Sunstone w/ Media Standard Plan · Mesquite, TX 75181

$446,999

5 bd · 4.5 ba · 3,357 sqft · SingleFamily · 204 Days on market

Good condition Garage

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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).

• Cash flow +8.1/30.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

This sophisticated home boasts two floors of modern living space that makes everyday gathering effortless with a central open-concept design, covered patio and soaring ceilings. The owner's suite and walk-in closet enjoys privacy with a flexible study on the first floor as the upper-level enjoys three secondary bedrooms, a breezy game room and media room for endless possibilities.

Key facts

• Open-concept design
• Walk-in closet
• Flexible study

Tags

• OPEN-CONCEPT DESIGN
• COVERED PATIO
• WALK-IN CLOSET
• FLEXIBLE STUDY
• GAME ROOM
• MEDIA ROOM

🏗️ New construction. The $446,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $488,564.

What this means for you Summary

Snapshot

• This is a 5-bed/4.5-bath single-family listed at $447k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-482 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $419k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $366k (18.0% below list).
• Recommended offer: $366k (18.0% below list) — sets the bar for 1% rule.

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); Berry Middle (math 45% / reading 41%, grade D-, #540 of 1,662 statewide, top 33%, 579 students, 76% FRL); Horn H S (math 41% / reading 36%, grade F, #866 of 1,632 statewide, top 54%, 3,029 students, 74% FRL).
• Market conditions: Rents flat; 858 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 40% 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 $3k of loan paydown is wiped out by about $15k 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 204 days — a 12% lower offer ($393k) is reasonable based on typical stale-listing flexibility.

Recommended offer $366,390 (18.0% 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 204 days. Have you received any prior offers? Is the seller open to a 18% 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: 0.75% ✗
• Cap rate: 5.11%
• Cash-on-cash: -4.23%
• DSCR: 0.81
• GRM: 11.1

CMA / ARV

• ARV (median comp): $488,564
• List price: $446,999
• Delta: -8.51%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1436 Casting Rdg	0.20mi	5/4.0	3,376 (+1%)	6mo	$600,789	$178	83
1401 Casting Rdg	0.28mi	4/4.0 (-1)	3,345 (-0%)	1mo	$656,265	$196	79
1924 Casting Rdg	0.19mi	5/4.0	3,513 (+5%)	6mo	$708,700	$202	77
1940 Harmony Pne	0.34mi	5/3.5	3,185 (-5%)	1mo	$589,950	$185	71
1700 Morning Mist Way	0.29mi	5/3.0	3,105 (-8%)	2mo	$534,034	$172	66
1848 Acorn Creek Cir	0.25mi	4/2.5 (-1)	3,189 (-5%)	5mo	$479,690	$150	63
1709 Morning Mist Way	0.26mi	4/2.5 (-1)	3,189 (-5%)	6mo	$449,890	$141	62
2040 Diamond Cv	0.48mi	4/4.5 (-1)	3,509 (+4%)	5mo	$524,999	$150	61
2025 Jasper Mdw	0.36mi	4/2.5 (-1)	3,189 (-5%)	5mo	$484,790	$152	57
1925 Sapphire Run	0.43mi	5/3.0	2,894 (-14%)	3mo	$468,149	$162	49
2233 San Simeon Dr	0.46mi	4/2.5 (-1)	3,012 (-10%)	1mo	$335,000	$111	48
1909 Sapphire Run	0.41mi	5/3.0	2,894 (-14%)	7mo	$469,099	$162	46

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 · 0.07% rent growth · sell at horizon

5-year hold

• IRR: -26.7%
• Equity multiple: 0.12×
• Total profit: $-120,298
• Equity at exit: $72,846

10-year hold

• IRR: -38.5%
• Equity multiple: -0.35×
• Total profit: $-184,660
• Equity at exit: $42,242

Cash invested: $136,798 (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: 116 active · 29 under contract
• Months of supply: 31.6 mo (3%/mo absorbed)
• Median asking: $496,950 ($170/sqft)
• Median days on market: 235 d
• This list price: 27% of active listings are priced below it
• ARV vs active asking: -14.2% vs current asking $/sqft

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

ZIP-level market 75181

• Home prices YoY: -9.4%
• Rents YoY: 0.1%
• Active inventory: 858
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $3,664 high
• Mortgage (P&I): −$2,562
• Tax est. 1.5%: −$611 /mo · $7,328/yr
• Insurance: −$204
• HOA: −$0
• Vacancy / Maint / Mgmt: −$769
• Net cashflow: $-482

Break-even live

Break-even rent $4,274

Max offer price $418,836

Occupancy floor —

Sensitivity live

Price	-10% $-144	-5% $-313	+0% $-482	+5% $-651	+10% $-820
Rent	-10% $-771	-5% $-627	+0% $-482	+5% $-337	+10% $-192
Rate	-1.0pp $-236	-0.5pp $-358	base $-482	+0.5pp $-608	+1.0pp $-737

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: $122,141
• Closing costs: $14,657
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1701 Shamrock Grn Mesquite, TX	5.0	3.5	3994	$4,400	$1.10	77d	1	0.21mi
1701 Shamrock Grn Mesquite, TX	5.0	3.5	3994	$3,800	$0.95	23d	1	0.21mi
1908 Twisted Tree Ln Mesquite, TX	4.0	2.5	2713	$2,795	$1.03	10d	1	0.27mi
1908 Twisted Tree Ln Mesquite, TX	5.0	2.5	2750	$3,670	$1.33	165d	1	0.27mi
1808 Sierra Rose Trce Mesquite, TX	4.0	2.5	2298	$2,900	$1.26	75d	1	0.31mi
3205 Cantura Dr Mesquite, TX	6.0	2.5	3028	$4,109	$1.36	10d	1	0.37mi
2233 San Simeon Dr Mesquite, TX	4.0	2.5	3012	$3,850	$1.28	3d	1	0.46mi
2233 San Simeon Dr Mesquite, TX	4.0	2.5	3012	$4,000	$1.33	13d	1	0.46mi
2137 San Simeon Dr Mesquite, TX	4.0	2.5	2661	$2,391	$0.90	85d	1	0.54mi
2201 Cantura Dr Mesquite, TX	4.0	2.0	2432	$2,700	$1.11	140d	1	0.59mi
1817 Cedarbriar Dr Mesquite, TX	5.0	3.5	2538	$3,495	$1.38	184d	1	0.61mi
2520 Buck Dr Mesquite, TX	4.0	2.5	2436	$2,520	$1.03	2d	1	0.63mi
2439 Whitetail Dr Mesquite, TX	4.0	2.5	2484	$2,800	$1.13	165d	1	0.72mi
3717 Grace Ln Unit Labs Mesquite, TX	5.0	4.5	3275	$3,640	$1.11	10d	1	0.76mi
3110 Antelope Dr Mesquite, TX	5.0	2.5	2390	$3,800	$1.59	10d	1	0.80mi
3110 Antelope Dr Mesquite, TX	5.0	2.5	2390	$3,800	$1.59	13d	1	0.80mi
2512 Comstock Ln Mesquite, TX	4.0	2.5	3089	$2,695	$0.87	10d	1	0.85mi
2512 Comstock Ln Mesquite, TX	4.0	2.5	3089	$2,699	$0.87	17d	1	0.85mi
1609 Vicksburg Dr Unit 1056383P Mesquite, TX	6.0	3.0	2992	$5,976	$2.00	0d	1	0.90mi
732 Creekview Ct Mesquite, TX	5.0	3.0	2313	$3,495	$1.51	184d	1	0.91mi
1421 Nimitz Way Mesquite, TX	4.0	3.0	2828	$2,310	$0.82	57d	1	0.95mi
2404 Waterloo Ln Mesquite, TX	4.0	3.0	2632	$1,568	$0.60	10d	1	0.97mi
2324 Boardwalk Dr Mesquite, TX	5.0	2.5	2884	$3,000	$1.04	6d	1	1.02mi
2324 Boardwalk Dr Mesquite, TX	5.0	2.5	2884	$3,000	$1.04	22d	1	1.02mi
2332 Boardwalk Dr Mesquite, TX	4.0	2.5	2651	$3,295	$1.24	90d	1	1.02mi
2332 Boardwalk Dr Mesquite, TX	4.0	2.5	2651	$3,295	$1.24	10d	1	1.02mi
1308 Dawson Way Mesquite, TX	4.0	2.5	2476	$3,573	$1.44	1d	1	1.08mi
1308 Dawson Way Mesquite, TX	4.0	2.5	2476	$3,573	$1.44	165d	1	1.08mi
3512 Falcon Fld Mesquite, TX	4.0	3.5	2284	$2,996	$1.31	10d	1	1.20mi
3113 Blazing Star Rd Mesquite, TX	5.0	4.0	3711	$3,195	$0.86	64d	1	1.24mi
2637 Austin Dr Mesquite, TX	4.0	2.5	2291	$3,350	$1.46	184d	1	1.28mi
1226 Rivercrest Dr Mesquite, TX	5.0	3.0	3221	$3,970	$1.23	29d	1	1.28mi
1226 Rivercrest Dr Mesquite, TX	5.0	3.0	3221	$4,250	$1.32	0d	1	1.28mi
2732 Ingram Cir Mesquite, TX	5.0	2.5	2989	$3,000	$1.00	10d	1	1.29mi
2338 Liles Ln Mesquite, TX	4.0	2.0	2344	$2,400	$1.02	99d	1	1.37mi
1626 Rancho Dr Mesquite, TX	4.0	2.0	2562	$2,419	$0.94	165d	1	1.38mi
2404 Liles Ln Mesquite, TX	4.0	2.0	2323	$2,999	$1.29	10d	1	1.39mi
2829 Kerrville Dr Mesquite, TX	4.0	2.5	2349	$2,600	$1.11	135d	1	1.41mi
1201 Case Dr Mesquite, TX	5.0	2.5	3611	$3,500	$0.97	0d	1	1.42mi
624 Elm Falls Pl Mesquite, TX	4.0	2.0	2444	$3,050	$1.25	83d	1	1.42mi

Property features AI

Finance

• Other: Address: Sunstone w/ Media Standard Plan, Mesquite, TX 75181Status: Active
• Financial info: Listing price $474,999

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: New construction — Plan inventorySingle-family home

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 4 full bathrooms and 1 half bathroom (4.5 total)
• Interior features: Plan model: Sunstone with Media (standard finish)Total living area approximately 3,357

Listing history 50 events

1. 2026-11-08
   days on market $446,999 Active 204 DOM
2. 2026-11-07
   days on market $446,999 Active 203 DOM
3. 2026-11-06
   days on market $446,999 Active 202 DOM
4. 2026-11-05
   days on market $446,999 Active 201 DOM
5. 2026-11-04
   days on market $446,999 Active 200 DOM
6. 2026-11-02
   days on market $446,999 Active 198 DOM
7. 2026-11-01
   days on market $446,999 Active 197 DOM
8. 2026-10-31
   days on market $446,999 Active 196 DOM
9. 2026-10-30
   days on market $446,999 Active 195 DOM
10. 2026-10-29
    days on market $446,999 Active 194 DOM
11. 2026-10-28
    days on market $446,999 Active 193 DOM
12. 2026-10-27
    days on market $446,999 Active 192 DOM
13. 2026-10-26
    days on market $446,999 Active 191 DOM
14. 2026-10-25
    days on market $446,999 Active 190 DOM
15. 2026-10-24
    days on market $446,999 Active 189 DOM
16. 2026-10-23
    days on market $446,999 Active 188 DOM
17. 2026-10-22
    days on market $446,999 Active 187 DOM
18. 2026-10-21
    days on market $446,999 Active 186 DOM
19. 2026-10-20
    days on market $446,999 Active 185 DOM
20. 2026-10-19
    days on market $446,999 Active 184 DOM
21. 2026-10-18
    days on market $446,999 Active 183 DOM
22. 2026-10-17
    days on market $446,999 Active 182 DOM
23. 2026-10-16
    days on market $446,999 Active 181 DOM
24. 2026-10-15
    days on market $446,999 Active 180 DOM
25. 2026-10-14
    days on market $446,999 Active 179 DOM
26. 2026-10-13
    days on market $446,999 Active 178 DOM
27. 2026-10-12
    days on market $446,999 Active 177 DOM
28. 2026-10-11
    days on market $446,999 Active 176 DOM
29. 2026-10-10
    days on market $446,999 Active 175 DOM
30. 2026-10-09
    days on market $446,999 Active 174 DOM
31. 2026-10-08
    days on market $446,999 Active 173 DOM
32. 2026-10-07
    days on market $446,999 Active 172 DOM
33. 2026-10-06
    days on market $446,999 Active 171 DOM
34. 2026-10-05
    days on market $446,999 Active 170 DOM
35. 2026-10-04
    days on market $446,999 Active 169 DOM
36. 2026-10-03
    days on market $446,999 Active 168 DOM
37. 2026-10-02
    days on market $446,999 Active 167 DOM
38. 2026-10-01
    days on market $446,999 Active 166 DOM
39. 2026-09-30
    days on market $446,999 Active 165 DOM
40. 2026-09-29
    days on market $446,999 Active 164 DOM
41. 2026-09-28
    days on market $446,999 Active 163 DOM
42. 2026-09-27
    days on market $446,999 Active 162 DOM
43. 2026-09-26
    days on market $446,999 Active 161 DOM
44. 2026-09-25
    days on market $446,999 Active 160 DOM
45. 2026-09-24
    days on market $446,999 Active 159 DOM
46. 2026-09-23
    days on market $446,999 Active 158 DOM
47. 2026-09-22
    days on market $446,999 Active 157 DOM
48. 2026-09-21
    days on market $446,999 Active 156 DOM
49. 2026-09-20
    days on market $446,999 Active 155 DOM
50. 2026-09-19
    days on market $446,999 Active 154 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: $43,967
• − Mortgage interest: −$27,367
• − Property taxes: −$7,328
• − Insurance: −$2,443
• − Repairs & maintenance: −$3,517
• − Management: −$3,517
• − Depreciation: −$14,213
• Taxable loss: −$14,419
• Est. tax savings @ 24.0%: +$3,461
• After-tax cash flow: $-2,322/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 · 12 photos

Good 80/100 None rehab

This modern, two-story home with a central open-concept design and modern kitchen is in good condition and ready for move-in. It offers a good ROI with updates in landscaping, blinds, and paint to enhance its curb appeal and interior comfort.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Blinds — Improves privacy and light control ↑
• Both Paint — Fresh paint can make a home more appealing ↑
• Both HVAC maintenance — Ensures comfort and energy efficiency ↑

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Gentry El F TX #1,769/4,322 Nat'l #21,438/41,679 Middle Berry Middle D- TX #540/1,662 Nat'l #5,160/14,009 High Horn H S F TX #866/1,632 Nat'l #8,796/17,239

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

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: Dallas County · 2,979,839 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: 29% of renters

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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%

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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%
• Languages at home: 64% English-only · Spanish 27% Tagalog/Filipino 3% Other Asian/Pacific 1%

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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

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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

Property features AI

Finance

• Other: Address: Sunstone w/ Media Standard Plan, Mesquite, TX 75181Status: Active
• Financial info: Listing price $474,999

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: New construction — Plan inventorySingle-family home

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 4 full bathrooms and 1 half bathroom (4.5 total)
• Interior features: Plan model: Sunstone with Media (standard finish)Total living area approximately 3,357