1824 Solterra Blvd · Mesquite, TX 75181

$424,350

4 bd · 3.0 ba · 2,545 sqft · SingleFamily · 324 Days on market

Built 2025 $167/sqft · 13% below area Est $489k · 13% 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 +13.4/15.0
• Cash flow +8.2/30.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Tyler is an incredible two-story floorplan featuring a stunning foyer and picturesque high ceilings that carry through to the rear of the home, creating a dramatic and open feel. Just off the entry, a private study offers the perfect space for work or quiet focus. The gourmet kitchen is a true centerpiece, showcasing a large island ideal for meal prep, casual dining, or entertaining. The primary suite is thoughtfully designed with upgraded flooring, additional lighting, and an elegant box ceiling that adds architectural interest. The ensuite bath includes a separate shower with a step-in mud pan and a sleek glass enclosure. Upstairs, an oversized game room provides a flexible space for relaxation, play, or gathering with family and friends-completing this thoughtfully crafted home built for modern living.

Key facts

• Gourmet kitchen
• Two-story floorplan
• Large island

Tags

• TWO-STORY FLOORPLAN
• PRIVATE STUDY
• GOURMET KITCHEN
• LARGE ISLAND
• OVERSIZED GAME ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $424k.

Deal economics

• At list price, monthly cash flow is $-394 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $367k (13.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $321k (24.3% below list).
• Recommended offer: $321k (24.3% below list) — sets the bar for 1% rule.

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; 590 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 35% 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 $3k of loan paydown is wiped out by about $13k 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 324 days — a 12% lower offer ($373k) 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.

Recommended offer $321,311 (24.3% 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 324 days. Have you received any prior offers? Is the seller open to a 24% 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: 0.76% ✗
• Cap rate: 5.18%
• Cash-on-cash: -3.98%
• DSCR: 0.82
• GRM: 11.0

CMA / ARV

• ARV (median comp): $488,870
• List price: $424,350
• Delta: -13.20%
• 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
1816 Morning Mist Way	0.24mi	4/2.5	2,574 (+1%)	0mo	$516,901	$201	85
1825 Jasmine June	0.02mi	5/4.0 (+1)	2,683 (+5%)	2mo	$529,950	$198	80
2028 Jasper Mdws	0.32mi	5/3.0 (+1)	2,538 (-0%)	2mo	$464,373	$183	78
2101 Hazel Lily Run	0.36mi	4/2.5	2,495 (-2%)	2mo	$474,000	$190	76
1801 Jade Forest Ln	0.39mi	4/2.5	2,495 (-2%)	3mo	$487,955	$196	74
2225 Hazel Lily Run	0.32mi	4/3.0	2,358 (-7%)	0mo	$414,990	$176	72
1933 Jade Forest Ln	0.39mi	3/2.5 (-1)	2,500 (-2%)	3mo	$409,990	$164	69
1813 Forest Wood Ln	0.51mi	4/2.5	2,630 (+3%)	1mo	$414,990	$158	68
2500 Redfield Dr	0.70mi	4/3.5	2,531 (-1%)	3mo	$360,000	$142	62
1806 Cedar Ridge Dr	0.64mi	4/2.5	2,686 (+6%)	2mo	$345,000	$128	57
1837 Rustic Vine Rd	0.23mi	5/3.5 (+1)	2,925 (+15%)	3mo	$473,000	$162	55
1909 Sapphire Run	0.37mi	5/3.0 (+1)	2,894 (+14%)	2mo	$469,099	$162	53

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: -26.3%
• Equity multiple: 0.13×
• Total profit: $-103,026
• Equity at exit: $63,272

10-year hold

• IRR: -37.1%
• Equity multiple: -0.33×
• Total profit: $-157,463
• Equity at exit: $36,690

Cash invested: $118,818 (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: 590
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $3,213 high
• Mortgage (P&I): −$2,225
• Tax est. 1.5%: −$530 /mo · $6,365/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$675
• Net cashflow: $-394

Break-even live

Break-even rent $3,712

Max offer price $367,304

Occupancy floor —

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: $106,088
• Closing costs: $12,730
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1908 Twisted Tree Ln Mesquite, TX	5.0	2.5	2750	$3,670	$1.33	24d	1	0.29mi
1817 Cedarbriar Dr Mesquite, TX	5.0	3.5	2538	$3,495	$1.38	44d	1	0.65mi
2439 Whitetail Dr Mesquite, TX	4.0	2.5	2484	$2,800	$1.13	24d	1	0.76mi
1809 Osage Trl Mesquite, TX	4.0	2.0	2022	$2,599	$1.29	17d	1	0.83mi
732 Creekview Ct Mesquite, TX	5.0	3.0	2313	$3,495	$1.51	44d	1	0.94mi
1332 Nimitz Way Mesquite, TX	4.0	2.0	2109	$2,280	$1.08	21d	1	0.98mi
1309 Dawson Way Mesquite, TX	4.0	2.0	1952	$2,222	$1.14	8d	1	1.03mi
815 Valleycreek Rd Mesquite, TX	3.0	2.0	1788	$2,500	$1.40	44d	1	1.04mi
1308 Dawson Way Mesquite, TX	4.0	2.5	2476	$3,573	$1.44	24d	1	1.05mi
2749 Ingram Cir Mesquite, TX	3.0	2.0	1791	$2,119	$1.18	3d	1	1.22mi
2637 Austin Dr Mesquite, TX	4.0	2.5	2291	$3,350	$1.46	44d	1	1.32mi
716 Elm Falls Pl Mesquite, TX	3.0	2.0	2444	$2,300	$0.94	21d	1	1.34mi
1226 Rivercrest Dr Mesquite, TX	5.0	3.0	3221	$3,970	$1.23	1d	1	1.35mi
2302 Highbank Dr Mesquite, TX	3.0	2.0	1783	$2,145	$1.20	44d	1	1.36mi
2621 Ash Crk Mesquite, TX	3.0	2.0	1843	$2,299	$1.25	44d	1	1.36mi
2829 Kerrville Dr Mesquite, TX	4.0	2.5	2349	$2,700	$1.15	4d	1	1.39mi
1626 Rancho Dr Mesquite, TX	4.0	2.0	2562	$2,419	$0.94	24d	1	1.42mi
2725 Stillwater Dr Mesquite, TX	5.0	2.5	2228	$3,199	$1.44	1d	1	1.45mi
1704 Bent Brook Dr Mesquite, TX	5.0	3.0	2726	$2,900	$1.06	18d	1	1.48mi

Listing history 19 events

1. 2026-06-18
   days on market $424,350 Active 324 DOM
2. 2026-06-17
   days on market $424,350 Active 323 DOM
3. 2026-06-16
   days on market $424,350 Active 322 DOM
4. 2026-06-15
   days on market $424,350 Active 321 DOM
5. 2026-06-13
   days on market $424,350 Active 319 DOM
6. 2026-06-13
   days on market $424,350 Active 318 DOM
7. 2026-06-09
   days on market $424,350 Active 315 DOM
8. 2026-06-08
   days on market $424,350 Active 314 DOM
9. 2026-06-07
   days on market $424,350 Active 313 DOM
10. 2026-06-04
    days on market $424,350 Active 310 DOM
11. 2026-06-03
    days on market $424,350 Active 309 DOM
12. 2026-06-02
    days on market $424,350 Active 308 DOM
13. 2026-06-01
    days on market $424,350 Active 307 DOM
14. 2026-05-31
    days on market $424,350 Active 306 DOM
15. 2026-01-21
    price $424,350 820-char remark

    Show marketing remark (820 chars)

    The Tyler is an incredible two-story floorplan featuring a stunning foyer and picturesque high ceilings that carry through to the rear of the home, creating a dramatic and open feel. Just off the entry, a private study offers the perfect space for work or quiet focus. The gourmet kitchen is a true centerpiece, showcasing a large island ideal for meal prep, casual dining, or entertaining. The primary suite is thoughtfully designed with upgraded flooring, additional lighting, and an elegant box ceiling that adds architectural interest. The ensuite bath includes a separate shower with a step-in mud pan and a sleek glass enclosure. Upstairs, an oversized game room provides a flexible space for relaxation, play, or gathering with family and friends-completing this thoughtfully crafted home built for modern living.

16. 2026-01-20
    price $424,950 820-char remark

    Show marketing remark (820 chars)

    The Tyler is an incredible two-story floorplan featuring a stunning foyer and picturesque high ceilings that carry through to the rear of the home, creating a dramatic and open feel. Just off the entry, a private study offers the perfect space for work or quiet focus. The gourmet kitchen is a true centerpiece, showcasing a large island ideal for meal prep, casual dining, or entertaining. The primary suite is thoughtfully designed with upgraded flooring, additional lighting, and an elegant box ceiling that adds architectural interest. The ensuite bath includes a separate shower with a step-in mud pan and a sleek glass enclosure. Upstairs, an oversized game room provides a flexible space for relaxation, play, or gathering with family and friends-completing this thoughtfully crafted home built for modern living.

17. 2026-01-16
    historical
18. 2025-07-31
    listed $424,350 Active
19. 2025-07-30
    listed $424,350 Active 820-char remark

    Show marketing remark (820 chars)

    The Tyler is an incredible two-story floorplan featuring a stunning foyer and picturesque high ceilings that carry through to the rear of the home, creating a dramatic and open feel. Just off the entry, a private study offers the perfect space for work or quiet focus. The gourmet kitchen is a true centerpiece, showcasing a large island ideal for meal prep, casual dining, or entertaining. The primary suite is thoughtfully designed with upgraded flooring, additional lighting, and an elegant box ceiling that adds architectural interest. The ensuite bath includes a separate shower with a step-in mud pan and a sleek glass enclosure. Upstairs, an oversized game room provides a flexible space for relaxation, play, or gathering with family and friends-completing this thoughtfully crafted home built for modern living.

ⓘ 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: $38,557
• − Mortgage interest: −$23,770
• − Property taxes: −$6,365
• − Insurance: −$2,122
• − Repairs & maintenance: −$3,085
• − Management: −$3,085
• − Depreciation: −$12,345
• Taxable loss: −$12,214
• Est. tax savings @ 24.0%: +$2,931
• After-tax cash flow: $-1,799/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

Price history

+0.0% since first listed

5 events — show timeline

• 2026-01-21 Price Changed $424,350 Zillow
• 2026-01-20 Price Changed $424,950 Zillow
• 2026-01-16 Listing Removed — NTREIS
• 2025-07-31 Listed $424,350 NTREIS
• 2025-07-30 Listed $424,350 Zillow