3412 Park Run Dr · Mesquite, TX 75150

$220,000

3 bd · 2.0 ba · 1,515 sqft · SingleFamily public records · 66 Days on market

Built 1970 7,187 sqft lot $145/sqft · 19% below area Est $272k · 19% 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 +15.0/15.0
• Cash flow +8.3/30.0
• 1% rule +4.0/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The charming property at 3412 Park Run Dr in the established Town East Estates subdivision of Mesquite, TX, is a well-maintained 3-bedroom, 2-bathroom home offering 1,515 square feet of functional living space. Built in 1970, this single-story residence sits on a generous 7,170-square-foot lot and features a classic brick exterior with a converted garage and carport. Its prime location provides convenient access to local parks and schools, making it an ideal choice for those seeking a traditional home in a quiet, established neighborhood.

Key facts

• Converted garage
• Carport
• Prime location

Tags

• CLASSIC BRICK EXTERIOR
• CONVERTED GARAGE
• CARPORT
• PRIME LOCATION
• LOCAL PARKS
• SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-201 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (16.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (10.1% below list).
• Recommended offer: $185k (16.1% below list) — sets the bar for cash-flow.

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: schools C-, 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.
• Market conditions: Rents flat; 186 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 36% of the median local income ($65k/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 66 days — a 6% lower offer ($207k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.8% 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 $184,567 (16.1% 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 66 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 5.20%
• Cash-on-cash: -3.91%
• DSCR: 0.83
• GRM: 9.3

CMA / ARV

• ARV (median comp): $271,805
• List price: $220,000
• Delta: -19.06%
• 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
2918 Owen Ln	0.46mi	3/2.0	1,571 (+4%)	2mo	$250,000	$159	70
2602 Eastridge St	0.71mi	3/2.0	1,504 (-1%)	3mo	$245,000	$163	63
2525 Belhaven Dr	0.72mi	3/2.0	1,485 (-2%)	0mo	$249,900	$168	63
2517 Belhaven Dr	0.72mi	3/2.0	1,527 (+1%)	4mo	$284,900	$187	62
3508 Flamingo Way	0.70mi	4/2.0 (+1)	1,539 (+2%)	2mo	$255,000	$166	58
3419 Palm Dr	0.54mi	4/3.0 (+1)	1,428 (-6%)	3mo	$254,999	$179	53
3420 Bahamas Dr	0.49mi	3/1.0	1,312 (-13%)	1mo	$160,000	$122	50
3601 Statler Dr	0.57mi	3/1.5	1,310 (-14%)	1mo	$175,000	$134	48
3728 Byrd Dr	0.62mi	4/1.5 (+1)	1,650 (+9%)	4mo	$165,000	$100	45
3417 Flamingo Cir	0.58mi	3/1.5	1,742 (+15%)	2mo	$175,000	$100	44
3332 Sidney Dr	0.66mi	4/2.0 (+1)	1,319 (-13%)	0mo	$285,000	$216	43
2825 Bamboo St	0.70mi	4/3.0 (+1)	1,680 (+11%)	5mo	$266,900	$159	36

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 · 0.4% rent growth · sell at horizon

5-year hold

• IRR: -26.3%
• Equity multiple: 0.13×
• Total profit: $-53,287
• Equity at exit: $32,803

10-year hold

• IRR: -37.7%
• Equity multiple: -0.33×
• Total profit: $-81,762
• Equity at exit: $19,022

Cash invested: $61,600 (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 75150

• Home prices YoY: -33.8%
• Rents YoY: 0.4%
• Active inventory: 186
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,977 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$517 /mo · $6,204/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $-201

Break-even live

Break-even rent $2,231

Max offer price $184,567

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3315 Kensington Dr Mesquite, TX	3.0	2.0	1641	$1,900	$1.16	43d	1	0.06mi
3110 Berkshire Dr Mesquite, TX	3.0	2.0	1755	$2,183	$1.24	7d	1	0.14mi
3206 Heather Glen Dr Mesquite, TX	4.0	2.0	1708	$4,800	$2.81	1d	1	0.26mi
3531 Bonita Vista Cir Mesquite, TX	4.0	2.0	1358	$1,950	$1.44	12d	1	0.35mi
3531 Bonita Vista Cir Mesquite, TX	4.0	2.0	1358	$1,950	$1.44	24d	1	0.35mi
3404 Gray Dr Mesquite, TX	4.0	2.0	1516	$2,150	$1.42	12d	1	0.43mi
3532 Hilton Dr Mesquite, TX	3.0	1.5	1216	$1,690	$1.39	3d	1	0.44mi
3034 Harlan Dr Mesquite, TX	4.0	2.0	1950	$2,400	$1.23	12d	1	0.48mi
3500 Statler Dr Mesquite, TX	3.0	2.0	1557	$1,895	$1.22	24d	1	0.50mi
3703 Byrd Dr Mesquite, TX	3.0	1.5	1702	$2,150	$1.26	3d	1	0.53mi
3622 Gray Dr Mesquite, TX	3.0	2.0	1786	$2,200	$1.23	7d	1	0.54mi
3512 Bahamas Dr Mesquite, TX	3.0	2.0	1455	$1,795	$1.23	20d	1	0.56mi
3512 Bahamas Dr Mesquite, TX	3.0	2.0	1455	$1,795	$1.23	24d	1	0.56mi
3512 Bahamas Dr Mesquite, TX	3.0	2.0	1455	$1,795	$1.23	12d	1	0.56mi
3412 Beth Dr Mesquite, TX	3.0	1.0	1148	$1,795	$1.56	43d	1	0.61mi
3520 Sidney Dr Mesquite, TX	4.0	3.0	1400	$2,150	$1.54	43d	1	0.70mi
3511 Casa Ridge Dr Mesquite, TX	4.0	1.5	1276	$1,759	$1.38	7d	1	0.77mi
2808 Belhaven Dr Mesquite, TX	3.0	1.5	1199	$1,695	$1.41	2d	1	0.82mi
3008 Scottsbluff Dr Dallas, TX	4.0	2.0	1220	$2,200	$1.80	19d	1	0.95mi
2948 Percheron Dr Unit NA Mesquite, TX	3.0	2.5	1691	$1,995	$1.18	24d	1	0.98mi
3021 Percheron Dr Unit NA Mesquite, TX	3.0	3.0	1754	$2,299	$1.31	7d	1	0.98mi
3021 Percheron Dr Mesquite, TX	3.0	3.0	1754	$2,299	$1.31	17d	1	0.98mi
3017 Percheron Dr Mesquite, TX	3.0	3.0	1473	$1,995	$1.35	22d	1	0.98mi
2969 Baneberry Ln Mesquite, TX	3.0	2.5	1716	$2,400	$1.40	7d	1	1.00mi
3036 Shire Dr Mesquite, TX	3.0	2.5	1691	$2,350	$1.39	12d	1	1.00mi
4313 Flamingo Way Mesquite, TX	3.0	2.0	1482	$2,200	$1.48	7d	1	1.00mi
4244 Flamingo Way Mesquite, TX	3.0	2.0	1500	$2,150	$1.43	43d	1	1.00mi
2021 Aloha Dr Mesquite, TX	3.0	2.0	1556	$2,200	$1.41	43d	1	1.01mi
2941 Baneberry Ln Mesquite, TX	3.0	2.5	1810	$2,500	$1.38	43d	1	1.01mi
2820 Percheron Dr Mesquite, TX	3.0	2.5	1769	$2,400	$1.36	24d	1	1.02mi
3004 Baneberry Ln Mesquite, TX	3.0	3.0	1786	$2,445	$1.37	43d	1	1.02mi
4228 Flamingo Way Mesquite, TX	3.0	2.0	1240	$1,898	$1.53	43d	1	1.03mi
2944 Baneberry Ln Mesquite, TX	3.0	2.5	1772	$2,400	$1.35	43d	1	1.04mi
2908 Mare Dr Mesquite, TX	3.0	2.5	1722	$2,100	$1.22	43d	1	1.05mi
2909 Bluets Dr Mesquite, TX	3.0	2.5	1728	$2,000	$1.16	15d	1	1.05mi
2305 Driftwood Dr Mesquite, TX	1.0–2.0	1.0–2.0	842	$1,765	$2.10	2d	30	1.05mi
2920 Bluets Dr Mesquite, TX	3.0	3.0	1477	$2,250	$1.52	22d	1	1.08mi
8383 La Prada Dr Dallas, TX	1.0–2.0	1.0–2.0	910	$1,545	$1.70	7d	10	1.10mi
2837 Appaloosa Ln Mesquite, TX	3.0	2.5	1837	$2,500	$1.36	43d	1	1.11mi
2721 Northview Pl Mesquite, TX	4.0	2.5	1512	$2,135	$1.41	43d	1	1.16mi

Listing history 20 events

1. 2026-06-18
   days on market $220,000 Active 66 DOM
2. 2026-06-17
   days on market $220,000 Active 65 DOM
3. 2026-06-16
   days on market $220,000 Active 64 DOM
4. 2026-06-15
   days on market $220,000 Active 63 DOM
5. 2026-06-13
   days on market $220,000 Active 61 DOM
6. 2026-06-13
   days on market $220,000 Active 60 DOM
7. 2026-06-09
   days on market $220,000 Active 57 DOM
8. 2026-06-08
   days on market $220,000 Active 56 DOM
9. 2026-06-07
   days on market $220,000 Active 55 DOM
10. 2026-06-04
    days on market $220,000 Active 52 DOM
11. 2026-06-03
    days on market $220,000 Active 51 DOM
12. 2026-06-02
    days on market $220,000 Active 50 DOM
13. 2026-06-01
    days on market $220,000 Active 49 DOM
14. 2026-05-31
    days on market $220,000 Active 48 DOM
15. 2026-04-13
    listed $220,000 Active 544-char remark

    Show marketing remark (544 chars)

    The charming property at 3412 Park Run Dr in the established Town East Estates subdivision of Mesquite, TX, is a well-maintained 3-bedroom, 2-bathroom home offering 1,515 square feet of functional living space. Built in 1970, this single-story residence sits on a generous 7,170-square-foot lot and features a classic brick exterior with a converted garage and carport. Its prime location provides convenient access to local parks and schools, making it an ideal choice for those seeking a traditional home in a quiet, established neighborhood.

16. 2016-02-04
    soldstatus
17. 2001-07-25
    soldstatus
18. 2001-07-18
    soldstatus
19. 2000-12-12
    soldstatus
20. 1992-10-22
    soldstatus

ⓘ 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: $6,204 · $517/mo
• Projected year-2 tax: $6,204 · $517/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 ≥109°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: $23,724
• − Mortgage interest: −$12,323
• − Property taxes: −$6,204
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,898
• − Management: −$1,898
• − Depreciation: −$6,400
• Taxable loss: −$6,100
• Est. tax savings @ 24.0%: +$1,464
• After-tax cash flow: $-943/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): 62,738
• Household income: $65,440
• Rent vs Own: 48.6% rent · 51.4% own
• Severe rent burden: 3609.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 47% White 27% Two or more races 21% Black 21% Asian 3%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Slovak 1% Lithuanian 1% Serbian 1%
• Foreign-born: 20% · Canada, Vietnam, China
• Languages at home: 56% English-only · Spanish 40% Other Asian/Pacific 1% Arabic 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: ▼ -172.95%
• Current HPI: 338.3934
• Rent YoY: ▲ 0.40%
• 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

6 events — show timeline

• 2026-04-13 Listed $220,000 NTREIS
• 2016-02-04 Sold (Public Records) — Public Records
• 2001-07-25 Sold (Public Records) — Public Records
• 2001-07-18 Sold (Public Records) — Public Records
• 2000-12-12 Sold (Public Records) — Public Records
• 1992-10-22 Sold (Public Records) — Public Records

Property tax history

+5.6%/yr

Latest (2025): $6,204 · +1.1% YoY. Source: county tax records.