4420 Flamingo Way · Mesquite, TX 75150

$194,900

3 bd · 2.0 ba · 1,359 sqft · SingleFamily public records · 152 Days on market

Built 1986 4,617 sqft lot $143/sqft · 19% below area Est $240k · 19% under ↓ 31% since listing

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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 +13.5/30.0
• 1% rule +5.0/10.0
• DSCR +4.1/10.0
• 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

Don’t miss this excellent opportunity in East Meadows Village! This 3-bedroom, 2-bath home offers over 1,350 sq ft of open living space, featuring a desirable first-floor primary suite and a private, secluded back patio—perfect for relaxing or entertaining. The spacious floor plan includes two additional bedrooms and a full bathroom on the second floor. A 2-car attached garage provides added convenience, and the home is ideally located with easy access to major highways.

Key facts

• Spacious floor plan
• 4,617 sq ft lot
• 2 garage spots

Tags

• FIRST-FLOOR PRIMARY SUITE
• PRIVATE SECLUDED BACK PATIO
• SPACIOUS FLOOR PLAN
• EASY ACCESS TO MAJOR HIGHWAYS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $6 ($71/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (0.1% below list).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.3% 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: 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 $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

• It's been on market 152 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $30k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $171,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.00% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.13%
• DSCR: 1.01
• GRM: 8.3

CMA / ARV

• ARV (median comp): $240,491
• List price: $194,900
• Delta: -18.96%
• 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
2915 Bamboo St	0.31mi	3/2.0	1,268 (-7%)	7mo	$224,900	$177	68
2229 Aloha Dr	0.65mi	3/2.0	1,356 (-0%)	2mo	$234,900	$173	67
3906 Lagoon Cir	0.32mi	3/1.5	1,276 (-6%)	10mo	$190,000	$149	65
3646 Palm Dr	0.56mi	4/2.5 (+1)	1,365 (+0%)	2mo	$249,999	$183	64
3429 Eastbrook Dr	0.68mi	3/2.0	1,385 (+2%)	2mo	$249,000	$180	64
3420 Bahamas Dr	0.59mi	3/1.0	1,312 (-4%)	1mo	$160,000	$122	62
2506 Aloha Dr	0.46mi	4/2.5 (+1)	1,308 (-4%)	4mo	$245,000	$187	62
2501 Bamboo St	0.37mi	3/1.0	1,176 (-14%)	3mo	$219,000	$186	54
3419 Palm Dr	0.65mi	4/3.0 (+1)	1,428 (+5%)	3mo	$254,999	$179	49
3424 Eastbrook Dr	0.68mi	3/2.0	1,246 (-8%)	8mo	$209,900	$168	48
3508 Flamingo Way	0.53mi	4/2.0 (+1)	1,539 (+13%)	2mo	$255,000	$166	47
2331 Luau St	0.66mi	3/2.0	1,549 (+14%)	4mo	$245,000	$158	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 · 0.4% rent growth · sell at horizon

5-year hold

• IRR: -19.4%
• Equity multiple: 0.34×
• Total profit: $-36,026
• Equity at exit: $29,060

10-year hold

• IRR: -19.8%
• Equity multiple: 0.09×
• Total profit: $-49,644
• Equity at exit: $16,851

Cash invested: $54,572 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,947 high
• Mortgage (P&I): −$1,022
• Tax from tax record: −$429 /mo · $5,150/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $6

Break-even live

Break-even rent $1,940

Max offer price $194,900

Occupancy floor 95%

Sensitivity live

Price	-10% $116	-5% $61	+0% $6	+5% $-49	+10% $-104
Rent	-10% $-148	-5% $-71	+0% $6	+5% $83	+10% $160
Rate	-1.0pp $104	-0.5pp $56	base $6	+0.5pp $-45	+1.0pp $-96

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4313 Flamingo Way Mesquite, TX	3.0	2.0	1482	$2,200	$1.48	8d	1	0.07mi
4244 Flamingo Way Mesquite, TX	3.0	2.0	1500	$2,150	$1.43	44d	1	0.11mi
4228 Flamingo Way Mesquite, TX	3.0	2.0	1240	$1,898	$1.53	44d	1	0.14mi
4200 U.S. 80 Mesquite, TX	1.0–2.0	1.0–2.0	787	$1,525	$1.94	3d	132	0.45mi
3703 Byrd Dr Mesquite, TX	3.0	1.5	1702	$2,150	$1.26	3d	1	0.45mi
3512 Bahamas Dr Mesquite, TX	3.0	2.0	1455	$1,795	$1.23	12d	1	0.53mi
3512 Bahamas Dr Mesquite, TX	3.0	2.0	1455	$1,795	$1.23	25d	1	0.53mi
3512 Bahamas Dr Mesquite, TX	3.0	2.0	1455	$1,795	$1.23	21d	1	0.53mi
3531 Bonita Vista Cir Mesquite, TX	4.0	2.0	1358	$1,950	$1.44	25d	1	0.65mi
3531 Bonita Vista Cir Mesquite, TX	4.0	2.0	1358	$1,950	$1.44	13d	1	0.65mi
2626 John West Rd Mesquite, TX	1.0–3.0	1.0–2.0	885	$1,557	$1.76	2d	17	0.71mi
8383 La Prada Dr Dallas, TX	1.0–2.0	1.0–2.0	910	$1,545	$1.70	8d	10	0.73mi
8411 La Prada Dr Dallas, TX	1.0–3.0	1.0–2.0	825	$1,305	$1.58	2d	23	0.75mi
3206 Heather Glen Dr Mesquite, TX	4.0	2.0	1708	$4,800	$2.81	1d	1	0.81mi
2021 Aloha Dr Mesquite, TX	3.0	2.0	1556	$2,200	$1.41	44d	1	0.88mi
2605 John West Rd Dallas, TX	2.0	2.0	950	$1,223	$1.29	2d	6	0.89mi
3315 Kensington Dr Mesquite, TX	3.0	2.0	1641	$1,900	$1.16	44d	1	0.93mi
8702 Shiloh Rd Dallas, TX	2.0–4.0	1.0–2.0	1070	$1,592	$1.49	44d	1	0.97mi
3110 Berkshire Dr Mesquite, TX	3.0	2.0	1755	$2,183	$1.24	8d	1	1.07mi
2808 Belhaven Dr Mesquite, TX	3.0	1.5	1199	$1,695	$1.41	2d	1	1.08mi
3008 Scottsbluff Dr Dallas, TX	4.0	2.0	1220	$2,200	$1.80	20d	1	1.16mi
3532 Hilton Dr Mesquite, TX	3.0	1.5	1216	$1,690	$1.39	3d	1	1.16mi
3622 Gray Dr Mesquite, TX	3.0	2.0	1786	$2,200	$1.23	8d	1	1.18mi
2523 Gross Rd Dallas, TX	3.0	1.0	1025	$1,650	$1.61	44d	1	1.19mi
2721 Northview Pl Mesquite, TX	4.0	2.5	1512	$2,135	$1.41	44d	1	1.24mi
2721 Northview Pl Mesquite, TX	4.0	2.0	1512	$2,245	$1.48	20d	1	1.24mi
2314 Blyth Dr Dallas, TX	3.0	1.0	1203	$1,650	$1.37	18d	1	1.27mi
2539 Hillsboro Ave Dallas, TX	3.0	1.5	1438	$1,800	$1.25	44d	1	1.28mi
3404 Gray Dr Mesquite, TX	4.0	2.0	1516	$2,150	$1.42	13d	1	1.29mi
2506 Hillsboro Ave Dallas, TX	4.0	1.5	1234	$2,200	$1.78	22d	1	1.29mi
3500 Statler Dr Mesquite, TX	3.0	2.0	1557	$1,895	$1.22	25d	1	1.30mi
1809 Baker Dr Mesquite, TX	1.0–2.0	1.0–2.0	874	$1,431	$1.64	44d	3	1.35mi
2346 Hillsboro Ave Dallas, TX	3.0	2.0	1226	$1,900	$1.55	8d	1	1.36mi
3412 Beth Dr Mesquite, TX	3.0	1.0	1148	$1,795	$1.56	44d	1	1.42mi
2729 Lockhart Ave Unit NA Dallas, TX	3.0	2.0	1238	$2,300	$1.86	25d	1	1.42mi
2729 Lockhart Ave Dallas, TX	3.0	2.0	1238	$2,300	$1.86	19d	1	1.42mi
3520 Sidney Dr Mesquite, TX	4.0	3.0	1400	$2,150	$1.54	44d	1	1.43mi
3720 Oates Dr Mesquite, TX	1.0–2.0	1.0–2.0	878	$1,358	$1.55	25d	2	1.47mi
9107 Rustown Dr Dallas, TX	3.0	1.5	1138	$1,700	$1.49	25d	1	1.47mi
1827 Abshire Ln Dallas, TX	3.0	1.0	1140	$1,725	$1.51	25d	1	1.48mi

Listing history 32 events

1. 2026-06-18
   days on market $194,900 Active 152 DOM
2. 2026-06-17
   days on market $194,900 Active 151 DOM
3. 2026-06-16
   days on market $194,900 Active 150 DOM
4. 2026-06-15
   days on market $194,900 Active 149 DOM
5. 2026-06-13
   days on market $194,900 Active 147 DOM
6. 2026-06-13
   days on market $194,900 Active 146 DOM
7. 2026-06-09
   days on market $194,900 Active 143 DOM
8. 2026-06-08
   days on market $194,900 Active 142 DOM
9. 2026-06-07
   days on market $194,900 Active 141 DOM
10. 2026-06-04
    days on market $194,900 Active 138 DOM
11. 2026-06-03
    days on market $194,900 Active 137 DOM
12. 2026-06-02
    pricedays on market $194,900 Active 136 DOM
13. 2026-06-01
    days on market $204,900 Active 135 DOM
14. 2026-05-31
    days on market $204,900 Active 134 DOM
15. 2026-04-28
    price $204,900 487-char remark

    Show marketing remark (487 chars)

    Don’t miss this excellent opportunity in East Meadows Village! This 3-bedroom, 2-bath home offers over 1,350 sq ft of open living space, featuring a desirable first-floor primary suite and a private, secluded back patio—perfect for relaxing or entertaining. The spacious floor plan includes two additional bedrooms and a full bathroom on the second floor. A 2-car attached garage provides added convenience, and the home is ideally located with easy access to major highways.

16. 2026-04-16
    status Active 487-char remark

    Show marketing remark (487 chars)

    Don’t miss this excellent opportunity in East Meadows Village! This 3-bedroom, 2-bath home offers over 1,350 sq ft of open living space, featuring a desirable first-floor primary suite and a private, secluded back patio—perfect for relaxing or entertaining. The spacious floor plan includes two additional bedrooms and a full bathroom on the second floor. A 2-car attached garage provides added convenience, and the home is ideally located with easy access to major highways.

17. 2026-04-15
    historical 487-char remark

    Show marketing remark (487 chars)

    Don’t miss this excellent opportunity in East Meadows Village! This 3-bedroom, 2-bath home offers over 1,350 sq ft of open living space, featuring a desirable first-floor primary suite and a private, secluded back patio—perfect for relaxing or entertaining. The spacious floor plan includes two additional bedrooms and a full bathroom on the second floor. A 2-car attached garage provides added convenience, and the home is ideally located with easy access to major highways.

18. 2026-03-24
    price $209,900 487-char remark

    Show marketing remark (487 chars)

    Don’t miss this excellent opportunity in East Meadows Village! This 3-bedroom, 2-bath home offers over 1,350 sq ft of open living space, featuring a desirable first-floor primary suite and a private, secluded back patio—perfect for relaxing or entertaining. The spacious floor plan includes two additional bedrooms and a full bathroom on the second floor. A 2-car attached garage provides added convenience, and the home is ideally located with easy access to major highways.

19. 2026-03-17
    soldstatus
20. 2026-02-21
    price $214,900 487-char remark

    Show marketing remark (487 chars)

    Don’t miss this excellent opportunity in East Meadows Village! This 3-bedroom, 2-bath home offers over 1,350 sq ft of open living space, featuring a desirable first-floor primary suite and a private, secluded back patio—perfect for relaxing or entertaining. The spacious floor plan includes two additional bedrooms and a full bathroom on the second floor. A 2-car attached garage provides added convenience, and the home is ideally located with easy access to major highways.

21. 2026-01-15
    listed $224,900 Active 487-char remark

    Show marketing remark (487 chars)

    Don’t miss this excellent opportunity in East Meadows Village! This 3-bedroom, 2-bath home offers over 1,350 sq ft of open living space, featuring a desirable first-floor primary suite and a private, secluded back patio—perfect for relaxing or entertaining. The spacious floor plan includes two additional bedrooms and a full bathroom on the second floor. A 2-car attached garage provides added convenience, and the home is ideally located with easy access to major highways.

22. 2025-03-30
    status Pending
23. 2025-03-24
    historical Active Option Contract
24. 2025-02-27
    price $229,900
25. 2025-02-12
    price $239,900
26. 2025-01-18
    listed $249,900 Active
27. 2024-12-11
    historical
28. 2024-11-15
    price $269,000
29. 2024-10-21
    price $279,000
30. 2024-08-30
    listed $299,000 Active
31. 2022-01-24
    soldstatus
32. 1991-08-09
    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: $5,150 · $429/mo
• Projected year-2 tax: $5,150 · $429/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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,368
• − Mortgage interest: −$10,917
• − Property taxes: −$5,150
• − Insurance: −$974
• − Repairs & maintenance: −$1,869
• − Management: −$1,869
• − Depreciation: −$5,670
• Taxable loss: −$3,083
• Est. tax savings @ 24.0%: +$740
• After-tax cash flow: $811/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

-31.5% since first listed

18 events — show timeline

• 2026-04-28 Price Changed $204,900 NTREIS
• 2026-04-16 Relisted — NTREIS
• 2026-04-15 Listing Removed — NTREIS
• 2026-03-24 Price Changed $209,900 NTREIS
• 2026-03-17 Sold (Public Records) — Public Records
• 2026-02-21 Price Changed $214,900 NTREIS
• 2026-01-15 Listed $224,900 NTREIS
• 2025-03-30 Pending — NTREIS
• 2025-03-24 Contingent — NTREIS
• 2025-02-27 Price Changed $229,900 NTREIS
• 2025-02-12 Price Changed $239,900 NTREIS
• 2025-01-18 Listed $249,900 NTREIS
• 2024-12-11 Listing Removed — NTREIS
• 2024-11-15 Price Changed $269,000 NTREIS
• 2024-10-21 Price Changed $279,000 NTREIS
• 2024-08-30 Listed $299,000 NTREIS
• 2022-01-24 Sold (Public Records) — Public Records
• 1991-08-09 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2025): $5,150 · -6.1% YoY. Source: county tax records.