3533 Bahamas Dr · Mesquite, TX 75150

$189,000

3 bd · 2.0 ba · 1,337 sqft · SingleFamily public records · 71 Days on market

Built 1961 8,843 sqft lot Est $245k · 23% 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 +12.9/30.0
• 1% rule +5.2/10.0
• DSCR +3.9/10.0
• 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

This large corner property in convenient Town East Estates in Mesquite is ready for someone to make their own! Adorable curb appeal is welcoming and the back yard is huge! THIS PROPERTY IS AN ESTATE PROPERTY WHICH HAS ALREADY BEEN THROUGH PROBATE. IT IS SOLD AS IS (NO REPAIRS WILL BE DONE) AND NEEDS LOVE. Newer AC Unit (Trane 2021), formal dining room, cozy living room with built in shelving and cabinets, terra cotta tile flooring, white kitchen cabinetry, SS appliances and gas cooktop. Laundry room and one car garage. Large sun room with newer ceramic tile flooring & ceiling fan is light and bright and has views of the oversized backyard that could be a wonderful space for entertaini

Key facts

• Newer ac unit
• Fully fenced
• Formal dining room

Tags

• OVERSIZED CORNER PROPERTY
• FULLY FENCED
• HUGE BACK YARD
• NEWER AC UNIT
• FORMAL DINING ROOM
• BUILT IN SHELVING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $-15 ($-177/yr) — negative.
• To cash-flow at today's rent, offer at most $186k (1.4% below list).
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $178k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.2% 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: 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: Range El (math 24% / reading 25%, grade F, #3,052 of 4,322 statewide, top 74%, 597 students, 88% FRL); Mcdonald Middle (math 32% / reading 30%, grade F, #1,015 of 1,662 statewide, top 62%, 786 students, 86% FRL); North Mesquite H S (math 36% / reading 34%, grade F, #954 of 1,632 statewide, top 59%, 2,087 students, 85% FRL) — zoned schools average 86% FRL vs 63% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 195 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 ($65k/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 $1k of loan paydown is wiped out by about $6k 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 71 days — a 6% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $189k implies a 135% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.
• 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 $177,660 (6.0% 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 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.02% ✓
• Cap rate: 6.20%
• Cash-on-cash: -0.34%
• DSCR: 0.99
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $244,671
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3420 Bahamas Dr	0.14mi	3/1.0	1,312 (-2%)	1mo	$160,000	$122	86
2229 Aloha Dr	0.36mi	3/2.0	1,356 (+1%)	2mo	$234,900	$173	79
2506 Aloha Dr	0.17mi	4/2.5 (+1)	1,308 (-2%)	4mo	$245,000	$187	78
3646 Palm Dr	0.28mi	4/2.5 (+1)	1,365 (+2%)	2mo	$249,999	$183	75
3429 Eastbrook Dr	0.46mi	3/2.0	1,385 (+4%)	2mo	$249,000	$180	71
2617 Westview Dr	0.65mi	3/2.0	1,350 (+1%)	0mo	$229,000	$170	68
3419 Palm Dr	0.20mi	4/3.0 (+1)	1,428 (+7%)	3mo	$254,999	$179	68
2501 Bamboo St	0.22mi	3/1.0	1,176 (-12%)	3mo	$219,000	$186	64
3329 Eastbrook Dr	0.57mi	3/2.0	1,257 (-6%)	5mo	$259,900	$207	60
2004 Eastbrook Cir	0.66mi	3/2.0	1,263 (-6%)	1mo	$237,500	$188	60
2722 Cumberland Dr	0.75mi	3/2.0	1,246 (-7%)	4mo	$254,500	$204	50
2602 Eastridge St	0.75mi	3/2.0	1,504 (+12%)	3mo	$245,000	$163	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 · 0.4% rent growth · sell at horizon

5-year hold

• IRR: -20.3%
• Equity multiple: 0.31×
• Total profit: $-36,314
• Equity at exit: $28,181

10-year hold

• IRR: -21.9%
• Equity multiple: 0.03×
• Total profit: $-51,295
• Equity at exit: $16,341

Cash invested: $52,920 (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 75150

• Home prices YoY: -33.8%
• Rents YoY: 0.4%
• Active inventory: 195
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,929 high
• Mortgage (P&I): −$991
• Tax from tax record: −$469 /mo · $5,625/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $-15

Break-even live

Break-even rent $1,948

Max offer price $186,389

Occupancy floor 96%

Sensitivity live

Price	-10% $92	-5% $39	+0% $-15	+5% $-68	+10% $-122
Rent	-10% $-167	-5% $-91	+0% $-15	+5% $61	+10% $138
Rate	-1.0pp $80	-0.5pp $33	base $-15	+0.5pp $-64	+1.0pp $-114

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3512 Bahamas Dr Mesquite, TX	3.0	2.0	1455	$1,795	$1.23	13d	1	0.04mi
3512 Bahamas Dr Mesquite, TX	3.0	2.0	1455	$1,795	$1.23	26d	1	0.04mi
3512 Bahamas Dr Mesquite, TX	3.0	2.0	1455	$1,750	$1.20	0d	1	0.04mi
3703 Byrd Dr Mesquite, TX	3.0	1.5	1702	$2,150	$1.26	4d	1	0.21mi
3531 Bonita Vista Cir Mesquite, TX	4.0	2.0	1358	$1,950	$1.44	26d	1	0.26mi
3531 Bonita Vista Cir Mesquite, TX	4.0	2.0	1358	$1,950	$1.44	14d	1	0.26mi
3206 Heather Glen Dr Mesquite, TX	4.0	2.0	1708	$4,800	$2.81	0d	1	0.36mi
4244 Flamingo Way Mesquite, TX	3.0	2.0	1500	$2,150	$1.43	45d	1	0.46mi
4313 Flamingo Way Mesquite, TX	3.0	2.0	1482	$2,200	$1.48	9d	1	0.48mi
4228 Flamingo Way Mesquite, TX	3.0	2.0	1240	$1,898	$1.53	45d	1	0.48mi
3315 Kensington Dr Mesquite, TX	3.0	2.0	1641	$1,900	$1.16	45d	1	0.54mi
2021 Aloha Dr Mesquite, TX	3.0	2.0	1556	$2,200	$1.41	45d	1	0.58mi
2808 Belhaven Dr Mesquite, TX	3.0	1.5	1199	$1,695	$1.41	3d	1	0.64mi
3110 Berkshire Dr Mesquite, TX	3.0	2.0	1755	$2,038	$1.16	0d	1	0.65mi
2900 Aiden Ln Mesquite, TX	3.0	2.5	1627	$2,150	$1.32	0d	1	0.72mi
4200 U.S. 80 Mesquite, TX	1.0–2.0	1.0–2.0	787	$1,545	$1.96	0d	132	0.77mi
2721 Northview Pl Mesquite, TX	4.0	2.0	1512	$2,245	$1.48	21d	1	0.87mi
2721 Northview Pl Mesquite, TX	4.0	2.5	1512	$2,135	$1.41	45d	1	0.87mi
3532 Hilton Dr Mesquite, TX	3.0	1.5	1216	$1,690	$1.39	0d	1	0.92mi
3532 Hilton Dr Mesquite, TX	3.0	1.5	1216	$1,690	$1.39	4d	1	0.92mi
8411 La Prada Dr Dallas, TX	1.0–3.0	1.0–2.0	825	$1,305	$1.58	1d	24	0.97mi
3622 Gray Dr Mesquite, TX	3.0	2.0	1786	$2,200	$1.23	9d	1	0.98mi
8383 La Prada Dr Dallas, TX	1.0–2.0	1.0–2.0	910	$1,545	$1.70	1d	9	0.99mi
3404 Gray Dr Mesquite, TX	4.0	2.0	1516	$2,150	$1.42	14d	1	1.00mi
1809 Baker Dr Mesquite, TX	1.0–2.0	1.0–2.0	874	$1,431	$1.64	45d	3	1.00mi
3500 Statler Dr Mesquite, TX	3.0	2.0	1557	$1,895	$1.22	26d	1	1.04mi
2626 John West Rd Mesquite, TX	1.0–3.0	1.0–2.0	885	$1,557	$1.76	1d	17	1.09mi
3412 Beth Dr Mesquite, TX	3.0	1.0	1148	$1,795	$1.56	45d	1	1.16mi
2820 Percheron Dr Mesquite, TX	3.0	2.5	1769	$2,400	$1.36	0d	1	1.17mi
2820 Percheron Dr Mesquite, TX	3.0	2.5	1769	$2,400	$1.36	26d	1	1.17mi
3008 Scottsbluff Dr Dallas, TX	4.0	2.0	1220	$2,200	$1.80	21d	1	1.18mi
8702 Shiloh Rd Dallas, TX	2.0–4.0	1.0–2.0	1070	$1,592	$1.49	45d	1	1.18mi
2948 Percheron Dr Unit NA Mesquite, TX	3.0	2.5	1691	$1,995	$1.18	26d	1	1.18mi
3511 Casa Ridge Dr Mesquite, TX	4.0	1.5	1276	$1,759	$1.38	9d	1	1.18mi
2605 John West Rd Dallas, TX	2.0–3.0	2.0	1025	$1,396	$1.36	1d	11	1.18mi
2909 Bluets Dr Mesquite, TX	3.0	2.5	1728	$2,000	$1.16	17d	1	1.20mi
2908 Mare Dr Mesquite, TX	3.0	2.5	1722	$2,100	$1.22	45d	1	1.20mi
2837 Appaloosa Ln Mesquite, TX	3.0	2.5	1837	$2,500	$1.36	45d	1	1.21mi
2920 Bluets Dr Mesquite, TX	3.0	3.0	1477	$2,200	$1.49	0d	1	1.21mi
3017 Percheron Dr Mesquite, TX	3.0	3.0	1473	$1,995	$1.35	23d	1	1.21mi

Listing history 10 events

1. 2026-04-01
   status Pending
2. 2026-03-26
   historical Active Option Contract
3. 2026-03-25
   status Pending
4. 2026-03-16
   price $189,000
5. 2026-03-13
   status Active
6. 2026-03-05
   historical Active Option Contract
7. 2026-02-04
   price $199,900
8. 2026-01-20
   listed $239,000 Active
9. 1993-03-09
   soldstatus $80,343
10. 1983-10-11
    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: $5,625 · $469/mo
• Projected year-2 tax: $5,625 · $469/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 ≥109°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,148
• − Mortgage interest: −$10,587
• − Property taxes: −$5,625
• − Insurance: −$945
• − Repairs & maintenance: −$1,852
• − Management: −$1,852
• − Depreciation: −$5,498
• Taxable loss: −$3,211
• Est. tax savings @ 24.0%: +$771
• After-tax cash flow: $593/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): 62,738
• Household income: $65,440
• Rent vs Own: 48.6% rent · 51.4% own
• Severe rent burden: 3609.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 47% White 27% Two or more races 21% Black 21% Asian 3%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Slovak 1% Lithuanian 1% Serbian 1%
• Foreign-born: 20% · Canada, Vietnam, China
• Languages at home: 56% English-only · Spanish 40% Other Asian/Pacific 1% Arabic 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: ▼ -172.95%
• Current HPI: 338.3934
• Rent YoY: ▲ 0.40%
• 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

+135.2% since first listed

10 events — show timeline

• 2026-04-01 Pending — NTREIS
• 2026-03-26 Contingent — NTREIS
• 2026-03-25 Pending — NTREIS
• 2026-03-16 Price Changed $189,000 NTREIS
• 2026-03-13 Relisted — NTREIS
• 2026-03-05 Contingent — NTREIS
• 2026-02-04 Price Changed $199,900 NTREIS
• 2026-01-20 Listed $239,000 NTREIS
• 1993-03-09 Sold (Public Records) $80,343 Public Records
• 1983-10-11 Sold (Public Records) — Public Records

Property tax history

+6.7%/yr

Latest (2025): $5,625 · -6.0% YoY. Source: county tax records.