2833 Hidden Springs Dr · Mesquite, TX 75181

$219,900

3 bd · 2.0 ba · 1,622 sqft · SingleFamily public records · 7 Days on market

Built 1993 6,839 sqft lot Est $279k · 21% under

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Why this score? — see what drove the C+ 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 +20.8/30.0
• ARV discount +15.0/15.0
• 1% rule +6.9/10.0
• DSCR +6.6/10.0
• 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

This 3 Bedroom, 2Bath, 2Car Garage wont last long. Large corner lot, great backyard with covered patio and large tree. The large living area is great space for the whole family to gather. The large island in the kitchen makes for a great space for preparing that next meal.

Key facts

• Natural light
• Kitchen opens
• Backyard opportunity

Tags

• FLOWING FLOOR PLAN
• NATURAL LIGHT
• KITCHEN OPENS
• BACKYARD OPPORTUNITY
• CONVENIENTLY LOCATED

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 $300 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Cap rate 7.9% 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: Thompson El (math 20% / reading 27%, grade F, #3,247 of 4,322 statewide, top 76%, 608 students, 85% FRL) — zoned schools average 85% FRL vs 63% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 590 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).

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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y 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 2.8% 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 $219,900

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.19% ✓
• Cap rate: 7.93%
• Cash-on-cash: 5.84%
• DSCR: 1.26
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $278,984
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2833 Hidden Springs Dr	0.00mi	3/2.0	1,622 (0%)	1mo	$219,900	$136	100
1920 Walden Pl	0.04mi	3/2.0	1,622 (0%)	0mo	$299,000	$184	98
2100 Amber Spgs	0.11mi	3/2.5	1,626 (+0%)	5mo	$279,000	$172	88
2000 Creek Royal Dr	0.15mi	3/2.0	1,698 (+5%)	2mo	$250,000	$147	84
2216 Walden Pl	0.24mi	4/2.5 (+1)	1,601 (-1%)	0mo	$274,900	$172	79
2121 Birch Bnd	0.19mi	4/2.5 (+1)	1,547 (-5%)	1mo	$283,900	$184	75
2012 Creek Royal Dr	0.15mi	3/2.0	1,412 (-13%)	0mo	$249,900	$177	71
2338 Stillwater Dr	0.47mi	3/2.0	1,765 (+9%)	1mo	$275,000	$156	63
2704 Clearwater Dr	0.27mi	3/2.0	1,429 (-12%)	6mo	$270,000	$189	62
2013 Cranberry Ct	0.65mi	3/2.5	1,584 (-2%)	3mo	$197,600	$125	62
2105 Highwood St	0.56mi	3/2.0	1,722 (+6%)	3mo	$300,000	$174	62
1503 Springwood Dr	0.75mi	4/2.5 (+1)	1,694 (+4%)	2mo	$219,900	$130	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 · 0.07% rent growth · sell at horizon

5-year hold

• IRR: -11.0%
• Equity multiple: 0.61×
• Total profit: $-23,824
• Equity at exit: $32,788

10-year hold

• IRR: -7.3%
• Equity multiple: 0.60×
• Total profit: $-24,325
• Equity at exit: $19,013

Cash invested: $61,572 (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 75181

• Home prices YoY: -9.4%
• Rents YoY: 0.1%
• Active inventory: 590
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,611 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$518 /mo · $6,215/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $300

Break-even live

Break-even rent $2,231

Max offer price $219,900

Occupancy floor 84%

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2824 Bent Brook Dr Mesquite, TX	3.0	2.0	1622	$1,945	$1.20	16d	1	0.06mi
2820 Bent Brook Dr Mesquite, TX	3.0	2.0	1360	$2,889	$2.12	24d	1	0.06mi
2008 Birch Bnd Mesquite, TX	3.0	2.0	1580	$2,799	$1.77	7d	1	0.12mi
2705 Hidden Springs Dr Mesquite, TX	3.0	2.0	1656	$2,280	$1.38	2d	1	0.16mi
3012 Southern Hills Ln Mesquite, TX	4.0	2.0	1957	$2,700	$1.38	43d	1	0.17mi
2124 Amber Spgs Mesquite, TX	4.0	2.5	1950	$3,049	$1.56	12d	1	0.19mi
2632 Bent Brook Dr Mesquite, TX	3.0	2.0	1622	$1,995	$1.23	5d	1	0.20mi
2136 Walden Pl Mesquite, TX	3.0	2.0	1704	$2,250	$1.32	43d	1	0.22mi
2213 Creek Royal Dr Mesquite, TX	3.0	2.0	1505	$1,850	$1.23	43d	1	0.31mi
2213 Creek Royal Dr Mesquite, TX	3.0	2.0	1505	$1,850	$1.23	22d	1	0.31mi
2524 Park Valley Dr Mesquite, TX	3.0	2.0	1360	$2,085	$1.53	1d	1	0.36mi
2338 Stillwater Dr Mesquite, TX	3.0	2.0	1765	$2,300	$1.30	20d	1	0.46mi
2321 Bent Brook Dr Mesquite, TX	3.0	2.0	2029	$2,460	$1.21	7d	1	0.50mi
2314 Stillwater Dr Mesquite, TX	4.0	2.0	1995	$2,600	$1.30	24d	1	0.53mi
2302 Highbank Dr Mesquite, TX	3.0	2.0	1783	$2,145	$1.20	43d	1	0.59mi
1615 Ariel Dr Mesquite, TX	4.0	2.0	2002	$3,200	$1.60	1d	1	0.64mi
2013 Cranberry Ct Mesquite, TX	3.0	2.5	1584	$2,300	$1.45	1d	1	0.65mi
1411 Sandalwood Dr Mesquite, TX	3.0	2.0	1491	$2,195	$1.47	1d	1	0.65mi
1411 Springwood Dr Mesquite, TX	4.0	2.5	1874	$2,081	$1.11	43d	1	0.76mi
1521 Cool Springs Dr Mesquite, TX	4.0	2.0	1924	$2,295	$1.19	24d	1	0.76mi
3545 Carriage Ave Mesquite, TX	4.0	2.0	1917	$2,950	$1.54	1d	1	0.76mi
2313 Becard Dr Mesquite, TX	3.0	2.0	2193	$2,600	$1.19	43d	1	0.79mi
3613 Dove Ln Mesquite, TX	4.0	2.0	1858	$2,600	$1.40	15d	1	0.82mi
2600 Waterloo Ln Mesquite, TX	3.0	2.0	1460	$1,900	$1.30	43d	1	0.94mi
2224 Hummingbird Way Mesquite, TX	4.0	2.0	1949	$1,995	$1.02	24d	1	0.95mi
2816 Blue Heron Dr Mesquite, TX	4.0	2.0	2065	$2,500	$1.21	7d	1	1.05mi
2812 Clearmeadow Dr Mesquite, TX	4.0	2.0	1837	$2,800	$1.52	1d	1	1.12mi
1233 Clear Creek Dr Mesquite, TX	4.0	2.5	1749	$2,289	$1.31	7d	1	1.12mi
1229 Clear Creek Dr Mesquite, TX	3.0	2.5	1993	$3,075	$1.54	12d	1	1.13mi
1229 Clear Creek Dr Mesquite, TX	3.0	2.5	1993	$2,900	$1.46	1d	1	1.13mi
2821 Shelduck Dr Mesquite, TX	4.0	2.0	1984	$2,850	$1.44	24d	1	1.15mi
1013 Clear Creek Dr Mesquite, TX	4.0	2.0	1887	$2,399	$1.27	2d	1	1.35mi
2621 Ash Crk Mesquite, TX	3.0	2.0	1843	$2,299	$1.25	43d	1	1.36mi

Listing history 9 events

1. 2026-04-27
   status Pending
2. 2026-04-20
   listed $219,900 Active
3. 2013-06-24
   soldstatus
4. 2013-06-20
   soldstatus Closed 273-char remark

   Show marketing remark (273 chars)

   This 3 Bedroom, 2Bath, 2Car Garage wont last long. Large corner lot, great backyard with covered patio and large tree. The large living area is great space for the whole family to gather. The large island in the kitchen makes for a great space for preparing that next meal.

5. 2013-06-07
   status Pending 273-char remark

   Show marketing remark (273 chars)

   This 3 Bedroom, 2Bath, 2Car Garage wont last long. Large corner lot, great backyard with covered patio and large tree. The large living area is great space for the whole family to gather. The large island in the kitchen makes for a great space for preparing that next meal.

6. 2013-05-23
   historical Active Option Contract 273-char remark

   Show marketing remark (273 chars)

   This 3 Bedroom, 2Bath, 2Car Garage wont last long. Large corner lot, great backyard with covered patio and large tree. The large living area is great space for the whole family to gather. The large island in the kitchen makes for a great space for preparing that next meal.

7. 2013-05-15
   listed $122,450 Active 273-char remark

   Show marketing remark (273 chars)

   This 3 Bedroom, 2Bath, 2Car Garage wont last long. Large corner lot, great backyard with covered patio and large tree. The large living area is great space for the whole family to gather. The large island in the kitchen makes for a great space for preparing that next meal.

8. 1999-09-10
   soldstatus
9. 1996-01-05
   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: $6,215 · $518/mo
• Projected year-2 tax: $6,215 · $518/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,330
• − Mortgage interest: −$12,318
• − Property taxes: −$6,215
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,506
• − Management: −$2,506
• − Depreciation: −$6,397
• Taxable income: $288
• Est. tax owed @ 24.0%: −$69
• After-tax cash flow: $3,529/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

+79.6% since first listed

9 events — show timeline

• 2026-04-27 Pending — NTREIS
• 2026-04-20 Listed $219,900 NTREIS
• 2013-06-24 Sold (Public Records) — Public Records
• 2013-06-20 Sold (MLS) — NTREIS
• 2013-06-07 Pending — NTREIS
• 2013-05-23 Contingent — NTREIS
• 2013-05-15 Listed $122,450 NTREIS
• 1999-09-10 Sold (Public Records) — Public Records
• 1996-01-05 Sold (Public Records) — Public Records

Property tax history

+4.5%/yr

Latest (2025): $6,215 · -0.9% YoY. Source: county tax records.