1504 Rusk Dr · Mesquite, TX 75149

$165,000

3 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 14 Days on market

Built 1961 7,492 sqft lot Est $162k · at est.

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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 +14.0/30.0
• ARV discount +6.6/15.0
• 1% rule +5.5/10.0
• DSCR +4.2/10.0
• 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 MLS

Beautiful updated home has a wondeful layout and is a must see! Generous living room has space for the whole family. More efficient kitchen with large walk in pantry and laundry in the AC off the kitchen. Parking for 5 cars on fresh concrete and new walkways to both the front and back. Enjoy the large backyard from the 17x10 covered concrete patio. New since Sept 2016 include updated floor plan, extensive foundation repair, AC furnace, all flooring, all windows, kitchen cabinets and counters, base boards and paint, bath fixtures, ceiling fans with light kits. Water heater Sept 2-15.

Key facts

• Access to i-20
• Wood fence
• Storage shed

Tags

• EXPANSIVE BACKYARD
• MATURE TREES
• WOOD FENCE
• STORAGE SHED
• QUIET NEIGHBORHOOD
• ACCESS TO I-20

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Boat parking; Concrete parking areas; Converted garage; Driveway parking; On-site parking; Outside parking; No garage or carport spaces
• Utilities: City water; City sewer; Electricity available; Natural gas available; Not in a municipal utility district
• Home design: Single family residence; One story; Residential property; Not attached; Subdivision: Edgemont Park 05
• Construction: Brick construction; Shingle roof; Slab foundation; Built in 1961 (preowned)
• Exterior features: Covered porch(es); Private yard; Covered patio; RV/boat parking; Back yard fencing; Wood fence; Utilities easement

Interior

• Kitchen: Electric oven; Gas cooktop; Walk-in pantry; Eat-in kitchen; Built-in cabinets; Dual sinks
• Bedrooms: Primary bedroom (level 1, 11 x 17); Bedroom (level 1, 11 x 11); Bedroom (level 1, 11 x 11)
• Flooring: Ceramic tile; Luxury vinyl plank; Tile
• Bathrooms: 1 full bathroom with separate shower (level 1, 5 x 7)
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fan(s)
• Interior features: Pantry; Built-in cabinets; Dual sinks; Eat-in kitchen; Other interior features
• Laundry & utility: Washer hookup on site; Other laundry features

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $21 ($250/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 6.4% 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: Mcwhorter El (math 40% / reading 36%, grade F, #1,709 of 4,322 statewide, top 40%, 516 students, 93% FRL); Wilkinson Middle (math 32% / reading 28%, grade F, #1,056 of 1,662 statewide, top 65%, 702 students, 90% FRL); West Mesquite H S (math 41% / reading 31%, grade F, #930 of 1,632 statewide, top 57%, 2,172 students, 86% FRL) — zoned schools average 90% FRL vs 63% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 345 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 10y ago 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.

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 $165,000

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.05% ✓
• Cap rate: 6.44%
• Cash-on-cash: 0.54%
• DSCR: 1.02
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $161,728
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2021 Avis Cir	0.24mi	3/1.0	985 (-7%)	0mo	$149,900	$152	76
1433 Melanie Ln	0.24mi	3/1.5	1,030 (-3%)	8mo	$215,000	$209	75
1222 Athens Dr	0.22mi	4/2.0 (+1)	1,084 (+2%)	5mo	$247,500	$228	73
1837 Grove Cir	0.28mi	3/1.0	957 (-10%)	3mo	$125,000	$131	68
1409 W Bruton Rd	0.63mi	3/1.0	1,055 (-1%)	3mo	$126,000	$119	67
1817 Grove Cir	0.24mi	3/1.0	957 (-10%)	8mo	$138,000	$144	65
2001 Hickory Tree Rd	0.26mi	3/1.0	1,200 (+13%)	3mo	$128,000	$107	64
1325 Woodcrest Dr	0.35mi	3/1.0	946 (-11%)	1mo	$130,000	$137	64
1229 Greenbrier Dr	0.23mi	3/1.0	912 (-14%)	3mo	$179,000	$196	63
1634 Evergreen Dr	0.51mi	3/2.0	1,020 (-4%)	8mo	$169,900	$167	59
1505 Greenbrier Dr	0.09mi	4/3.0 (+1)	1,176 (+10%)	9mo	$175,000	$149	58
11405 S Blossom Cir	0.69mi	2/1.0 (-1)	920 (-14%)	1mo	$170,000	$185	40

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: -19.1%
• Equity multiple: 0.35×
• Total profit: $-29,973
• Equity at exit: $24,602

10-year hold

• IRR: -20.3%
• Equity multiple: 0.09×
• Total profit: $-42,070
• Equity at exit: $14,266

Cash invested: $46,200 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,732 high
• Mortgage (P&I): −$865
• Tax from tax record: −$414 /mo · $4,966/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $21

Break-even live

Break-even rent $1,706

Max offer price $165,000

Occupancy floor 94%

Sensitivity live

Price	-10% $114	-5% $68	+0% $21	+5% $-26	+10% $-73
Rent	-10% $-116	-5% $-48	+0% $21	+5% $89	+10% $158
Rate	-1.0pp $104	-0.5pp $63	base $21	+0.5pp $-22	+1.0pp $-65

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2005 Mount Pleasant Dr Mesquite, TX	3.0	1.0	939	$1,545	$1.65	9d	1	0.13mi
2045 Avis Cir Mesquite, TX	3.0	1.0	912	$1,600	$1.75	26d	1	0.17mi
11802 James Dr Balch Springs, TX	2.0	2.0	1194	$1,700	$1.42	23d	1	0.35mi
1602 Develon Dr Mesquite, TX	3.0	2.0	1251	$2,300	$1.84	45d	1	0.67mi
11405 S Blossom Cir Balch Springs, TX	2.0	1.0	920	$1,500	$1.63	3d	1	0.71mi
1029 Kory Dr Mesquite, TX	3.0	2.0	1463	$1,950	$1.33	45d	1	0.85mi
12227 Quail Dr Balch Springs, TX	1.0–2.0	1.0	729	$1,200	$1.65	17d	1	0.91mi
12931 Parker Ct Balch Springs, TX	3.0	2.0	1338	$2,155	$1.61	9d	1	1.00mi
2255 W Bruton Rd Mesquite, TX	1.0–3.0	1.0–2.0	957	$1,819	$1.90	45d	12	1.06mi
3212 Balch Springs Rd Balch Springs, TX	1.0–2.0	1.0–2.0	825	$1,245	$1.51	9d	1	1.12mi
2812 Cottonwood Ln Balch Springs, TX	3.0	2.0	1260	$1,450	$1.15	45d	1	1.17mi
926 Powell Rd Mesquite, TX	2.0	1.0	1126	$1,800	$1.60	45d	1	1.28mi
2025 Norcross Dr Mesquite, TX	3.0	2.0	1281	$1,850	$1.44	45d	1	1.30mi
12805 Dove Field Ln Balch Springs, TX	3.0	2.0	1456	$1,935	$1.33	0d	1	1.32mi
10503 Leroy Ct Dallas, TX	3.0	2.0	1253	$1,941	$1.55	9d	1	1.46mi
1415 Amity Ln Dallas, TX	3.0	2.0	1364	$1,780	$1.30	45d	1	1.50mi

Listing history 11 events

1. 2026-06-18
   status $165,000 Pending 14 DOM
2. 2026-06-18
   days on market $165,000 Active 14 DOM
3. 2026-06-17
   days on market $165,000 Active 13 DOM
4. 2026-06-16
   days on market $165,000 Active 12 DOM
5. 2026-06-15
   days on market $165,000 Active 11 DOM
6. 2026-06-13
   days on market $165,000 Active 9 DOM
7. 2026-06-13
   days on market $165,000 Active 8 DOM
8. 2026-06-09
   days on market $165,000 Active 5 DOM
9. 2026-06-08
   days on market $165,000 Active 4 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $165,000 Active 3 DOM

ⓘ 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: $4,966 · $414/mo
• Projected year-2 tax: $4,966 · $414/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 ≥111°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,790
• − Mortgage interest: −$9,243
• − Property taxes: −$4,966
• − Insurance: −$825
• − Repairs & maintenance: −$1,663
• − Management: −$1,663
• − Depreciation: −$4,800
• Taxable loss: −$2,370
• Est. tax savings @ 24.0%: +$569
• After-tax cash flow: $819/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

+175.5% since first listed

26 events — show timeline

• 2026-06-04 Listed $165,000 NTREIS
• 2017-04-21 Sold (Public Records) — Public Records
• 2017-04-21 Sold (MLS) — NTREIS
• 2017-03-12 Pending — NTREIS
• 2017-03-09 Contingent — NTREIS
• 2017-01-27 Price Changed $129,900 NTREIS
• 2016-12-11 Listed $139,900 NTREIS
• 2016-09-12 Sold (Public Records) — Public Records
• 2016-09-07 Sold (MLS) — NTREIS
• 2016-08-21 Pending — NTREIS
• 2016-08-12 Contingent — NTREIS
• 2016-08-09 Relisted — NTREIS
• 2016-08-04 Contingent — NTREIS
• 2016-08-02 Price Changed $65,000 NTREIS
• 2016-08-01 Relisted — NTREIS
• 2016-07-28 Contingent — NTREIS
• 2016-07-07 Listed $72,000 NTREIS
• 2016-03-03 Sold (Public Records) — Public Records
• 2016-02-22 Sold (MLS) — NTREIS
• 2016-02-16 Pending — NTREIS
• 2016-02-03 Contingent — NTREIS
• 2016-01-29 Listed $59,900 NTREIS
• 2016-01-28 Sold (Public Records) — Public Records
• 1997-10-23 Sold (Public Records) — Public Records
• 1997-10-10 Sold (Public Records) — Public Records
• 1985-02-26 Sold (Public Records) — Public Records

Property tax history

+6.3%/yr

Latest (2025): $4,966 · +1.1% YoY. Source: county tax records.