501 Crest Hill Dr · Mesquite, TX 75149

$135,999

4 bd · 2.0 ba · 2,931 sqft · SingleFamily public records · 46 Days on market

Built 1955 8,102 sqft lot $46/sqft · 57% below area ↓ 46% since listing

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Why this score? — see what drove the B- 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).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Unlock the potential of nearly 3,000 square feet in this unique property packed with opportunity. Tucked behind a wood privacy fence, you’ll find a large detached workshop or garage, ideal for storage, a home business, or serious hobby space. The home’s upstairs bonus area adds even more flexibility, offering a great setup for a home office, guest suite, or MIL quarters. With great bones and a layout that lends itself to creative redesign, this property is perfect for a savvy fix and flip investor or a buyer ready to bring their dream home to life. Buyers and agents to do own due diligence. Seller has never lived on the property. Being sold AS IS. Cash or hard money only. No survey available. Go and Show. Schedule showing through Broker Bay to get Combo Code. Title is with National Title Group in Rockwall.

Key facts

• Upstairs bonus area
• Oversized workshop
• 8,102 sq ft lot

Tags

• UPSTAIRS BONUS AREA
• OVERSIZED WORKSHOP
• NEW WOOD PRIVACY FENCE

Property features AI

Finance

• Financial info: Listing for sale; cash offers accepted
• HOA & community: No association

Exterior

• Parking: Attached garage with 4 covered spaces; Driveway
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence (attached); Built in 1955; One story
• Construction: Siding construction
• Exterior features: Wood fencing

Interior

• Kitchen: No appliances listed
• Bedrooms: 4 bedrooms (primary bedroom on level 1)
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: One-level layout; One living area and one dining area; Other interior features
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $136k.

Deal economics

• At list price, monthly cash flow is $913 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $136k).
• Recommended offer: $132k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.3% 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: Tisinger El (math 24% / reading 28%, grade F, #2,954 of 4,322 statewide, top 69%, 654 students, 92% FRL) — zoned schools average 92% FRL vs 63% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 345 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 40% 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 $940 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 0.2% rent growth), your $38k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $14k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $131,919 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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 1955 — 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. 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.
6. 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.
7. 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: 1.72% ✓
• Cap rate: 14.35%
• Cash-on-cash: 28.76%
• DSCR: 2.28
• GRM: 4.8

CMA / ARV

• ARV (median comp): $313,669
• List price: $135,999
• Delta: -56.64%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.22% rent growth · sell at horizon

5-year hold

• IRR: 19.9%
• Equity multiple: 1.78×
• Total profit: $29,752
• Equity at exit: $20,278

10-year hold

• IRR: 26.2%
• Equity multiple: 3.00×
• Total profit: $76,138
• Equity at exit: $11,759

Cash invested: $38,080 (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: 4.8×

Monthly cashflow live

• Estimated rent: $2,345 medium
• Mortgage (P&I): −$713
• Tax est. 1.5%: −$170 /mo · $2,040/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $913

Break-even live

Break-even rent $1,190

Max offer price $135,999

Occupancy floor 56%

Sensitivity live

Price	-10% $1,007	-5% $960	+0% $913	+5% $866	+10% $819
Rent	-10% $728	-5% $820	+0% $913	+5% $1,005	+10% $1,098
Rate	-1.0pp $981	-0.5pp $947	base $913	+0.5pp $878	+1.0pp $842

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: $34,000
• Closing costs: $4,080
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
723 Sumner Dr Mesquite, TX	4.0	2.5	2668	$2,900	$1.09	0d	1	1.07mi

Listing history 31 events

1. 2026-06-21
   days on market $135,999 Active 46 DOM
2. 2026-06-18
   days on market $135,999 Active 43 DOM
3. 2026-06-17
   days on market $135,999 Active 42 DOM
4. 2026-06-16
   days on market $135,999 Active 41 DOM
5. 2026-06-15
   days on market $135,999 Active 40 DOM
6. 2026-06-13
   days on market $135,999 Active 38 DOM
7. 2026-06-13
   pricedays on market $135,999 Active 37 DOM
8. 2026-06-09
   days on market $150,000 Active 34 DOM
9. 2026-06-08
   days on market $150,000 Active 33 DOM
10. 2026-06-07
    days on market $150,000 Active 32 DOM
11. 2026-06-04
    days on market $150,000 Active 29 DOM
12. 2026-06-03
    days on market $150,000 Active 28 DOM
13. 2026-06-02
    days on market $150,000 Active 27 DOM
14. 2026-06-01
    days on market $150,000 Active 26 DOM
15. 2026-05-31
    days on market $150,000 Active 25 DOM
16. 2026-05-06
    listed $150,000 Active 269-char remark
17. 2025-10-28
    soldstatus Closed 835-char remark

    Show marketing remark (835 chars)

    Unlock the potential of nearly 3,000 square feet in this unique property packed with opportunity. Tucked behind a wood privacy fence, you’ll find a large detached workshop or garage, ideal for storage, a home business, or serious hobby space. The home’s upstairs bonus area adds even more flexibility, offering a great setup for a home office, guest suite, or MIL quarters. With great bones and a layout that lends itself to creative redesign, this property is perfect for a savvy fix and flip investor or a buyer ready to bring their dream home to life. Buyers and agents to do own due diligence. Seller has never lived on the property. Being sold AS IS. Cash or hard money only. No survey available. Go and Show. Schedule showing through Broker Bay to get Combo Code. Title is with National Title Group in Rockwall.

18. 2025-10-28
    soldstatus

    Show marketing remark (835 chars)

    Unlock the potential of nearly 3,000 square feet in this unique property packed with opportunity. Tucked behind a wood privacy fence, you’ll find a large detached workshop or garage, ideal for storage, a home business, or serious hobby space. The home’s upstairs bonus area adds even more flexibility, offering a great setup for a home office, guest suite, or MIL quarters. With great bones and a layout that lends itself to creative redesign, this property is perfect for a savvy fix and flip investor or a buyer ready to bring their dream home to life. Buyers and agents to do own due diligence. Seller has never lived on the property. Being sold AS IS. Cash or hard money only. No survey available. Go and Show. Schedule showing through Broker Bay to get Combo Code. Title is with National Title Group in Rockwall.

19. 2025-10-15
    status Pending 835-char remark

    Show marketing remark (835 chars)

    Unlock the potential of nearly 3,000 square feet in this unique property packed with opportunity. Tucked behind a wood privacy fence, you’ll find a large detached workshop or garage, ideal for storage, a home business, or serious hobby space. The home’s upstairs bonus area adds even more flexibility, offering a great setup for a home office, guest suite, or MIL quarters. With great bones and a layout that lends itself to creative redesign, this property is perfect for a savvy fix and flip investor or a buyer ready to bring their dream home to life. Buyers and agents to do own due diligence. Seller has never lived on the property. Being sold AS IS. Cash or hard money only. No survey available. Go and Show. Schedule showing through Broker Bay to get Combo Code. Title is with National Title Group in Rockwall.

20. 2025-09-05
    price $139,999 835-char remark

    Show marketing remark (835 chars)

    Unlock the potential of nearly 3,000 square feet in this unique property packed with opportunity. Tucked behind a wood privacy fence, you’ll find a large detached workshop or garage, ideal for storage, a home business, or serious hobby space. The home’s upstairs bonus area adds even more flexibility, offering a great setup for a home office, guest suite, or MIL quarters. With great bones and a layout that lends itself to creative redesign, this property is perfect for a savvy fix and flip investor or a buyer ready to bring their dream home to life. Buyers and agents to do own due diligence. Seller has never lived on the property. Being sold AS IS. Cash or hard money only. No survey available. Go and Show. Schedule showing through Broker Bay to get Combo Code. Title is with National Title Group in Rockwall.

21. 2025-05-30
    listed $165,000 Active 835-char remark

    Show marketing remark (835 chars)

    Unlock the potential of nearly 3,000 square feet in this unique property packed with opportunity. Tucked behind a wood privacy fence, you’ll find a large detached workshop or garage, ideal for storage, a home business, or serious hobby space. The home’s upstairs bonus area adds even more flexibility, offering a great setup for a home office, guest suite, or MIL quarters. With great bones and a layout that lends itself to creative redesign, this property is perfect for a savvy fix and flip investor or a buyer ready to bring their dream home to life. Buyers and agents to do own due diligence. Seller has never lived on the property. Being sold AS IS. Cash or hard money only. No survey available. Go and Show. Schedule showing through Broker Bay to get Combo Code. Title is with National Title Group in Rockwall.

22. 2025-03-10
    historical
23. 2025-01-02
    status Active
24. 2024-12-26
    historical Active Option Contract
25. 2024-12-13
    listed $189,000 Active
26. 2024-10-21
    soldstatus
27. 2023-05-25
    historical
28. 2023-05-11
    price $214,500
29. 2023-04-24
    listed $249,955 Active
30. 2023-04-24
    historical
31. 2023-04-20
    listed $249,955 Active

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

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 · 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: $28,142
• − Mortgage interest: −$7,618
• − Property taxes: −$2,040
• − Insurance: −$680
• − Repairs & maintenance: −$2,251
• − Management: −$2,251
• − Depreciation: −$3,956
• Taxable income: $9,345
• Est. tax owed @ 24.0%: −$2,243
• After-tax cash flow: $8,711/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

-45.6% since first listed

17 events — show timeline

• 2026-06-10 Price Changed $135,999 NTREIS
• 2026-05-06 Listed $150,000 NTREIS
• 2025-10-28 Sold (Public Records) — Public Records
• 2025-10-28 Sold (MLS) — NTREIS
• 2025-10-15 Pending — NTREIS
• 2025-09-05 Price Changed $139,999 NTREIS
• 2025-05-30 Listed $165,000 NTREIS
• 2025-03-10 Listing Removed — NTREIS
• 2025-01-02 Relisted — NTREIS
• 2024-12-26 Contingent — NTREIS
• 2024-12-13 Listed $189,000 NTREIS
• 2024-10-21 Sold (Public Records) — Public Records
• 2023-05-25 Listing Removed — NTREIS
• 2023-05-11 Price Changed $214,500 NTREIS
• 2023-04-24 Listing Removed — NTREIS
• 2023-04-24 Listed $249,955 NTREIS
• 2023-04-20 Listed $249,955 NTREIS

Property tax history

+7.4%/yr

Latest (2025): $7,674 · +1.1% YoY. Source: county tax records.