1209 Wheatfield Dr · Mesquite, TX 75149

$227,000

3 bd · 2.0 ba · 1,406 sqft · SingleFamily public records · 45 Days on market

Built 1984 4,922 sqft lot $161/sqft · 11% below area Est $255k · 11% 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 +12.5/15.0
• Cash flow +9.9/30.0
• 1% rule +3.6/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• DSCR +2.8/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * All prospective buyers please refer to attached Trust Info and Offer Guidelines document. Seller will not consider blind offers. * * Investor opportunity in Mesquite, TX! This 3-bedroom, 2-full-bath single-family home offers 1,406 sq ft of living space and is priced to reflect the repairs needed, ideal for the experienced investor looking to capture equity. Built in 1984, the property is available for immediate possession, making it well-suited for a fix-and-flip or buy-and-hold strategy in a market with strong rental demand. Sold as-is. All information deemed reliable but not guaranteed; buyer to verify all information.

Key facts

• 4,922 sq ft lot
• 2 garage spots
• Built 1984

Property features AI

Finance

• Financial info: Listing accepts Cash, Conventional, and 1031 Exchange
• HOA & community: No homeowners association

Exterior

• Parking: Attached garage; Two covered garage spaces; Garage dimensions approximately 20' wide x 20' deep with 8' height
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; Residential property; Two-story
• Construction: Brick construction; Shingle roof; Slab foundation; Built in 1984
• Exterior features: Lot less than 0.5 acre; Subdivision: Samuel Park Farms West

Interior

• Kitchen: Electric range
• Bedrooms: Primary bedroom on level 1; Additional bedrooms on level 2; Three bedrooms total
• Flooring: Varies
• Bathrooms: Two full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Vaulted ceiling(s); Five total rooms; One living area; One dining area; Two levels
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $227k.

Deal economics

• At list price, monthly cash flow is $-142 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (11.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (13.8% below list).
• Recommended offer: $196k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.4% in Mesquite — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Shaw El (math 31% / reading 25%, grade F, #2,740 of 4,322 statewide, top 64%, 499 students, 84% FRL) — zoned schools average 84% FRL vs 63% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 340 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 33% 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 $2k of loan paydown is wiped out by about $7k 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 45 days — a 3% lower offer ($220k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $195,620 (13.8% 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 45 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
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: 0.86% ✗
• Cap rate: 5.54%
• Cash-on-cash: -2.67%
• DSCR: 0.88
• GRM: 9.7

CMA / ARV

• ARV (median comp): $255,166
• List price: $227,000
• Delta: -11.04%
• 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
1443 Windmill Ln	0.26mi	3/2.0	1,412 (+0%)	0mo	$275,000	$195	87
1424 Wheatfield Dr	0.21mi	3/2.0	1,397 (-1%)	3mo	$272,999	$195	86
1417 Juniper Ln	0.42mi	3/2.0	1,390 (-1%)	1mo	$250,000	$180	78
1408 Hackamore St	0.24mi	3/2.0	1,326 (-6%)	3mo	$225,000	$170	77
715 Snapdragon Trl	0.43mi	3/2.0	1,406 (0%)	3mo	$240,000	$171	77
1120 Old Barn Ln	0.54mi	3/2.0	1,433 (+2%)	2mo	$190,000	$133	70
1535 Forest Creek Cir	0.44mi	3/2.5	1,484 (+6%)	1mo	$235,000	$158	68
1719 Windmill Ln	0.50mi	3/2.0	1,372 (-2%)	6mo	$250,000	$182	67
1700 Wheatfield Dr	0.42mi	2/2.0 (-1)	1,282 (-9%)	2mo	$153,000	$119	59
708 Purple Sage Trl	0.42mi	3/2.5	1,574 (+12%)	4mo	$305,000	$194	55
1123 Thistle Dr	0.52mi	4/2.5 (+1)	1,579 (+12%)	1mo	$319,000	$202	47
1013 Paintbrush St	0.61mi	4/2.0 (+1)	1,567 (+12%)	4mo	$305,000	$195	44

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: -24.1%
• Equity multiple: 0.20×
• Total profit: $-51,022
• Equity at exit: $33,846

10-year hold

• IRR: -31.0%
• Equity multiple: -0.20×
• Total profit: $-76,289
• Equity at exit: $19,627

Cash invested: $63,560 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,956 high
• Mortgage (P&I): −$1,190
• Tax from tax record: −$402 /mo · $4,824/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $-142

Break-even live

Break-even rent $2,135

Max offer price $201,992

Occupancy floor —

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: $56,750
• Closing costs: $6,810
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1201 Wheatfield Dr Mesquite, TX	2.0	2.0	1204	$1,800	$1.50	44d	1	0.03mi
1232 Wheatfield Dr Mesquite, TX	2.0	2.0	1204	$1,825	$1.52	24d	1	0.07mi
1409 Hackamore St Mesquite, TX	3.0	2.5	1360	$1,965	$1.44	13d	1	0.25mi
1436 Wheatfield Dr Mesquite, TX	3.0	2.0	1317	$2,180	$1.66	44d	1	0.25mi
1416 Hackamore St Mesquite, TX	3.0	2.0	1500	$2,200	$1.47	2d	1	0.28mi
1512 Wheatfield Dr Mesquite, TX	3.0	2.0	1406	$2,000	$1.42	8d	1	0.30mi
1330 Planters Rd Mesquite, TX	3.0	2.5	1707	$2,095	$1.23	13d	1	0.35mi
1330 Planters Rd Mesquite, TX	3.0	2.0	1707	$2,095	$1.23	20d	1	0.35mi
1400 Paintbrush St Mesquite, TX	3.0	2.5	1795	$2,400	$1.34	44d	1	0.61mi
829 Broadmoor Dr Mesquite, TX	3.0	2.0	1622	$1,750	$1.08	24d	1	0.77mi
337 Conger Dr Mesquite, TX	3.0	2.0	1177	$1,900	$1.61	17d	1	0.81mi
608 Robinlynn St Mesquite, TX	4.0	2.0	1716	$2,235	$1.30	44d	1	0.87mi
211 Athel Dr Mesquite, TX	3.0	2.0	1362	$2,100	$1.54	8d	1	0.88mi
232 Alexandria St Mesquite, TX	3.0	2.5	1370	$1,795	$1.31	44d	1	0.89mi
324 Crooked Ln Mesquite, TX	2.0	2.0	1248	$1,700	$1.36	13d	1	0.89mi
724 Melinda Dr Mesquite, TX	3.0	2.0	1400	$1,950	$1.39	2d	1	0.95mi
115 Wilderness Trl Mesquite, TX	3.0	2.0	1350	$1,845	$1.37	44d	1	1.01mi
213 Melinda Dr Mesquite, TX	4.0	2.0	1668	$2,095	$1.26	24d	1	1.05mi
1617 Savannah St Mesquite, TX	3.0	2.0	1306	$1,985	$1.52	5d	1	1.07mi
1424 Savannah St Mesquite, TX	3.0	2.0	1462	$1,959	$1.34	17d	1	1.08mi
226 Wilderness Trl Mesquite, TX	2.0	2.0	1136	$1,650	$1.45	44d	1	1.08mi
312 E Kimbrough St Mesquite, TX	4.0	2.0	1560	$2,100	$1.35	44d	1	1.18mi
1513 Liberty Ln Mesquite, TX	3.0	2.5	1393	$1,925	$1.38	8d	1	1.20mi
400 Highland Village Dr Unit 565 Mesquite, TX	2.0	1.0	953	$1,399	$1.47	44d	1	1.26mi
400 Highland Village Dr Unit 520 Mesquite, TX	2.0	1.0	953	$1,349	$1.42	44d	1	1.26mi
334 Freeman St Mesquite, TX	3.0	2.0	1330	$2,180	$1.64	8d	1	1.27mi
450 Appomattox Dr Mesquite, TX	3.0	2.0	1567	$1,930	$1.23	44d	1	1.30mi
505 Picketts Dr Mesquite, TX	3.0	2.0	1406	$1,950	$1.39	44d	1	1.35mi
2200 N Belt Line Rd Mesquite, TX	1.0–3.0	1.0–2.0	1008	$1,900	$1.88	2d	18	1.35mi
1218 Gate Lane Dr Mesquite, TX	3.0	1.0	950	$1,495	$1.57	17d	1	1.37mi
1218 Gate Lane Dr Mesquite, TX	3.0	1.0	950	$1,495	$1.57	24d	1	1.37mi
412 Willowbrook Dr Mesquite, TX	4.0	2.0	1587	$2,800	$1.76	1d	1	1.37mi
608 Coolwood Ln Mesquite, TX	3.0	2.0	1272	$1,900	$1.49	44d	1	1.40mi
612 Coolwood Ln Mesquite, TX	3.0	2.0	1433	$1,746	$1.22	44d	1	1.41mi
711 Darnel Dr Mesquite, TX	4.0	2.0	1370	$1,939	$1.42	8d	1	1.47mi

Listing history 16 events

1. 2026-06-18
   days on market $227,000 Active 45 DOM
2. 2026-06-17
   days on market $227,000 Active 44 DOM
3. 2026-06-16
   days on market $227,000 Active 43 DOM
4. 2026-06-15
   days on market $227,000 Active 42 DOM
5. 2026-06-13
   days on market $227,000 Active 40 DOM
6. 2026-06-09
   days on market $227,000 Active 36 DOM
7. 2026-06-08
   days on market $227,000 Active 35 DOM
8. 2026-06-08
   remarks 635-char remark
9. 2026-06-07
   days on market $227,000 Active 34 DOM
10. 2026-06-04
    days on market $227,000 Active 31 DOM
11. 2026-06-03
    days on market $227,000 Active 30 DOM
12. 2026-06-02
    days on market $227,000 Active 29 DOM
13. 2026-06-01
    days on market $227,000 Active 28 DOM
14. 2026-05-31
    days on market $227,000 Active 27 DOM
15. 2026-05-04
    listed $227,000 Active 495-char remark
16. 2022-04-12
    price $1,695

ⓘ 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: $4,824 · $402/mo
• Projected year-2 tax: $4,824 · $402/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 6 d/yr ≥110°F today · 21 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: $23,474
• − Mortgage interest: −$12,716
• − Property taxes: −$4,824
• − Insurance: −$1,135
• − Repairs & maintenance: −$1,878
• − Management: −$1,878
• − Depreciation: −$6,604
• Taxable loss: −$5,559
• Est. tax savings @ 24.0%: +$1,334
• After-tax cash flow: $-365/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

+13292.3% since first listed

2 events — show timeline

• 2026-05-04 Listed $227,000 NTREIS
• 2022-04-12 Price Changed $1,695 RENT.

Property tax history

+5.4%/yr

Latest (2025): $4,824 · +1.1% YoY. Source: county tax records.