4417 Sanctuary Run · Mesquite, TX 75181

$322,499

4 bd · 2.5 ba · 1,924 sqft · Land · 7 Days on market

Built 2025 6,216 sqft lot $168/sqft · at area comps Est $325k · at est. $185/mo HOA · 6% of rent ↓ 11% since listing

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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).

• Cash flow +16.2/30.0
• ARV discount +7.9/15.0
• DSCR +5.0/10.0
• 1% rule +4.0/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This single-story home shares an open layout between the kitchen, nook and family room for easy entertaining, along with access to the covered patio for year-round outdoor lounging. A luxe owner's suite is at the back of the home and comes complete with an en-suite bathroom and walk-in closet, while three secondary bedrooms are near the front of the home, ideal for household members and overnight guests.

Key facts

• Full-sized bathroom
• Walk-in closet
• Luxe owner’s suite

Tags

• OPEN-CONCEPT LAYOUT
• LUXE OWNER’S SUITE
• FULL-SIZED BATHROOM
• WALK-IN CLOSET

Property features AI

Finance

• Other: Builder special listing condition; Possession at closing/funding
• Financial info: Loan types accepted: Cash, Conventional, FHA, USDA Loan, VA Loan
• HOA & community: Mandatory association; HOA managed by CCMC; HOA fee due annually; includes full use of facilities, grounds maintenance, and management fees

Exterior

• Parking: Attached 2-car garage (garage faces front)
• Security: Smoke detector(s); Carbon monoxide detector(s); Fire alarm
• Utilities: City water; City sewer; Concrete curbs and sidewalks; Municipal utility district; Rain/freeze sensors (energy-efficient feature); Energy-efficient windows and doors; Low-flow commode
• Home design: Single family residence; One story; New construction (incomplete, 2025); Property attached: Yes
• Construction: Brick and rock/stone exterior; Composition roof; Slab foundation; Year built 2025 (new construction - incomplete)
• Exterior features: Covered porch(es); Gutters; Wood fencing; Sprinkler system; Landscaped yard with many trees; Greenbelt, interior lot

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Gas cooktop; Microwave; Natural stone/granite counters; Breakfast bar; Eat-in kitchen; Walk-in pantry
• Bedrooms: 4 bedrooms (all on main level); Primary bedroom with dual sinks, garden tub, linen closet and walk-in closet
• Flooring: Carpet; Luxury vinyl plank; Other
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling: Central heating (electric); Central air (electric); ENERGY STAR qualified equipment; Thermostat (energy-efficient feature)
• Interior features: Open floorplan; Kitchen island; Pantry; Built-in features; Decorative lighting; Cable TV available; High-speed internet available
• Laundry & utility: Tankless water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath land listed at $322k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/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 $291k (9.9% below list).
• Recommended offer: $291k (9.9% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: Gentry El (math 34% / reading 40%, grade F, #1,769 of 4,322 statewide, top 44%, 637 students, 79% FRL) — zoned schools average 79% FRL vs 63% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 590 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 31% 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 $2k of loan paydown is wiped out by about $10k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $290,684 (9.9% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.90% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.24%
• DSCR: 1.10
• GRM: 9.2

CMA / ARV

• ARV (median comp): $325,207
• List price: $322,499
• Delta: -0.83%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.07% rent growth · sell at horizon

5-year hold

• IRR: -16.0%
• Equity multiple: 0.45×
• Total profit: $-49,869
• Equity at exit: $48,086

10-year hold

• IRR: -13.5%
• Equity multiple: 0.31×
• Total profit: $-61,898
• Equity at exit: $27,884

Cash invested: $90,300 (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: 9.2×

Monthly cashflow live

• Estimated rent: $2,907 high
• Mortgage (P&I): −$1,691
• Tax from tax record: −$117 /mo · $1,407/yr
• Insurance: −$134
• HOA: −$185
• Vacancy / Maint / Mgmt: −$610
• Net cashflow: $169

Break-even live

Break-even rent $2,694

Max offer price $322,499

Occupancy floor 89%

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: $80,625
• Closing costs: $9,675
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
127 Woodhill St Mesquite, TX	3.0	2.0	1545	$1,950	$1.26	11d	1	0.98mi
2600 Waterloo Ln Mesquite, TX	3.0	2.0	1460	$1,900	$1.30	43d	1	1.25mi
1332 Nimitz Way Mesquite, TX	4.0	2.0	2109	$2,280	$1.08	20d	1	1.40mi
2004 Poppy Way Mesquite, TX	3.0	2.0	1572	$2,700	$1.72	43d	1	1.44mi
2816 Blue Heron Dr Mesquite, TX	4.0	2.0	2065	$2,500	$1.21	7d	1	1.48mi
1308 Dawson Way Mesquite, TX	4.0	2.5	2476	$3,573	$1.44	24d	1	1.49mi

HOA detail

• Monthly dues: $185 · $2,220/yr

Listing history 17 events

1. 2026-06-18
   days on market $322,499 Active 7 DOM
2. 2026-06-17
   days on market $322,499 Active 6 DOM
3. 2026-06-16
   days on market $322,499 Active 5 DOM
4. 2026-06-15
   days on market $322,499 Active 4 DOM
5. 2026-06-13
   days on market $322,499 Active 2 DOM
6. 2026-06-13
   days on marketlisting id $322,499 Active 1 DOM
7. 2026-06-09
   days on market $322,499 Active 43 DOM
8. 2026-06-08
   days on market $322,499 Active 42 DOM
9. 2026-06-07
   days on market $322,499 Active 41 DOM
10. 2026-06-04
    days on market $322,499 Active 38 DOM
11. 2026-06-03
    days on market $322,499 Active 37 DOM
12. 2026-06-02
    days on market $322,499 Active 36 DOM
13. 2026-06-01
    days on market $322,499 Active 35 DOM
14. 2026-05-31
    days on market $322,499 Active 34 DOM
15. 2026-05-10
    price $322,499 407-char remark

    Show marketing remark (407 chars)

    This single-story home shares an open layout between the kitchen, nook and family room for easy entertaining, along with access to the covered patio for year-round outdoor lounging. A luxe owner's suite is at the back of the home and comes complete with an en-suite bathroom and walk-in closet, while three secondary bedrooms are near the front of the home, ideal for household members and overnight guests.

16. 2026-04-28
    price $325,499 407-char remark

    Show marketing remark (407 chars)

    This single-story home shares an open layout between the kitchen, nook and family room for easy entertaining, along with access to the covered patio for year-round outdoor lounging. A luxe owner's suite is at the back of the home and comes complete with an en-suite bathroom and walk-in closet, while three secondary bedrooms are near the front of the home, ideal for household members and overnight guests.

17. 2026-04-27
    listed $362,499 Active 407-char remark

    Show marketing remark (407 chars)

    This single-story home shares an open layout between the kitchen, nook and family room for easy entertaining, along with access to the covered patio for year-round outdoor lounging. A luxe owner's suite is at the back of the home and comes complete with an en-suite bathroom and walk-in closet, while three secondary bedrooms are near the front of the home, ideal for household members and overnight guests.

ⓘ 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: $1,407 · $117/mo
• Projected year-2 tax: $5,902 · $492/mo
• Expected delta: +$4,494/yr (+$375/mo · 319.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $34,882
• − Mortgage interest: −$18,065
• − Property taxes: −$1,407
• − Insurance: −$1,612
• − Repairs & maintenance: −$2,791
• − Management: −$2,791
• − HOA: −$2,220
• − Depreciation: −$9,382
• Taxable loss: −$3,386
• Est. tax savings @ 24.0%: +$813
• After-tax cash flow: $2,835/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

-11.0% since first listed

4 events — show timeline

• 2026-06-11 Listed $322,499 NTREIS
• 2026-05-10 Price Changed $322,499 Zillow
• 2026-04-28 Price Changed $325,499 Zillow
• 2026-04-27 Listed $362,499 Zillow