1510 Summit St · Mesquite, TX 75149

$179,500

3 bd · 1.0 ba · 1,020 sqft · SingleFamily public records · 37 Days on market

Built 1960 $176/sqft · at area comps Est $223k · 20% 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 +13.6/30.0
• 1% rule +4.7/10.0
• DSCR +4.1/10.0
• 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

Nice layout with hardwood flooring. 3 bedroom with one and a half bath. Central heat and air, roof replaced in 2012, exterior paint 2012. Large detached 2 car garage with opener, built in shelving, and tons of natural light. This home does have a utility area with extra storage inside the home. There is a washer and a refrigerator that will convey to the new owners. This is an estate sale.

Key facts

• Hardwood flooring
• Exterior paint
• Central heat and air

Tags

• HARDWOOD FLOORING
• CENTRAL HEAT AND AIR
• ROOF REPLACED
• EXTERIOR PAINT
• DETACHED GARAGE
• BUILT IN SHELVING

Property features AI

Exterior

• Home design: Built in 1960; Single-family property
• Construction: Built in 1960
• Exterior features: Located in Northridge Estates

Interior

• Interior features: Northridge Estates subdivision

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $9 ($105/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (2.9% below list).
• Recommended offer: $174k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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; 35 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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 37 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago 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

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,115 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.97% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.21%
• DSCR: 1.01
• GRM: 8.6

CMA / ARV

• ARV (median comp): $223,297
• List price: $179,500
• Delta: -19.61%
• 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
1722 Buena Vista St	0.26mi	4/1.5 (+1)	1,023 (+0%)	4mo	$200,000	$196	77
1734 Summit St	0.27mi	3/1.0	978 (-4%)	4mo	$175,000	$179	77
1730 Buena Vista St	0.28mi	3/2.0	1,059 (+4%)	6mo	$250,000	$236	72
1417 Summit St	0.10mi	3/2.0	1,144 (+12%)	3mo	$205,000	$179	69
910 Royal Crest Dr	0.34mi	3/1.5	936 (-8%)	2mo	$215,000	$230	67
724 Lee St	0.53mi	2/1.0 (-1)	1,052 (+3%)	5mo	$179,900	$171	61
1909 Lee	0.52mi	3/1.0	918 (-10%)	5mo	$160,000	$174	55
736 Lee St	0.51mi	2/1.5 (-1)	1,088 (+7%)	6mo	$179,900	$165	53
823 Versailles St	0.42mi	2/2.0 (-1)	1,125 (+10%)	3mo	$195,000	$173	52
1504 Ridgeview St	0.63mi	3/1.0	1,173 (+15%)	4mo	$213,900	$182	43
1409 Natchez Trce	0.49mi	2/2.0 (-1)	1,161 (+14%)	3mo	$203,000	$175	43
1433 Del Rio Dr	0.62mi	2/2.0 (-1)	1,111 (+9%)	7mo	$198,000	$178	42

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: -19.4%
• Equity multiple: 0.34×
• Total profit: $-33,166
• Equity at exit: $26,764

10-year hold

• IRR: -20.2%
• Equity multiple: 0.08×
• Total profit: $-46,144
• Equity at exit: $15,520

Cash invested: $50,260 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,743 high
• Mortgage (P&I): −$941
• Tax from tax record: −$352 /mo · $4,222/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $9

Break-even live

Break-even rent $1,732

Max offer price $179,500

Occupancy floor 94%

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: $44,875
• Closing costs: $5,385
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1021 Irene Dr Mesquite, TX	3.0	1.0	1065	$1,745	$1.64	2d	1	0.15mi
1528 Longview St Mesquite, TX	3.0	1.0	989	$1,790	$1.81	16d	1	0.19mi
1529 Longview St Mesquite, TX	3.0	1.5	1160	$1,695	$1.46	43d	1	0.22mi
1218 Gate Lane Dr Mesquite, TX	3.0	1.0	950	$1,495	$1.57	24d	1	0.27mi
1218 Gate Lane Dr Mesquite, TX	3.0	1.0	950	$1,495	$1.57	16d	1	0.27mi
1504 Valley View St Mesquite, TX	3.0	1.0	1240	$1,555	$1.25	2d	1	0.29mi
1504 Valley View St Mesquite, TX	3.0	1.0	1240	$1,621	$1.31	7d	1	0.29mi
1520 Valley View St Unit Labs Mesquite, TX	4.0	2.0	1240	$1,800	$1.45	5d	1	0.29mi
817 Denmark Dr Mesquite, TX	3.0	2.0	1229	$1,625	$1.32	7d	1	0.40mi
804 W Grubb Dr Mesquite, TX	3.0	1.5	1314	$1,800	$1.37	11d	1	0.43mi
822 Colchester Dr Mesquite, TX	2.0	2.0	1064	$1,650	$1.55	7d	1	0.43mi
400 Highland Village Dr Unit 565 Mesquite, TX	2.0	1.0	953	$1,399	$1.47	43d	1	0.44mi
400 Highland Village Dr Unit 649 Mesquite, TX	2.0	1.0	853	$1,425	$1.67	12d	1	0.44mi
400 Highland Village Dr Unit 520 Mesquite, TX	2.0	1.0	953	$1,349	$1.42	43d	1	0.44mi
400 Highland Village Dr Unit 633 Mesquite, TX	2.0	1.0	853	$1,480	$1.74	43d	1	0.44mi
732 Versailles St Mesquite, TX	3.0	2.0	1325	$1,649	$1.24	7d	1	0.49mi
701 Lee St Unit 2A Mesquite, TX	2.0	1.5	1073	$1,600	$1.49	12d	1	0.56mi
226 Wilderness Trl Mesquite, TX	2.0	2.0	1136	$1,650	$1.45	43d	1	0.57mi
1817 Belmont St Mesquite, TX	4.0	2.0	1338	$1,950	$1.46	43d	1	0.60mi
1232 Redman Ave Mesquite, TX	3.0	2.0	1250	$1,750	$1.40	43d	1	0.65mi
115 Wilderness Trl Mesquite, TX	3.0	2.0	1350	$1,845	$1.37	43d	1	0.66mi
1213 Redman Ave Mesquite, TX	3.0	2.0	1225	$1,650	$1.35	12d	1	0.69mi
1513 Liberty Ln Mesquite, TX	3.0	2.5	1393	$1,925	$1.38	7d	1	0.70mi
1149 Redman Ave Mesquite, TX	3.0	2.0	1225	$1,750	$1.43	43d	1	0.73mi
211 Athel Dr Mesquite, TX	3.0	2.0	1362	$2,100	$1.54	7d	1	0.75mi
232 Alexandria St Mesquite, TX	3.0	2.5	1370	$1,795	$1.31	43d	1	0.76mi
2020 Ridgeview Plz Mesquite, TX	3.0	2.0	1355	$2,000	$1.48	43d	1	0.78mi
324 Crooked Ln Mesquite, TX	2.0	2.0	1248	$1,700	$1.36	12d	1	0.80mi
2225 Janice St Mesquite, TX	3.0	1.5	1392	$1,695	$1.22	24d	1	0.84mi
337 Conger Dr Mesquite, TX	3.0	2.0	1177	$1,900	$1.61	16d	1	0.85mi
724 Melinda Dr Mesquite, TX	3.0	2.0	1400	$1,950	$1.39	1d	1	0.85mi
901 US Highway 80 E Mesquite, TX	1.0–3.0	1.0–2.0	1039	$1,934	$1.86	1d	34	1.03mi
2200 N Belt Line Rd Mesquite, TX	1.0–3.0	1.0–2.0	1008	$1,900	$1.88	1d	18	1.30mi
1917 Buffalo Hill Dr Mesquite, TX	3.0	2.5	1409	$2,300	$1.63	24d	1	1.35mi
19200 Lyndon B Johnson Fwy Mesquite, TX	2.0	1.0–2.0	780	$1,520	$1.95	1d	12	1.49mi

Listing history 21 events

1. 2026-06-18
   days on market $179,500 Active 37 DOM
2. 2026-06-17
   days on market $179,500 Active 36 DOM
3. 2026-06-16
   days on market $179,500 Active 35 DOM
4. 2026-06-15
   days on market $179,500 Active 34 DOM
5. 2026-06-13
   days on market $179,500 Active 32 DOM
6. 2026-06-13
   days on market $179,500 Active 31 DOM
7. 2026-06-09
   days on market $179,500 Active 28 DOM
8. 2026-06-08
   days on market $179,500 Active 27 DOM
9. 2026-06-07
   days on market $179,500 Active 26 DOM
10. 2026-06-04
    days on market $179,500 Active 23 DOM
11. 2026-06-03
    days on market $179,500 Active 22 DOM
12. 2026-06-02
    days on market $179,500 Active 21 DOM
13. 2026-06-01
    days on market $179,500 Active 20 DOM
14. 2026-05-31
    days on market $179,500 Active 19 DOM
15. 2026-05-12
    listed $179,500 Active 523-char remark
16. 2013-04-03
    soldstatus
17. 2013-03-29
    soldstatus Closed 392-char remark

    Show marketing remark (392 chars)

    Nice layout with hardwood flooring. 3 bedroom with one and a half bath. Central heat and air, roof replaced in 2012, exterior paint 2012. Large detached 2 car garage with opener, built in shelving, and tons of natural light. This home does have a utility area with extra storage inside the home. There is a washer and a refrigerator that will convey to the new owners. This is an estate sale.

18. 2013-03-05
    status Pending 392-char remark

    Show marketing remark (392 chars)

    Nice layout with hardwood flooring. 3 bedroom with one and a half bath. Central heat and air, roof replaced in 2012, exterior paint 2012. Large detached 2 car garage with opener, built in shelving, and tons of natural light. This home does have a utility area with extra storage inside the home. There is a washer and a refrigerator that will convey to the new owners. This is an estate sale.

19. 2013-02-08
    price $64,000 392-char remark

    Show marketing remark (392 chars)

    Nice layout with hardwood flooring. 3 bedroom with one and a half bath. Central heat and air, roof replaced in 2012, exterior paint 2012. Large detached 2 car garage with opener, built in shelving, and tons of natural light. This home does have a utility area with extra storage inside the home. There is a washer and a refrigerator that will convey to the new owners. This is an estate sale.

20. 2013-01-04
    listed $69,000 Active 392-char remark

    Show marketing remark (392 chars)

    Nice layout with hardwood flooring. 3 bedroom with one and a half bath. Central heat and air, roof replaced in 2012, exterior paint 2012. Large detached 2 car garage with opener, built in shelving, and tons of natural light. This home does have a utility area with extra storage inside the home. There is a washer and a refrigerator that will convey to the new owners. This is an estate sale.

21. 1960-06-08
    soldstatus

ⓘ 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: $4,222 · $352/mo
• Projected year-2 tax: $4,222 · $352/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 7/10 Severe 7 d/yr ≥110°F today · 24 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: $20,913
• − Mortgage interest: −$10,055
• − Property taxes: −$4,222
• − Insurance: −$898
• − Repairs & maintenance: −$1,673
• − Management: −$1,673
• − Depreciation: −$5,222
• Taxable loss: −$2,830
• Est. tax savings @ 24.0%: +$679
• After-tax cash flow: $785/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

+160.1% since first listed

7 events — show timeline

• 2026-05-12 Listed $179,500 FSBO.com
• 2013-04-03 Sold (Public Records) — Public Records
• 2013-03-29 Sold (MLS) — NTREIS
• 2013-03-05 Pending — NTREIS
• 2013-02-08 Price Changed $64,000 NTREIS
• 2013-01-04 Listed $69,000 NTREIS
• 1960-06-08 Sold (Public Records) — Public Records

Property tax history

+6.2%/yr

Latest (2025): $4,222 · +0.7% YoY. Source: county tax records.