520 Lookout Mountain Trl · Mesquite, TX 75149

$210,000

3 bd · 2.5 ba · 1,529 sqft · SingleFamily public records · 42 Days on market

Built 1986 3,920 sqft lot Est $275k · 24% 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 +13.0/30.0
• 1% rule +4.7/10.0
• DSCR +3.9/10.0
• 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

Hud home to be sold 'as-is'. Bid deadline: 03-26-06. Case#491-729214.

Key facts

• Repair needs
• Strong rental demand
• Value-add asset

Tags

• COSMETIC UPDATE
• REPAIR NEEDS
• IMMEDIATE POSSESSION
• STRONG RENTAL DEMAND
• VALUE-ADD ASSET

Property features AI

Finance

• Financial info: Listing accepted offers and supports multiple financing types (Cash, Conventional, FHA, VA, Texas Vet, 1031 Exchange)
• HOA & community: No homeowners association

Exterior

• Parking: Attached garage; 2 covered parking spaces; 2-car garage (approximately 18' wide x 20' deep, 8' height)
• Utilities: City water; City sewer; Electricity connected; Individual gas meter (separate meter)
• Home design: Single family residence; Two-story; Built in 1986; Not attached to other properties
• Construction: Brick construction; Shingle roof; Slab foundation
• Exterior features: Lot smaller than 0.5 acre; Subdivision: East Glen Ph 02

Interior

• Kitchen: Electric range
• Bedrooms: 3 bedrooms total; Primary bedroom on main level with ensuite bath; Two additional bedrooms on second level
• Flooring: Varied flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric cooling; Natural gas heating
• Interior features: Vaulted ceilings; One living area; One dining area; Room count: 5
• Laundry & utility: Individual gas meter

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-12 ($-139/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (2.6% below list).
• Recommended offer: $204k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.2% 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: Rutherford El (math 38% / reading 41%, grade F, #1,545 of 4,322 statewide, top 38%, 729 students, 78% FRL) — zoned schools average 78% FRL vs 63% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 340 active listings in the ZIP; 38 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 35% 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

• It's been on market 42 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y 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 2.5% 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 $203,700 (3.0% 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 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 0.97% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.24%
• DSCR: 0.99
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $275,220
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
520 Lookout Mountain Trl	0.00mi	3/2.5	1,529 (0%)	1mo	$210,000	$137	99
1923 Shoreline Dr	0.17mi	3/2.0	1,632 (+7%)	3mo	$299,000	$183	77
414 Chancellorsville Dr	0.11mi	3/2.0	1,389 (-9%)	3mo	$262,900	$189	75
514 Appomattox Dr	0.23mi	3/2.0	1,440 (-6%)	3mo	$275,000	$191	75
532 Lookout Mountain Trl	0.02mi	4/2.5 (+1)	1,730 (+13%)	2mo	$199,900	$116	70
438 Appomattox Dr	0.22mi	3/2.0	1,353 (-12%)	0mo	$269,800	$199	68
413 Horse Shoe Bnd	0.41mi	3/2.0	1,440 (-6%)	4mo	$249,999	$174	66
702 Coolwood Ln	0.24mi	3/2.0	1,345 (-12%)	4mo	$280,875	$209	64
422 Paldao Dr	0.67mi	3/2.0	1,431 (-6%)	2mo	$246,300	$172	55
2321 Baretta Dr	0.61mi	3/2.0	1,406 (-8%)	5mo	$243,500	$173	52
533 Horse Shoe Bnd	0.44mi	3/2.0	1,750 (+14%)	2mo	$210,000	$120	52
426 Paldao Dr	0.68mi	3/2.0	1,389 (-9%)	3mo	$249,999	$180	49

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: -20.2%
• Equity multiple: 0.32×
• Total profit: $-40,195
• Equity at exit: $31,312

10-year hold

• IRR: -22.0%
• Equity multiple: 0.03×
• Total profit: $-56,992
• Equity at exit: $18,157

Cash invested: $58,800 (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: 340
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,045 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$438 /mo · $5,262/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $-12

Break-even live

Break-even rent $2,060

Max offer price $207,950

Occupancy floor 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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
505 Picketts Dr Mesquite, TX	3.0	2.0	1406	$1,950	$1.39	43d	1	0.07mi
608 Coolwood Ln Mesquite, TX	3.0	2.0	1272	$1,900	$1.49	43d	1	0.20mi
612 Coolwood Ln Mesquite, TX	3.0	2.0	1433	$1,746	$1.22	43d	1	0.21mi
450 Appomattox Dr Mesquite, TX	3.0	2.0	1567	$1,930	$1.23	43d	1	0.25mi
1617 Savannah St Mesquite, TX	3.0	2.0	1306	$1,985	$1.52	5d	1	0.35mi
1601 Chapman Dr Mesquite, TX	3.0	2.0	1306	$1,845	$1.41	12d	1	0.38mi
711 Darnel Dr Mesquite, TX	4.0	2.0	1370	$1,939	$1.42	7d	1	0.41mi
1424 Savannah St Mesquite, TX	3.0	2.0	1462	$1,959	$1.34	17d	1	0.46mi
1601 Hillwood Dr Mesquite, TX	3.0	2.0	1284	$2,095	$1.63	7d	1	0.48mi
2208 Browning Dr Mesquite, TX	3.0	2.0	1406	$1,955	$1.39	43d	1	0.62mi
2345 Browning Dr Mesquite, TX	3.0	2.0	1384	$3,500	$2.53	1d	1	0.66mi
2433 Baretta Dr Mesquite, TX	3.0	2.0	1406	$2,091	$1.49	22d	1	0.69mi
908 Winchester Ln Mesquite, TX	3.0	2.0	1386	$2,049	$1.48	2d	1	0.72mi
928 Winchester Ln Mesquite, TX	3.0	2.0	1426	$2,650	$1.86	1d	1	0.74mi
1400 Paintbrush St Mesquite, TX	3.0	2.5	1795	$2,400	$1.34	43d	1	0.77mi
1115 Casa Dr Mesquite, TX	2.0	2.0	1215	$1,850	$1.52	24d	1	0.78mi
628 Windsong Mesquite, TX	4.0	2.5	2248	$2,600	$1.16	17d	1	0.84mi
1217 Buckeye Dr Mesquite, TX	3.0	2.0	1735	$1,995	$1.15	22d	1	0.89mi
1217 Buckeye Dr Mesquite, TX	3.0	2.0	1735	$1,995	$1.15	43d	1	0.89mi
334 Freeman St Mesquite, TX	3.0	2.0	1330	$2,180	$1.64	7d	1	1.01mi
1104 Ashland Dr Mesquite, TX	3.0	1.0	1250	$1,625	$1.30	7d	1	1.11mi
1729 Hazer Ln Mesquite, TX	3.0	2.0	1498	$2,400	$1.60	20d	1	1.14mi
1416 Hackamore St Mesquite, TX	3.0	2.0	1500	$2,200	$1.47	2d	1	1.14mi
1409 Hackamore St Mesquite, TX	3.0	2.5	1360	$1,965	$1.44	12d	1	1.18mi
1809 Osage Trl Mesquite, TX	4.0	2.0	2022	$2,599	$1.29	17d	1	1.19mi
1512 Wheatfield Dr Mesquite, TX	3.0	2.0	1406	$2,000	$1.42	7d	1	1.22mi
2621 Ash Crk Mesquite, TX	3.0	2.0	1843	$2,299	$1.25	43d	1	1.22mi
1436 Wheatfield Dr Mesquite, TX	3.0	2.0	1317	$2,180	$1.66	43d	1	1.25mi
1101 La Esperanza Dr Mesquite, TX	3.0	2.0	1697	$2,700	$1.59	1d	1	1.27mi
1330 Planters Rd Mesquite, TX	3.0	2.0	1707	$2,095	$1.23	19d	1	1.28mi
1330 Planters Rd Mesquite, TX	3.0	2.5	1707	$2,095	$1.23	12d	1	1.28mi
1128 Catalan Trl Mesquite, TX	3.0	2.5	1600	$2,300	$1.44	43d	1	1.29mi
1232 Wheatfield Dr Mesquite, TX	2.0	2.0	1204	$1,825	$1.52	24d	1	1.30mi
608 Robinlynn St Mesquite, TX	4.0	2.0	1716	$2,235	$1.30	43d	1	1.32mi
1201 Wheatfield Dr Mesquite, TX	2.0	2.0	1204	$1,800	$1.50	43d	1	1.35mi
312 E Kimbrough St Mesquite, TX	4.0	2.0	1560	$2,100	$1.35	43d	1	1.37mi
1513 Colborne Dr Mesquite, TX	3.0	2.0	1805	$2,045	$1.13	43d	1	1.46mi
2812 Clearmeadow Dr Mesquite, TX	4.0	2.0	1837	$2,800	$1.52	1d	1	1.49mi

Listing history 9 events

1. 2026-05-11
   status Pending
2. 2026-04-29
   historical Active Option Contract
3. 2026-04-24
   status Active
4. 2026-04-14
   historical Active Option Contract
5. 2026-03-29
   listed $210,000 Active
6. 2006-04-27
   soldstatus 69-char remark

   Show marketing remark (69 chars)

   Hud home to be sold 'as-is'. Bid deadline: 03-26-06. Case#491-729214.

7. 2006-03-28
   historical 69-char remark

   Show marketing remark (69 chars)

   Hud home to be sold 'as-is'. Bid deadline: 03-26-06. Case#491-729214.

8. 2006-01-06
   listed $98,000 69-char remark

   Show marketing remark (69 chars)

   Hud home to be sold 'as-is'. Bid deadline: 03-26-06. Case#491-729214.

9. 2001-08-07
   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: $5,262 · $438/mo
• Projected year-2 tax: $5,262 · $438/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 3/10 Moderate
• 🌡 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: $24,541
• − Mortgage interest: −$11,763
• − Property taxes: −$5,262
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,963
• − Management: −$1,963
• − Depreciation: −$6,109
• Taxable loss: −$3,569
• Est. tax savings @ 24.0%: +$857
• After-tax cash flow: $717/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

+114.3% since first listed

9 events — show timeline

• 2026-05-11 Pending — NTREIS
• 2026-04-29 Contingent — NTREIS
• 2026-04-24 Relisted — NTREIS
• 2026-04-14 Contingent — NTREIS
• 2026-03-29 Listed $210,000 NTREIS
• 2006-04-27 Sold (MLS) — NTREIS
• 2006-03-28 Listing Removed — NTREIS
• 2006-01-06 Listed $98,000 NTREIS
• 2001-08-07 Sold (Public Records) — Public Records

Property tax history

+6.7%/yr

Latest (2025): $5,262 · +1.1% YoY. Source: county tax records.