3901 Elements Way · Mesquite, TX 75181

$336,474

4 bd · 2.5 ba · 2,230 sqft · Land · 91 Days on market

Built 2025 4,400 sqft lot $151/sqft · 5% above area Est $320k · 5% over $182/mo HOA · 6% of rent ↓ 3% 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).

• Cash flow +16.1/30.0
• ARV discount +5.2/15.0
• DSCR +5.0/10.0
• 1% rule +4.1/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Introducing the Buxton II Floorplan at Solterra—a beautifully designed two-story home that effortlessly combines comfort and elegance. On the first floor, you’ll find an open-plan layout that’s perfect for modern living, featuring a cozy family room with a fireplace, a kitchen with a center island, and a breakfast nook that opens to a covered patio—ideal for seamless indoor-outdoor living. A private study offers a quiet retreat, while three secondary bedrooms provide ample space for family or guests. The owner’s suite, tucked away in a back corner of the home, ensures privacy and tranquility with its own spacious layout. Upstairs, a versatile bonus room awaits, ready to be transformed into whatever your family needs—be it a playroom, home office, or additional living space. Your new home will be ready by September 2024! Don’t miss the opportunity to make the Buxton II Floorplan at Solterra your own, where comfort meets style in a perfect balance.

Key facts

• Breakfast nook
• Cozy family room
• Covered patio

Tags

• OPEN-PLAN LAYOUT
• COZY FAMILY ROOM
• CENTER ISLAND
• BREAKFAST NOOK
• COVERED PATIO
• PRIVATE STUDY

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath land listed at $336k.

Deal economics

• At list price, monthly cash flow is $173 ($2k/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 $306k (9.1% below list).
• Recommended offer: $306k (9.1% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: Achziger El (math 31% / reading 35%, grade F, #2,208 of 4,322 statewide, top 52%, 846 students, 75% 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; 598 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 33% 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 $2k of loan paydown is wiped out by about $10k 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 91 days — a 9% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $305,815 (9.1% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.91% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.20%
• DSCR: 1.10
• GRM: 9.2

CMA / ARV

• ARV (median comp): $320,334
• List price: $336,474
• Delta: 5.04%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.07% rent growth · sell at horizon

5-year hold

• IRR: -16.0%
• Equity multiple: 0.45×
• Total profit: $-52,277
• Equity at exit: $50,169

10-year hold

• IRR: -13.7%
• Equity multiple: 0.31×
• Total profit: $-65,261
• Equity at exit: $29,092

Cash invested: $94,213 (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 75181

• Home prices YoY: -9.4%
• Rents YoY: 0.1%
• Active inventory: 598
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $3,058 high
• Mortgage (P&I): −$1,765
• Tax from tax record: −$156 /mo · $1,877/yr
• Insurance: −$140
• HOA: −$182
• Vacancy / Maint / Mgmt: −$642
• Net cashflow: $173

Break-even live

Break-even rent $2,839

Max offer price $336,474

Occupancy floor 89%

Sensitivity live

Price	-10% $363	-5% $268	+0% $173	+5% $78	+10% $-18
Rent	-10% $-69	-5% $52	+0% $173	+5% $294	+10% $414
Rate	-1.0pp $342	-0.5pp $258	base $173	+0.5pp $86	+1.0pp $-3

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: $84,118
• Closing costs: $10,094
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
127 Woodhill St Mesquite, TX	3.0	2.0	1545	$1,950	$1.26	13d	1	0.98mi
3216 Southampton Dr Mesquite, TX	5.0	3.5	2947	$3,250	$1.10	45d	1	1.17mi
2600 Waterloo Ln Mesquite, TX	3.0	2.0	1460	$1,900	$1.30	45d	1	1.23mi
1332 Nimitz Way Mesquite, TX	4.0	2.0	2109	$2,280	$1.08	22d	1	1.26mi
1908 Twisted Tree Ln Mesquite, TX	5.0	2.5	2750	$3,670	$1.33	26d	1	1.27mi
2004 Poppy Way Mesquite, TX	3.0	2.0	1572	$2,700	$1.72	45d	1	1.33mi
1308 Dawson Way Mesquite, TX	4.0	2.5	2476	$3,573	$1.44	26d	1	1.36mi
1309 Dawson Way Mesquite, TX	4.0	2.0	1952	$2,222	$1.14	9d	1	1.37mi
2749 Ingram Cir Mesquite, TX	3.0	2.0	1791	$2,119	$1.18	5d	1	1.49mi

HOA detail

• Monthly dues: $182 · $2,184/yr

Listing history 6 events

1. 2026-05-14
   price $336,474 1004-char remark

   Show marketing remark (1004 chars)

   Introducing the Buxton II Floorplan at Solterra—a beautifully designed two-story home that effortlessly combines comfort and elegance. On the first floor, you’ll find an open-plan layout that’s perfect for modern living, featuring a cozy family room with a fireplace, a kitchen with a center island, and a breakfast nook that opens to a covered patio—ideal for seamless indoor-outdoor living. A private study offers a quiet retreat, while three secondary bedrooms provide ample space for family or guests. The owner’s suite, tucked away in a back corner of the home, ensures privacy and tranquility with its own spacious layout. Upstairs, a versatile bonus room awaits, ready to be transformed into whatever your family needs—be it a playroom, home office, or additional living space. Your new home will be ready by September 2024! Don’t miss the opportunity to make the Buxton II Floorplan at Solterra your own, where comfort meets style in a perfect balance.

2. 2026-03-04
   price $342,649 1004-char remark

   Show marketing remark (1004 chars)

   Introducing the Buxton II Floorplan at Solterra—a beautifully designed two-story home that effortlessly combines comfort and elegance. On the first floor, you’ll find an open-plan layout that’s perfect for modern living, featuring a cozy family room with a fireplace, a kitchen with a center island, and a breakfast nook that opens to a covered patio—ideal for seamless indoor-outdoor living. A private study offers a quiet retreat, while three secondary bedrooms provide ample space for family or guests. The owner’s suite, tucked away in a back corner of the home, ensures privacy and tranquility with its own spacious layout. Upstairs, a versatile bonus room awaits, ready to be transformed into whatever your family needs—be it a playroom, home office, or additional living space. Your new home will be ready by September 2024! Don’t miss the opportunity to make the Buxton II Floorplan at Solterra your own, where comfort meets style in a perfect balance.

3. 2026-02-26
   price $343,649 1004-char remark

   Show marketing remark (1004 chars)

   Introducing the Buxton II Floorplan at Solterra—a beautifully designed two-story home that effortlessly combines comfort and elegance. On the first floor, you’ll find an open-plan layout that’s perfect for modern living, featuring a cozy family room with a fireplace, a kitchen with a center island, and a breakfast nook that opens to a covered patio—ideal for seamless indoor-outdoor living. A private study offers a quiet retreat, while three secondary bedrooms provide ample space for family or guests. The owner’s suite, tucked away in a back corner of the home, ensures privacy and tranquility with its own spacious layout. Upstairs, a versatile bonus room awaits, ready to be transformed into whatever your family needs—be it a playroom, home office, or additional living space. Your new home will be ready by September 2024! Don’t miss the opportunity to make the Buxton II Floorplan at Solterra your own, where comfort meets style in a perfect balance.

4. 2026-02-20
   listed $347,649 Active 1004-char remark

   Show marketing remark (1004 chars)

   Introducing the Buxton II Floorplan at Solterra—a beautifully designed two-story home that effortlessly combines comfort and elegance. On the first floor, you’ll find an open-plan layout that’s perfect for modern living, featuring a cozy family room with a fireplace, a kitchen with a center island, and a breakfast nook that opens to a covered patio—ideal for seamless indoor-outdoor living. A private study offers a quiet retreat, while three secondary bedrooms provide ample space for family or guests. The owner’s suite, tucked away in a back corner of the home, ensures privacy and tranquility with its own spacious layout. Upstairs, a versatile bonus room awaits, ready to be transformed into whatever your family needs—be it a playroom, home office, or additional living space. Your new home will be ready by September 2024! Don’t miss the opportunity to make the Buxton II Floorplan at Solterra your own, where comfort meets style in a perfect balance.

5. 2026-01-22
   historical
6. 2026-01-07
   listed $345,649 Active

ⓘ 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: $1,877 · $156/mo
• Projected year-2 tax: $6,157 · $513/mo
• Expected delta: +$4,281/yr (+$357/mo · 228.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $36,698
• − Mortgage interest: −$18,848
• − Property taxes: −$1,877
• − Insurance: −$1,682
• − Repairs & maintenance: −$2,936
• − Management: −$2,936
• − HOA: −$2,184
• − Depreciation: −$9,788
• Taxable loss: −$3,553
• Est. tax savings @ 24.0%: +$853
• After-tax cash flow: $2,927/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): 29,788
• Household income: $111,052
• Rent vs Own: 16.2% rent · 83.8% own
• Severe rent burden: 857.0

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: 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%
• Common ancestry: Slovak 2% Italian 1%
• Foreign-born: 22% · Canada, Vietnam
• Languages at home: 64% English-only · Spanish 27% Tagalog/Filipino 3% Other Asian/Pacific 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: ▼ -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

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

-2.7% since first listed

6 events — show timeline

• 2026-05-14 Price Changed $336,474 NTREIS
• 2026-03-04 Price Changed $342,649 NTREIS
• 2026-02-26 Price Changed $343,649 NTREIS
• 2026-02-20 Listed $347,649 NTREIS
• 2026-01-22 Listing Removed — NTREIS
• 2026-01-07 Listed $345,649 NTREIS