Brooke - Old World Plan · Mesquite, TX 75126

$241,990

2 bd · 2.5 ba · 1,592 sqft · SingleFamily · 205 Days on market

Good condition

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Why this score? — see what drove the F 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 +7.5/15.0
• Schools +5.4/10.0
• Cash flow +4.8/30.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• 1% rule +0.7/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brooke Old-World: Elegant 2 Story Townhouse Floor Plan Floor Plan Highlights: Open-Concept Living, Gourmet Kitchen, 2nd Floor Laundry, Luxurious Primary Suite, and more! Welcome to modern townhome living with the elegant Brooke Old World floor plan. Boasting 2 bedrooms, 2.5 bathrooms, and a generous 1592 square footage, this floor plan offers the perfect blend of urban convenience and contemporary comfort. Upon entry, you'll be greeted by an open-concept living, dining, and kitchen area, designed for seamless entertainment and relaxation. The U-shaped kitchen features a walk-in pantry, providing ample storage space for all your culinary needs. A quaint powder room adds a touch of sophistication to the main floor, while the owner's entry from the rear garage ensures privacy and accessibility. Venture to the second floor, where you'll find a sunlit bedroom with a walk-in closet and a private full bath, perfect for accommodating guests or setting up a home office. The convenience of a second-floor laundry room simplifies your daily routine, offering practicality and ease of use.

Key facts

• Owner's entry
• Gourmet kitchen
• 2nd floor laundry

Tags

• OPEN-CONCEPT LIVING
• GOURMET KITCHEN
• 2ND FLOOR LAUNDRY
• WALK-IN PANTRY
• PRIVATE FULL BATH
• OWNER'S ENTRY

🏗️ New construction. The $241,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $338,549.

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $242k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-824 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (9.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (20.7% below list).
• Recommended offer: $192k (20.7% below list) — sets the bar for 1% rule.
• Cap rate 3.4% vs local median 4.4% in Mesquite — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Forney ISD (rural): math 41% / reading 44% proficiency, ranked #234 of 826 in TX (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Johnson El (math 57% / reading 50%, grade C, #686 of 4,322 statewide, top 16%, 694 students, 36% FRL); Warren Middle (math 43% / reading 50%, grade D+, #443 of 1,662 statewide, top 28%, 903 students, 26% FRL); Forney H S (math 64% / reading 58%, grade C+, #258 of 1,632 statewide, top 16%, 2,272 students, 28% FRL) — zoned schools at 30% FRL track the district average.
• Market conditions: Rents rising (+1.4%/yr); 3071 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 118d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,747 units permitted in Kaufman County in 2024 (180 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Kaufman County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 205 days — a 12% lower offer ($213k) is reasonable based on typical stale-listing flexibility.

Recommended offer $191,883 (20.7% 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 205 days. Have you received any prior offers? Is the seller open to a 21% 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: 0.57% ✗
• Cap rate: 3.37%
• Cash-on-cash: -10.43%
• DSCR: 0.54
• GRM: 14.7

CMA / ARV

• ARV (median comp): $338,549
• List price: $241,990
• Delta: -28.52%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9452 Dahlia Blvd	0.11mi	2/2.0	1,428 (-10%)	5mo	$299,990	$210	72
3411 Blue Granite Ln	1.36mi	3/2.0 (+1)	1,480 (-7%)	3mo	$245,000	$166	44
3402 Pumice Ct	1.47mi	3/2.0 (+1)	1,442 (-9%)	4mo	$249,900	$173	39
3402 Agate Trl	1.44mi	3/2.0 (+1)	1,440 (-10%)	6mo	$265,000	$184	37
4040 Golden Rod Dr	1.36mi	3/2.0 (+1)	1,419 (-11%)	5mo	$199,999	$141	36
2005 Peony St	1.44mi	3/2.0 (+1)	1,404 (-12%)	4mo	$235,000	$167	35
4010 Ridgetop Dr	1.45mi	3/2.0 (+1)	1,404 (-12%)	5mo	$225,000	$160	34
4009 Freedom St	1.49mi	3/2.0 (+1)	1,419 (-11%)	7mo	$214,900	$151	34
4014 Ridgetop Dr	1.44mi	3/2.0 (+1)	1,318 (-17%)	1mo	$199,900	$152	32
9710 Fm 740	1.31mi	3/2.5 (+1)	1,913 (+20%)	5mo	$365,000	$191	31
10221 Cimarron Trl	0.94mi	3/2.0 (+1)	1,870 (+18%)	6mo	$449,900	$241	28
4043 Golden Rod Dr	1.32mi	3/2.0 (+1)	1,318 (-17%)	8mo	$215,000	$163	26

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 · 1.42% rent growth · sell at horizon

5-year hold

• IRR: -36.9%
• Equity multiple: -0.16×
• Total profit: $-110,299
• Equity at exit: $50,479

10-year hold

• IRR: -64.1%
• Equity multiple: -0.85×
• Total profit: $-175,425
• Equity at exit: $29,272

Cash invested: $94,794 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 15 active · 1 under contract
• Months of supply: 90.0 mo (1%/mo absorbed)
• Median asking: $275,990 ($172/sqft)
• Median days on market: 113 d
• This list price: 7% of active listings are priced below it
• ARV vs active asking: +23.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75126

• Rents YoY: 1.4%
• Active inventory: 3071
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,919 medium
• Mortgage (P&I): −$1,775
• Tax est. 1.5%: −$423 /mo · $5,078/yr
• Insurance: −$141
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $-824

Break-even live

Break-even rent $2,962

Max offer price $219,350

Occupancy floor —

Sensitivity live

Price	-10% $-590	-5% $-707	+0% $-824	+5% $-941	+10% $-1,058
Rent	-10% $-975	-5% $-900	+0% $-824	+5% $-748	+10% $-672
Rate	-1.0pp $-653	-0.5pp $-738	base $-824	+0.5pp $-911	+1.0pp $-1,001

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: $84,637
• Closing costs: $10,156
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4032 Eagle Dr Forney, TX	3.0	2.0	1456	$1,775	$1.22	100d	1	1.34mi
1968 Marble Ln Forney, TX	3.0	2.5	2051	$2,350	$1.15	111d	1	1.36mi
2015 Angel Way Heartland, TX	3.0	2.0	1408	$1,671	$1.19	118d	1	1.47mi
4009 Freedom St Heartland, TX	3.0	2.0	1419	$1,800	$1.27	140d	1	1.50mi

Listing history 50 events

1. 2026-09-24
   days on market $241,990 Active 205 DOM
2. 2026-09-23
   days on market $241,990 Active 204 DOM
3. 2026-09-22
   days on market $241,990 Active 203 DOM
4. 2026-09-21
   days on market $241,990 Active 202 DOM
5. 2026-09-20
   days on market $241,990 Active 201 DOM
6. 2026-09-19
   days on market $241,990 Active 200 DOM
7. 2026-09-18
   days on market $241,990 Active 199 DOM
8. 2026-09-17
   days on market $241,990 Active 198 DOM
9. 2026-09-16
   days on market $241,990 Active 197 DOM
10. 2026-09-15
    days on market $241,990 Active 196 DOM
11. 2026-09-14
    days on market $241,990 Active 195 DOM
12. 2026-09-13
    days on market $241,990 Active 194 DOM
13. 2026-09-12
    days on market $241,990 Active 193 DOM
14. 2026-09-11
    days on market $241,990 Active 192 DOM
15. 2026-09-05
    days on market $241,990 Active 186 DOM
16. 2026-09-04
    days on market $241,990 Active 185 DOM
17. 2026-09-02
    days on market $241,990 Active 183 DOM
18. 2026-08-31
    days on market $241,990 Active 181 DOM
19. 2026-08-29
    days on market $241,990 Active 179 DOM
20. 2026-08-28
    days on market $241,990 Active 178 DOM
21. 2026-08-27
    days on market $241,990 Active 177 DOM
22. 2026-08-25
    days on market $241,990 Active 175 DOM
23. 2026-08-24
    days on market $241,990 Active 174 DOM
24. 2026-08-23
    days on market $241,990 Active 173 DOM
25. 2026-08-22
    days on market $241,990 Active 172 DOM
26. 2026-08-21
    days on market $241,990 Active 171 DOM
27. 2026-08-20
    days on market $241,990 Active 170 DOM
28. 2026-08-19
    days on market $241,990 Active 169 DOM
29. 2026-08-18
    days on market $241,990 Active 168 DOM
30. 2026-08-17
    days on market $241,990 Active 167 DOM
31. 2026-08-16
    days on market $241,990 Active 166 DOM
32. 2026-08-15
    days on market $241,990 Active 165 DOM
33. 2026-08-14
    days on market $241,990 Active 164 DOM
34. 2026-08-13
    days on market $241,990 Active 163 DOM
35. 2026-07-24
    days on market $241,990 Active 162 DOM
36. 2026-07-23
    days on market $241,990 Active 161 DOM
37. 2026-07-22
    days on market $241,990 Active 160 DOM
38. 2026-07-21
    days on market $241,990 Active 159 DOM
39. 2026-07-20
    days on market $241,990 Active 158 DOM
40. 2026-07-18
    days on market $241,990 Active 156 DOM
41. 2026-07-18
    days on market $241,990 Active 155 DOM
42. 2026-07-16
    days on market $241,990 Active 154 DOM
43. 2026-07-15
    days on market $241,990 Active 153 DOM
44. 2026-07-14
    days on market $241,990 Active 152 DOM
45. 2026-07-13
    days on market $241,990 Active 151 DOM
46. 2026-07-13
    days on market $241,990 Active 150 DOM
47. 2026-07-11
    days on market $241,990 Active 149 DOM
48. 2026-07-10
    days on market $241,990 Active 148 DOM
49. 2026-07-09
    days on market $241,990 Active 147 DOM
50. 2026-07-07
    days on market $241,990 Active 145 DOM

ⓘ 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: $23,026
• − Mortgage interest: −$18,964
• − Property taxes: −$5,078
• − Insurance: −$1,693
• − Repairs & maintenance: −$1,842
• − Management: −$1,842
• − Depreciation: −$9,849
• Taxable loss: −$16,242
• Est. tax savings @ 24.0%: +$3,898
• After-tax cash flow: $-5,987/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.

Condition & rehab AI · 6 photos

Good 80/100 Cosmetic rehab Est. rehab $7,960–$23,880 screening

This modern townhome is in excellent condition with a good condition score of 80. It is move-in ready with minimal maintenance required.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Improves property's visual appeal ↑
• Rental HVAC maintenance — Ensures comfort and energy efficiency ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 54/100

Zoned Schools

Elementary Johnson El C TX #686/4,322 Nat'l #10,846/41,679 Middle Warren Middle D+ TX #443/1,662 Nat'l #4,335/14,009 High Forney H S C+ TX #258/1,632 Nat'l #3,443/17,239

Schools (NCES district)

• District: Forney ISD
• NCES district ID: 4819560
• Math proficiency: 41% ▼ -20.00%
• Reading proficiency: 44% ▼ -12.00%
• Median HH income: $86,679
• Composite: 40.07/100
• National rank: #3812
• State rank: #234 of 826 in TX

B Composite livability gradescore 70/100

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: Kaufman County · 138,716 people
• City population: 150,788
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 84,799
• Household income: $103,673
• Rent vs Own: 19.5% rent · 80.5% own
• Severe rent burden: 20% of renters

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Population outlook (Kaufman County) Hauer SSP2

• Today (2025): 138,716 people
• By 2030: 150,815 · +8.7%
• By 2040: 174,877 · +26.1%
• By 2050: 198,020 · +42.8%
• By 2075: 251,908 · +81.6%
• By 2100: 285,325 · +105.7%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 45% Black 25% Hispanic / Latino 23% Two or more races 14% Asian 3%
• Hispanic origin (detail): Mexican 18% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 1% Portuguese 1%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 79% English-only · Spanish 14% Arabic 1% Vietnamese 1%

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Political lean MEDSL · Kaufman

• 2024 margin: Strong R (+27.9) · D 35.6% · R 63.5%
• 2008→2024 swing: +7.9pp toward D · 2008: -35.8pp · 2024: -27.9pp
• All cycles: 2024: R+27.9 2020: R+33.9 2016: R+47.0 2012: R+44.4 2008: R+35.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -102.93%
• Current HPI: 148.5749
• Rent YoY: ▲ 1.42%
• Metro: Dallas-Fort Worth-Arlington, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

1 event — show timeline

• 2026-02-13 Listed $241,990 Zillow