TX	3.0	2.5	1600	$2,300	$1.44	45d	1	1.08mi
11802 James Dr Balch Springs, TX	2.0	2.0	1194	$1,700	$1.42	24d	1	1.10mi
2025 Norcross Dr Mesquite, TX	3.0	2.0	1281	$1,850	$1.44	45d	1	1.11mi
1513 Colborne Dr Mesquite, TX	3.0	2.0	1805	$2,045	$1.13	45d	1	1.13mi
11815 Sunrise Dr Balch Springs, TX	3.0	2.0	1719	$1,895	$1.10	7d	1	1.14mi
1222 S Peachtree Rd Mesquite, TX	4.0	2.0	1750	$2,695	$1.54	0d	1	1.15mi
1801 Wilkinson Rd Mesquite, TX	2.0	1.0	1396	$1,550	$1.11	46d	1	1.18mi
2033 Spring Mills Rd Unit 1056398P Mesquite, TX	4.0	2.5	1872	$7,925	$4.23	0d	1	1.19mi
11405 S Blossom Cir Balch Springs, TX	2.0	1.0	920	$1,500	$1.63	3d	1	1.23mi
2008 Valley Falls Ave Mesquite, TX	3.0	2.0	1674	$2,350	$1.40	3d	1	1.23mi
2025 Buffalo Hill Dr Mesquite, TX	3.0	2.5	1675	$2,350	$1.40	18d	1	1.27mi
2025 Buffalo Hill Dr Unit 1 Mesquite, TX	3.0	2.5	1675	$2,350	$1.40	5d	1	1.27mi
2113 Spring Mills Rd Mesquite, TX	4.0	3.0	1643	$3,500	$2.13	9d	1	1.28mi
2005 Buffalo Hill Dr Mesquite, TX	3.0	2.5	1691	$2,150	$1.27	22d	1	1.28mi
2255 W Bruton Rd Mesquite, TX	1.0–3.0	1.0–2.0	957	$1,819	$1.90	45d	12	1.30mi
1912 Buffalo Hill Dr Mesquite, TX	3.0	2.5	1854	$2,200	$1.19	45d	1	1.32mi
1917 Buffalo Hill Dr Mesquite, TX	3.0	2.5	1409	$2,300	$1.63	26d	1	1.32mi
2161 Crooked Bow Dr Mesquite, TX	3.0	2.5	1409	$2,300	$1.63	0d	1	1.36mi
902 Lindo Dr Mesquite, TX	3.0	1.0	982	$1,695	$1.73	9d	1	1.40mi
701 Lee St Unit 2A Mesquite, TX	2.0	1.5	1073	$1,600	$1.49	14d	1	1.45mi
2164 Steer Creek Pl Mesquite, TX	3.0	2.5	1409	$2,400	$1.70	45d	1	1.48mi
2041 Juniper Pass Way Mesquite, TX	3.0	2.5	1711	$2,100	$1.23	20d	1	1.49mi
334 Freeman St Mesquite, TX	3.0	2.0	1330	$2,180	$1.64	9d	1	1.50mi

Listing history 7 events

1. 2026-06-04
   status $225,000 Pending 27 DOM
2. 2026-06-03
   days on market $225,000 Active 27 DOM
3. 2026-06-02
   days on market $225,000 Active 26 DOM
4. 2026-06-02
   status $225,000 Active 25 DOM
5. 2026-06-01
   days on market $225,000 Active Option Contract 25 DOM
6. 2026-05-31
   days on market $225,000 Active Option Contract 24 DOM
7. 2026-05-07
   listed $225,000 Active 417-char remark

ⓘ 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: $6,216 · $518/mo
• Projected year-2 tax: $6,216 · $518/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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°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: $24,921
• − Mortgage interest: −$12,603
• − Property taxes: −$6,216
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,994
• − Management: −$1,994
• − Depreciation: −$6,545
• Taxable loss: −$5,556
• Est. tax savings @ 24.0%: +$1,333
• After-tax cash flow: $-479/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

5 events — show timeline

• 2026-06-11 Sold (MLS) — NTREIS
• 2026-06-03 Pending — NTREIS
• 2026-06-01 Relisted — NTREIS
• 2026-05-27 Contingent — NTREIS
• 2026-05-07 Listed $225,000 NTREIS

Property tax history

+5.1%/yr

Latest (2025): $6,216 · +1.1% YoY. Source: county tax records.