105 Hideaway Cir · Mesquite, TX 75149

$189,900

3 bd · 2.0 ba · 1,265 sqft · SingleFamily public records · 7 Days on market

Built 2000 7,013 sqft lot $150/sqft · 17% below area Est $229k · 17% under

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Why this score? — see what drove the C- 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 +15.6/30.0
• ARV discount +15.0/15.0
• 1% rule +5.5/10.0
• DSCR +4.8/10.0
• 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

Received multiple offer- HIGHEST AND BEST called by Monday at noon. Investor Opportunity! This 3-bedroom, 2-bath home with a 2-car garage offers outstanding potential for investors, flippers, or buyers seeking a renovation project. Nestled in a quiet cul-de-sac, the property features added privacy and a spacious, park-like backyard. Conveniently located just minutes from the Mesquite Convention Center and near the IFCO Systems Dallas Service Center, the home also provides quick access to major highways including I-30, I-635, and US-80 for an easy commute to Dallas and surrounding areas. Enjoy close proximity to shopping, dining, entertainment, and local attractions including Town East Mall,

Key facts

• Park-like backyard
• Cul-de-sac
• 7,013 sq ft lot

Tags

• CUL-DE-SAC
• PARK-LIKE BACKYARD
• QUICK ACCESS TO MAJOR HIGHWAYS
• CLOSE PROXIMITY TO SHOPPING
• CLOSE PROXIMITY TO DINING

Property features AI

Finance

• Other: Subdivision: Idlewyld Place Phase 01R; County: Dallas; Directions: From 635 exit W Scyene Rd., go west, turn south on Idlywyld Rd., go south then west on Cresthaven Dr. to Hideaway Circle (cul-de-sac).
• Financial info: Listing terms: Cash; Loan treated as clear; no second mortgage indicated
• HOA & community: No homeowners association

Exterior

• Parking: Attached 2-car garage (approx. 19' wide x 23' long, 8' height); 2 covered parking spaces; Driveway parking; garage faces front
• Security: Video surveillance notice present
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; Residential property attached (yes); One story; Built in 2000; Brick construction
• Construction: Brick exterior; Year built: 2000
• Exterior features: Lot under 0.5 acre (approximately 0.161 acres); Brush and grassed vegetation; Located in a cul-de-sac

Interior

• Kitchen: Eat-in kitchen with built-in cabinets; Dishwasher
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom on the main level
• Flooring: No flooring details provided
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: No heating or cooling details provided
• Interior features: Open floorplan; Eat-in kitchen; One living area; One dining area; 7 total rooms
• Laundry & utility: No specific laundry features listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $80 ($964/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Cap rate 6.8% 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: Seabourn El (math 35% / reading 37%, grade F, #1,921 of 4,322 statewide, top 45%, 660 students, 90% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 34% 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 $1k of loan paydown is wiped out by about $6k 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.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,900

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
5. 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.
6. 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: 6.80%
• Cash-on-cash: 1.81%
• DSCR: 1.08
• GRM: 8.0

CMA / ARV

• ARV (median comp): $228,754
• List price: $189,900
• Delta: -16.99%
• 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
105 Hideaway Cir	0.00mi	3/2.0	1,265 (0%)	1mo	$189,900	$150	99
412 Sesame Dr	0.46mi	3/2.0	1,270 (+0%)	4mo	$249,900	$197	75
126 Fielding Dr	0.41mi	3/1.0	1,279 (+1%)	5mo	$180,000	$141	71
217 Skylark St	0.21mi	4/3.0 (+1)	1,194 (-6%)	4mo	$159,000	$133	68
422 Clary Dr	0.63mi	3/2.0	1,257 (-1%)	2mo	$235,000	$187	67
417 Saffron Cir	0.66mi	3/2.0	1,206 (-5%)	4mo	$219,000	$182	58
308 Starling Dr	0.29mi	4/2.0 (+1)	1,422 (+12%)	5mo	$299,900	$211	56
2716 Clayton Oaks Dr	0.63mi	3/2.0	1,335 (+6%)	6mo	$230,000	$172	56
401 Starling Dr	0.36mi	4/1.5 (+1)	1,120 (-12%)	3mo	$219,000	$196	55
203 Fielding Dr	0.37mi	4/2.0 (+1)	1,452 (+15%)	3mo	$155,000	$107	50
1026 S Sam Houston Rd	0.61mi	2/1.0 (-1)	1,424 (+13%)	0mo	$300,000	$211	42
2716 Oak Bend Ln	0.73mi	3/2.0	1,440 (+14%)	2mo	$259,000	$180	42

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: -16.9%
• Equity multiple: 0.42×
• Total profit: $-30,924
• Equity at exit: $28,315

10-year hold

• IRR: -15.9%
• Equity multiple: 0.23×
• Total profit: $-40,763
• Equity at exit: $16,419

Cash invested: $53,172 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,987 high
• Mortgage (P&I): −$996
• Tax from tax record: −$414 /mo · $4,969/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $80

Break-even live

Break-even rent $1,885

Max offer price $189,900

Occupancy floor 91%

Sensitivity live

Price	-10% $188	-5% $134	+0% $80	+5% $27	+10% $-27
Rent	-10% $-77	-5% $2	+0% $80	+5% $159	+10% $237
Rate	-1.0pp $176	-0.5pp $129	base $80	+0.5pp $31	+1.0pp $-19

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Crystalwood Dr Mesquite, TX	3.0	2.0	1500	$2,090	$1.39	20d	1	0.12mi
303 Ridgefield Cir Mesquite, TX	3.0	1.0	1021	$2,095	$2.05	20d	1	0.16mi
303 Ridgefield Cir Mesquite, TX	3.0	1.0	1021	$2,095	$2.05	25d	1	0.16mi
303 Ridgefield Cir Mesquite, TX	3.0	1.0	1021	$2,050	$2.01	0d	1	0.16mi
2722 Spiceberry Ln Mesquite, TX	3.0	2.0	1270	$2,085	$1.64	4d	1	0.24mi
409 Starling Dr Mesquite, TX	4.0	1.5	1200	$2,099	$1.75	25d	1	0.41mi
2641 Bluebird Ln Mesquite, TX	3.0	1.5	1372	$1,650	$1.20	8d	1	0.47mi
9913 Chilmark Way Dallas, TX	3.0	2.5	1777	$2,255	$1.27	44d	1	0.54mi
2708 Briarbank Cir Dallas, TX	3.0	2.0	1349	$1,840	$1.36	4d	1	0.55mi
2317 Spiceberry Ln Mesquite, TX	3.0	2.0	1300	$1,695	$1.30	8d	1	0.56mi
9911 Crystal Valley Way Dallas, TX	3.0	2.0	1192	$1,750	$1.47	25d	1	0.56mi
10348 Wood Heights Dr Dallas, TX	3.0	2.5	1358	$2,000	$1.47	44d	1	0.58mi
10368 Wood Heights Dr Dallas, TX	4.0	2.5	1550	$2,085	$1.35	44d	1	0.60mi
3509 Apple Valley Way Dallas, TX	3.0	2.5	1653	$2,300	$1.39	44d	1	0.61mi
2703 Oak Bend Ln Dallas, TX	3.0	2.0	1611	$2,035	$1.26	44d	1	0.65mi
9740 Stonewood Dr Dallas, TX	3.0	2.0	1250	$1,961	$1.57	7d	1	0.67mi
112 Derby Ln Mesquite, TX	3.0	1.0	1104	$1,650	$1.49	18d	1	0.68mi
2164 Steer Creek Pl Mesquite, TX	3.0	2.5	1409	$2,400	$1.70	44d	1	0.68mi
2001 Juniper Pass Way Mesquite, TX	3.0	2.5	1409	$2,200	$1.56	25d	1	0.69mi
2041 Juniper Pass Way Mesquite, TX	3.0	2.5	1711	$2,100	$1.23	20d	1	0.69mi
2603 Winter Oak St Dallas, TX	3.0	2.0	1004	$1,921	$1.91	44d	1	0.75mi
2540 Winter Oak St Dallas, TX	3.0	2.0	994	$1,750	$1.76	21d	1	0.79mi
10611 Woodleaf Dr Dallas, TX	2.0	2.0	959	$1,650	$1.72	8d	1	0.82mi
10611 Woodleaf Dr Dallas, TX	2.0	2.0	959	$1,695	$1.77	18d	1	0.82mi
10236 Hillhouse Ln Dallas, TX	3.0	2.0	1323	$1,600	$1.21	44d	1	0.84mi
10212 Hillhouse Ln Dallas, TX	2.0	1.0	1183	$1,499	$1.27	8d	1	0.85mi
9666 Scyene Rd Dallas, TX	1.0–2.0	1.0–2.0	753	$1,286	$1.71	0d	20	0.86mi
9575 Gonzales Dr Dallas, TX	2.0	2.0	1259	$1,450	$1.15	15d	1	0.88mi
2161 Crooked Bow Dr Mesquite, TX	3.0	2.5	1409	$2,300	$1.63	0d	1	0.94mi
10340 Blackjack Oaks Dr Dallas, TX	3.0	2.0	1182	$1,650	$1.40	0d	1	0.96mi
9456 Culberson St Dallas, TX	3.0	2.0	1170	$1,800	$1.54	44d	1	0.99mi
10216 Blackjack Oaks Dr Dallas, TX	3.0	2.0	1453	$1,860	$1.28	0d	1	0.99mi
1917 Buffalo Hill Dr Mesquite, TX	3.0	2.5	1409	$2,300	$1.63	25d	1	1.01mi
2005 Buffalo Hill Dr Mesquite, TX	3.0	2.5	1691	$2,150	$1.27	21d	1	1.02mi
2025 Buffalo Hill Dr Mesquite, TX	3.0	2.5	1675	$2,350	$1.40	18d	1	1.02mi
2025 Buffalo Hill Dr Unit 1 Mesquite, TX	3.0	2.5	1675	$2,350	$1.40	5d	1	1.02mi
10320 Carolina Oaks Dr Dallas, TX	4.0	2.0	1453	$1,900	$1.31	8d	1	1.02mi
1912 Buffalo Hill Dr Mesquite, TX	3.0	2.5	1854	$2,200	$1.19	44d	1	1.04mi
2025 Norcross Dr Mesquite, TX	3.0	2.0	1281	$1,850	$1.44	44d	1	1.04mi
2722 N Saint Augustine Dr Dallas, TX	4.0	2.0	1310	$1,900	$1.45	25d	1	1.04mi

Listing history 2 events

1. 2026-05-14
   status Pending 1154-char remark
2. 2026-05-06
   listed $189,900 Active 1154-char remark

ⓘ 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: $4,969 · $414/mo
• Projected year-2 tax: $4,969 · $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 8/10 Severe 7 d/yr ≥110°F today · 25 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: $23,839
• − Mortgage interest: −$10,637
• − Property taxes: −$4,969
• − Insurance: −$950
• − Repairs & maintenance: −$1,907
• − Management: −$1,907
• − Depreciation: −$5,524
• Taxable loss: −$2,056
• Est. tax savings @ 24.0%: +$493
• After-tax cash flow: $1,457/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

4 events — show timeline

• 2026-05-29 Sold (Public Records) — Public Records
• 2026-05-28 Sold (MLS) — NTREIS
• 2026-05-14 Pending — NTREIS
• 2026-05-06 Listed $189,900 NTREIS

Property tax history

+5.2%/yr

Latest (2025): $4,969 · +1.1% YoY. Source: county tax records.