1848 Jasmine June · Mesquite, TX 75181

$420,450

5 bd · 3.0 ba · 2,545 sqft · SingleFamily · 420 Days on market

Built 2025 Good condition 6,534 sqft lot $165/sqft · 14% below area Est $489k · 14% under $208/mo HOA · 6% of rent

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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 +13.8/15.0
• Cash flow +7.8/30.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Tyler is an incredible two-story floorplan featuring a stunning foyer and picturesque high ceilings that carry through to the rear of the home, creating a dramatic and open feel. Just off the entry, a private study offers the perfect space for work or quiet focus. The gourmet kitchen is a true centerpiece, showcasing a large island ideal for meal prep, casual dining, or entertaining. The primary suite is thoughtfully designed with upgraded flooring, additional lighting, and an elegant box ceiling that adds architectural interest. The ensuite bath includes a separate shower with a step-in mud pan and a sleek glass enclosure. Upstairs, an oversized game room provides a flexible space for relaxation, play, or gathering with family and friends-completing this thoughtfully crafted home built for modern living.

Key facts

• Gourmet kitchen
• Ensuite bath
• Large island

Tags

• PRIVATE STUDY
• GOURMET KITCHEN
• LARGE ISLAND
• OVERSIZED GAME ROOM
• ENSUITE BATH
• SEPARATE SHOWER

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $420k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-462 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $354k (15.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $336k (20.2% below list).
• Recommended offer: $336k (20.2% below list) — sets the bar for 1% rule.

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: Gentry El (math 34% / reading 40%, grade F, #1,769 of 4,322 statewide, top 44%, 637 students, 79% 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; 768 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 36% 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 $3k of loan paydown is wiped out by about $13k 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 420 days — a 12% lower offer ($370k) 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 $335,702 (20.2% 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 420 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.80% ✗
• Cap rate: 4.98%
• Cash-on-cash: -4.71%
• DSCR: 0.79
• GRM: 10.4

CMA / ARV

• ARV (median comp): $488,632
• List price: $420,450
• Delta: -13.95%
• 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
1868 Night Owl Way	0.07mi	4/3.0 (-1)	2,541 (-0%)	3mo	$419,490	$165	89
2021 Jasper Mdw	0.27mi	4/3.0 (-1)	2,541 (-0%)	2mo	$399,590	$157	80
1816 Morning Mist Way	0.18mi	4/2.5 (-1)	2,574 (+1%)	3mo	$516,901	$201	80
1412 Casting Rdg	0.30mi	4/4.0 (-1)	2,575 (+1%)	2mo	$498,900	$194	73
2225 Hazel Lily Run	0.30mi	4/3.0 (-1)	2,358 (-7%)	3mo	$414,990	$176	66
2101 Lone Oak Trl	0.49mi	4/3.5 (-1)	2,480 (-3%)	3mo	$469,000	$189	64
2004 Blue Moon Bay	0.41mi	4/3.0 (-1)	2,726 (+7%)	0mo	$549,900	$202	63
1627 Cedarbrook Dr	0.71mi	5/2.5	2,587 (+2%)	1mo	$329,900	$128	61
1925 Sapphire Run	0.35mi	5/3.0	2,894 (+14%)	1mo	$468,149	$162	60
2017 Fall Creek Cv	0.37mi	4/3.0 (-1)	2,814 (+11%)	3mo	$415,000	$147	58
3212 Cantura Dr	0.52mi	4/3.5 (-1)	2,706 (+6%)	2mo	$368,900	$136	56
1821 Jade Forest Ln	0.52mi	4/2.5 (-1)	2,291 (-10%)	2mo	$433,999	$189	50

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: -27.8%
• Equity multiple: 0.09×
• Total profit: $-106,967
• Equity at exit: $62,690

10-year hold

• IRR: -44.0%
• Equity multiple: -0.42×
• Total profit: $-167,485
• Equity at exit: $36,353

Cash invested: $117,726 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 150 active · 26 under contract
• Months of supply: 25.0 mo (4%/mo absorbed)
• Median asking: $429,990 ($171/sqft)
• Median days on market: 207 d
• This list price: 45% of active listings are priced below it
• ARV vs active asking: +12.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75181

• Home prices YoY: -9.4%
• Rents YoY: 0.1%
• Active inventory: 768
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $3,357 high
• Mortgage (P&I): −$2,205
• Tax est. 1.5%: −$526 /mo · $6,307/yr
• Insurance: −$175
• HOA: −$208
• Vacancy / Maint / Mgmt: −$705
• Net cashflow: $-462

Break-even live

Break-even rent $3,941

Max offer price $353,657

Occupancy floor —

Sensitivity live

Price	-10% $-171	-5% $-316	+0% $-462	+5% $-607	+10% $-752
Rent	-10% $-727	-5% $-594	+0% $-462	+5% $-329	+10% $-196
Rate	-1.0pp $-250	-0.5pp $-355	base $-462	+0.5pp $-571	+1.0pp $-681

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: $105,112
• Closing costs: $12,614
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1908 Twisted Tree Ln Mesquite, TX	4.0	2.5	2713	$2,895	$1.07	12d	1	0.29mi
1908 Twisted Tree Ln Mesquite, TX	5.0	2.5	2750	$3,670	$1.33	120d	1	0.29mi
1808 Sierra Rose Trce Mesquite, TX	4.0	2.5	2298	$2,900	$1.26	30d	1	0.41mi
3205 Cantura Dr Mesquite, TX	6.0	2.5	3028	$4,109	$1.36	20d	1	0.52mi
1817 Cedarbriar Dr Mesquite, TX	5.0	3.5	2538	$3,495	$1.38	139d	1	0.65mi
2137 San Simeon Dr Mesquite, TX	4.0	2.5	2661	$2,391	$0.90	40d	1	0.67mi
2201 Cantura Dr Mesquite, TX	4.0	2.0	2432	$2,700	$1.11	95d	1	0.73mi
2512 Comstock Ln Mesquite, TX	4.0	2.5	3089	$2,799	$0.91	4d	1	0.74mi
2324 Cantura Dr Mesquite, TX	4.0	2.0	2190	$2,500	$1.14	81d	1	0.82mi
1421 Nimitz Way Mesquite, TX	4.0	3.0	2828	$2,310	$0.82	12d	1	0.83mi
2439 Whitetail Dr Mesquite, TX	4.0	2.5	2484	$2,800	$1.13	120d	1	0.85mi
1332 Nimitz Way Mesquite, TX	4.0	2.0	2109	$2,155	$1.02	5d	1	0.90mi
1809 Osage Trl Mesquite, TX	4.0	2.0	2022	$2,599	$1.29	113d	1	0.92mi
732 Creekview Ct Mesquite, TX	5.0	3.0	2313	$3,495	$1.51	139d	1	0.94mi
1309 Dawson Way Mesquite, TX	4.0	2.0	1952	$2,225	$1.14	6d	1	0.95mi
1309 Dawson Way Mesquite, TX	4.0	2.0	1952	$2,222	$1.14	103d	1	0.95mi
1308 Dawson Way Mesquite, TX	4.0	2.5	2476	$3,573	$1.44	120d	1	0.97mi
1513 Lone Star Ct Mesquite, TX	4.0	2.0	1791	$3,500	$1.95	46d	1	1.01mi
1609 Vicksburg Dr Unit 1056383P Mesquite, TX	6.0	3.0	2992	$6,723	$2.25	0d	1	1.04mi
2332 Boardwalk Dr Mesquite, TX	4.0	2.5	2651	$3,295	$1.24	45d	1	1.10mi
2332 Boardwalk Dr Mesquite, TX	4.0	2.5	2651	$3,295	$1.24	34d	1	1.10mi
1229 Nimitz Way Mesquite, TX	4.0	2.0	2075	$2,300	$1.11	83d	1	1.14mi
2732 Ingram Cir Mesquite, TX	5.0	2.5	2989	$3,200	$1.07	3d	1	1.19mi
3113 Blazing Star Rd Mesquite, TX	5.0	4.0	3711	$3,195	$0.86	19d	1	1.24mi
2829 Kerrville Dr Mesquite, TX	4.0	2.5	2349	$2,600	$1.11	90d	1	1.31mi
624 Elm Falls Pl Mesquite, TX	4.0	2.0	2444	$3,050	$1.25	38d	1	1.36mi
624 Elm Falls Pl Mesquite, TX	4.0	2.0	2444	$2,600	$1.06	19d	1	1.36mi
2637 Austin Dr Mesquite, TX	4.0	2.5	2291	$3,350	$1.46	139d	1	1.41mi
1626 Rancho Dr Mesquite, TX	4.0	2.0	2562	$2,419	$0.94	120d	1	1.42mi
1226 Rivercrest Dr Mesquite, TX	5.0	3.0	3221	$3,970	$1.23	0d	1	1.43mi
2801 Sonora Ln Mesquite, TX	4.0	2.0	1938	$2,245	$1.16	120d	1	1.44mi
2338 Liles Ln Mesquite, TX	4.0	2.0	2344	$2,400	$1.02	54d	1	1.47mi
2404 Liles Ln Mesquite, TX	4.0	2.0	2323	$2,829	$1.22	11d	1	1.48mi

Listing history 50 events

1. 2026-09-24
   days on market $420,450 Active 420 DOM
2. 2026-09-23
   days on market $420,450 Active 419 DOM
3. 2026-09-22
   days on market $420,450 Active 418 DOM
4. 2026-09-21
   days on market $420,450 Active 417 DOM
5. 2026-09-20
   days on market $420,450 Active 416 DOM
6. 2026-09-19
   days on market $420,450 Active 415 DOM
7. 2026-09-18
   days on market $420,450 Active 414 DOM
8. 2026-09-17
   days on market $420,450 Active 413 DOM
9. 2026-09-16
   days on market $420,450 Active 412 DOM
10. 2026-09-15
    days on market $420,450 Active 411 DOM
11. 2026-09-14
    days on market $420,450 Active 410 DOM
12. 2026-09-13
    days on market $420,450 Active 409 DOM
13. 2026-09-12
    days on market $420,450 Active 408 DOM
14. 2026-09-11
    days on market $420,450 Active 407 DOM
15. 2026-09-05
    days on market $420,450 Active 401 DOM
16. 2026-09-04
    days on market $420,450 Active 400 DOM
17. 2026-09-02
    days on market $420,450 Active 398 DOM
18. 2026-08-31
    days on market $420,450 Active 396 DOM
19. 2026-08-29
    days on market $420,450 Active 394 DOM
20. 2026-08-28
    days on market $420,450 Active 393 DOM
21. 2026-08-27
    days on market $420,450 Active 392 DOM
22. 2026-08-26
    days on market $420,450 Active 391 DOM
23. 2026-08-25
    days on market $420,450 Active 390 DOM
24. 2026-08-24
    days on market $420,450 Active 389 DOM
25. 2026-08-23
    days on market $420,450 Active 388 DOM
26. 2026-08-22
    days on market $420,450 Active 387 DOM
27. 2026-08-21
    days on market $420,450 Active 386 DOM
28. 2026-08-20
    days on market $420,450 Active 385 DOM
29. 2026-08-19
    days on market $420,450 Active 384 DOM
30. 2026-08-18
    days on market $420,450 Active 383 DOM
31. 2026-08-17
    days on market $420,450 Active 382 DOM
32. 2026-08-16
    days on market $420,450 Active 381 DOM
33. 2026-08-15
    days on market $420,450 Active 380 DOM
34. 2026-08-14
    days on market $420,450 Active 379 DOM
35. 2026-08-13
    days on market $420,450 Active 378 DOM
36. 2026-08-12
    days on market $420,450 Active 377 DOM
37. 2026-08-11
    days on market $420,450 Active 376 DOM
38. 2026-08-10
    days on market $420,450 Active 375 DOM
39. 2026-08-09
    days on market $420,450 Active 374 DOM
40. 2026-08-08
    days on market $420,450 Active 373 DOM
41. 2026-08-06
    days on market $420,450 Active 371 DOM
42. 2026-08-05
    days on market $420,450 Active 370 DOM
43. 2026-08-04
    days on market $420,450 Active 369 DOM
44. 2026-08-03
    days on market $420,450 Active 368 DOM
45. 2026-07-31
    days on market $420,450 Active 365 DOM
46. 2026-07-30
    days on market $420,450 Active 364 DOM
47. 2026-07-30
    days on market $420,450 Active 363 DOM
48. 2026-07-28
    days on market $420,450 Active 362 DOM
49. 2026-07-26
    days on market $420,450 Active 360 DOM
50. 2026-07-24
    days on market $420,450 Active 358 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $40,284
• − Mortgage interest: −$23,552
• − Property taxes: −$6,307
• − Insurance: −$2,102
• − Repairs & maintenance: −$3,223
• − Management: −$3,223
• − HOA: −$2,496
• − Depreciation: −$12,231
• Taxable loss: −$12,849
• Est. tax savings @ 24.0%: +$3,084
• After-tax cash flow: $-2,455/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.

Condition & rehab AI · 6 photos

Good 80/100 Cosmetic rehab Est. rehab $12,725–$38,175 screening

This home is in good condition with a modern kitchen and well-maintained exterior. It has potential for further updates to enhance its curb appeal and functionality.

Value-add opportunities

• Both Painting the exterior brick and updating the landscaping — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Upgrading the flooring in the entryway and kitchen — Improves the aesthetic and functionality of the main living areas. ↑
• Both Installing smart home technology — Enhances convenience and adds value for both resale and rental. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Gentry El F TX #1,769/4,322 Nat'l #21,438/41,679 Middle Berry Middle D- TX #540/1,662 Nat'l #5,160/14,009 High Horn H S F TX #866/1,632 Nat'l #8,796/17,239

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

B Composite livability gradescore 70/100

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 · 2,979,839 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: 29% of renters

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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%

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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%

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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

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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

+0.0% since first listed

4 events — show timeline

• 2026-01-21 Price Changed $420,450 Zillow
• 2026-01-20 Price Changed $420,950 Zillow
• 2025-07-31 Listed $420,450 NTREIS
• 2025-07-30 Listed $420,450 Zillow