3330 Midstream Ct · Mesquite, TX 75181

$329,900

4 bd · 2.5 ba · 2,689 sqft · SingleFamily public records · 58 Days on market

Built 2001 9,104 sqft lot $123/sqft · 9% below area Est $363k · 9% under ↓ 11% 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 +11.7/15.0
• Cash flow +9.6/30.0
• 1% rule +4.2/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious and inviting 2-story home offering 4 bedrooms, 2.5 bathrooms, and a versatile layout designed for both everyday living and entertaining. Step inside to soaring ceilings and a light-filled living area featuring a cozy brick fireplace and beautiful flooring that flows throughout the main spaces. The open-concept kitchen offers ample cabinet and counter space, a center island, and a seamless connection to the dining and living areas—perfect for gatherings. The primary suite is conveniently located on the main level and features a generously sized bedroom, large walk-in closet, and an en-suite bath with dual vanities, soaking tub, and separate shower. Upstairs, you’ll find additional bedrooms along with a spacious second living area or game room overlooking the main floor. Enjoy the backyard with a patio. With its functional floor plan, abundant natural light, and comfortable living spaces, this home is ready for its next owner to make it their own.

Key facts

• Open concept kitchen
• Cozy brick fireplace
• Primary suite

Tags

• 2 STORY HOME
• LIGHT FILLED LIVING AREA
• COZY BRICK FIREPLACE
• OPEN CONCEPT KITCHEN
• CENTER ISLAND
• PRIMARY SUITE

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-223 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $290k (12.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $302k (8.4% below list).
• Recommended offer: $290k (12.0% below list) — sets the bar for cash-flow.
• Cap rate 5.5% vs local median 4.4% in Mesquite — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Pirrung El (math 22% / reading 32%, grade F, #2,791 of 4,322 statewide, top 68%, 446 students, 79% FRL); Terry Middle (math 34% / reading 32%, grade F, #930 of 1,662 statewide, top 57%, 1,049 students, 82% FRL); Horn H S (math 41% / reading 36%, grade F, #866 of 1,632 statewide, top 54%, 3,029 students, 74% 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; 597 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 58 days — a 3% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $290,446 (12.0% 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 58 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.92% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.90%
• DSCR: 0.87
• GRM: 9.1

CMA / ARV

• ARV (median comp): $363,460
• List price: $329,900
• Delta: -9.23%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3100 Creek Crossing Rd	0.31mi	4/2.5	2,785 (+4%)	1mo	$370,000	$133	79
2821 Clearmeadow Dr	0.41mi	4/2.5	2,611 (-3%)	2mo	$355,000	$136	74
2000 Homestead Dr	0.45mi	4/2.5	2,572 (-4%)	5mo	$399,000	$155	67
2824 Clearmeadow Dr	0.39mi	4/2.5	2,516 (-6%)	6mo	$370,000	$147	66
3200 Elmwood Dr	0.30mi	4/2.0	2,343 (-13%)	5mo	$325,000	$139	58
1116 Buckeye Dr	0.74mi	4/2.5	2,561 (-5%)	1mo	$385,000	$150	56
1713 Creek Valley Rd	0.52mi	4/2.5	2,346 (-13%)	7mo	$315,000	$134	49
809 Lakedale Ct	0.31mi	5/4.0 (+1)	3,071 (+14%)	7mo	$409,900	$133	45
2028 Austin Dr	0.71mi	5/2.5 (+1)	2,942 (+9%)	3mo	$365,000	$124	44
1629 Brookstone Dr	0.71mi	4/2.0	2,323 (-14%)	3mo	$330,000	$142	40
1635 Ariel Dr	0.68mi	4/2.0	2,323 (-14%)	6mo	$335,000	$144	39
1700 Ariel Dr	0.71mi	5/3.0 (+1)	2,998 (+12%)	6mo	$350,000	$117	36

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: -24.9%
• Equity multiple: 0.18×
• Total profit: $-76,090
• Equity at exit: $49,189

10-year hold

• IRR: -35.8%
• Equity multiple: -0.27×
• Total profit: $-117,060
• Equity at exit: $28,524

Cash invested: $92,372 (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: 597
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $3,022 high
• Mortgage (P&I): −$1,730
• Tax from tax record: −$743 /mo · $8,920/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$635
• Net cashflow: $-223

Break-even live

Break-even rent $3,305

Max offer price $290,446

Occupancy floor —

Sensitivity live

Price	-10% $-37	-5% $-130	+0% $-223	+5% $-317	+10% $-410
Rent	-10% $-462	-5% $-343	+0% $-223	+5% $-104	+10% $15
Rate	-1.0pp $-57	-0.5pp $-139	base $-223	+0.5pp $-309	+1.0pp $-396

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1013 Clear Creek Dr Mesquite, TX	4.0	2.0	1887	$2,399	$1.27	5d	1	0.16mi
1229 Clear Creek Dr Mesquite, TX	3.0	2.5	1993	$3,075	$1.54	15d	1	0.20mi
1229 Clear Creek Dr Mesquite, TX	3.0	2.5	1993	$2,900	$1.46	0d	1	0.20mi
2812 Clearmeadow Dr Mesquite, TX	4.0	2.0	1837	$2,800	$1.52	0d	1	0.44mi
1411 Springwood Dr Mesquite, TX	4.0	2.5	1874	$2,081	$1.11	46d	1	0.47mi
1521 Cool Springs Dr Mesquite, TX	4.0	2.0	1924	$2,295	$1.19	26d	1	0.50mi
2725 Stillwater Dr Mesquite, TX	5.0	2.5	2228	$3,199	$1.44	0d	1	0.52mi
1704 Bent Brook Dr Mesquite, TX	5.0	3.0	2726	$2,900	$1.06	20d	1	0.56mi
1615 Ariel Dr Mesquite, TX	4.0	2.0	2002	$3,200	$1.60	0d	1	0.63mi
2637 Austin Dr Mesquite, TX	4.0	2.5	2291	$3,350	$1.46	46d	1	0.65mi
2621 Ash Crk Mesquite, TX	3.0	2.0	1843	$2,299	$1.25	46d	1	0.69mi
2321 Bent Brook Dr Mesquite, TX	3.0	2.0	2029	$2,460	$1.21	10d	1	0.78mi
2314 Stillwater Dr Mesquite, TX	4.0	2.0	1995	$2,600	$1.30	26d	1	0.79mi
2314 Stillwater Dr Mesquite, TX	4.0	2.0	1995	$2,600	$1.30	1d	1	0.79mi
2329 Bent Brook Dr Mesquite, TX	5.0	3.0	3094	$2,801	$0.91	24d	1	0.80mi
2329 Bent Brook Dr Mesquite, TX	5.0	3.0	3094	$2,575	$0.83	10d	1	0.80mi
2338 Stillwater Dr Mesquite, TX	3.0	2.0	1765	$2,300	$1.30	23d	1	0.83mi
2302 Highbank Dr Mesquite, TX	3.0	2.0	1783	$2,145	$1.20	46d	1	0.87mi
522 Binkley Ct Mesquite, TX	4.0	2.0	2318	$2,999	$1.29	46d	1	0.88mi
1226 Rivercrest Dr Mesquite, TX	5.0	3.0	3221	$3,970	$1.23	0d	1	1.01mi
2312 Gerber Dr Mesquite, TX	4.0	2.5	2285	$2,495	$1.09	0d	1	1.13mi
2439 Whitetail Dr Mesquite, TX	4.0	2.5	2484	$2,800	$1.13	26d	1	1.23mi
2124 Amber Spgs Mesquite, TX	4.0	2.5	1950	$3,049	$1.56	15d	1	1.30mi
1809 Osage Trl Mesquite, TX	4.0	2.0	2022	$2,599	$1.29	20d	1	1.31mi
3012 Southern Hills Ln Mesquite, TX	4.0	2.0	1957	$2,700	$1.38	46d	1	1.39mi
3013 Timber Ridge Ln Mesquite, TX	5.0	2.5	3072	$3,599	$1.17	5d	1	1.46mi

Listing history 18 events

1. 2026-06-15
   statusdays on market $329,900 Pending 58 DOM
2. 2026-06-13
   days on market $329,900 Active Option Contract 57 DOM
3. 2026-06-13
   days on market $329,900 Active Option Contract 56 DOM
4. 2026-06-09
   days on market $329,900 Active Option Contract 53 DOM
5. 2026-06-08
   days on market $329,900 Active Option Contract 52 DOM
6. 2026-06-07
   days on market $329,900 Active Option Contract 51 DOM
7. 2026-06-04
   days on market $329,900 Active Option Contract 48 DOM
8. 2026-06-03
   days on market $329,900 Active Option Contract 47 DOM
9. 2026-06-02
   days on market $329,900 Active Option Contract 46 DOM
10. 2026-06-01
    days on market $329,900 Active Option Contract 45 DOM
11. 2026-05-31
    statusdays on market $329,900 Active Option Contract 44 DOM
12. 2026-05-15
    price $329,900 980-char remark

    Show marketing remark (980 chars)

    Spacious and inviting 2-story home offering 4 bedrooms, 2.5 bathrooms, and a versatile layout designed for both everyday living and entertaining. Step inside to soaring ceilings and a light-filled living area featuring a cozy brick fireplace and beautiful flooring that flows throughout the main spaces. The open-concept kitchen offers ample cabinet and counter space, a center island, and a seamless connection to the dining and living areas—perfect for gatherings. The primary suite is conveniently located on the main level and features a generously sized bedroom, large walk-in closet, and an en-suite bath with dual vanities, soaking tub, and separate shower. Upstairs, you’ll find additional bedrooms along with a spacious second living area or game room overlooking the main floor. Enjoy the backyard with a patio. With its functional floor plan, abundant natural light, and comfortable living spaces, this home is ready for its next owner to make it their own.

13. 2026-04-30
    status Active 980-char remark

    Show marketing remark (980 chars)

    Spacious and inviting 2-story home offering 4 bedrooms, 2.5 bathrooms, and a versatile layout designed for both everyday living and entertaining. Step inside to soaring ceilings and a light-filled living area featuring a cozy brick fireplace and beautiful flooring that flows throughout the main spaces. The open-concept kitchen offers ample cabinet and counter space, a center island, and a seamless connection to the dining and living areas—perfect for gatherings. The primary suite is conveniently located on the main level and features a generously sized bedroom, large walk-in closet, and an en-suite bath with dual vanities, soaking tub, and separate shower. Upstairs, you’ll find additional bedrooms along with a spacious second living area or game room overlooking the main floor. Enjoy the backyard with a patio. With its functional floor plan, abundant natural light, and comfortable living spaces, this home is ready for its next owner to make it their own.

14. 2026-04-24
    historical Active Option Contract 980-char remark

    Show marketing remark (980 chars)

    Spacious and inviting 2-story home offering 4 bedrooms, 2.5 bathrooms, and a versatile layout designed for both everyday living and entertaining. Step inside to soaring ceilings and a light-filled living area featuring a cozy brick fireplace and beautiful flooring that flows throughout the main spaces. The open-concept kitchen offers ample cabinet and counter space, a center island, and a seamless connection to the dining and living areas—perfect for gatherings. The primary suite is conveniently located on the main level and features a generously sized bedroom, large walk-in closet, and an en-suite bath with dual vanities, soaking tub, and separate shower. Upstairs, you’ll find additional bedrooms along with a spacious second living area or game room overlooking the main floor. Enjoy the backyard with a patio. With its functional floor plan, abundant natural light, and comfortable living spaces, this home is ready for its next owner to make it their own.

15. 2026-04-17
    listed $349,900 Active 980-char remark

    Show marketing remark (980 chars)

    Spacious and inviting 2-story home offering 4 bedrooms, 2.5 bathrooms, and a versatile layout designed for both everyday living and entertaining. Step inside to soaring ceilings and a light-filled living area featuring a cozy brick fireplace and beautiful flooring that flows throughout the main spaces. The open-concept kitchen offers ample cabinet and counter space, a center island, and a seamless connection to the dining and living areas—perfect for gatherings. The primary suite is conveniently located on the main level and features a generously sized bedroom, large walk-in closet, and an en-suite bath with dual vanities, soaking tub, and separate shower. Upstairs, you’ll find additional bedrooms along with a spacious second living area or game room overlooking the main floor. Enjoy the backyard with a patio. With its functional floor plan, abundant natural light, and comfortable living spaces, this home is ready for its next owner to make it their own.

16. 2026-02-19
    price $359,900
17. 2026-01-30
    listed $369,900 Active
18. 2005-07-13
    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: $8,920 · $743/mo
• Projected year-2 tax: $8,920 · $743/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 · 24 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: $36,265
• − Mortgage interest: −$18,480
• − Property taxes: −$8,920
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,901
• − Management: −$2,901
• − Depreciation: −$9,597
• Taxable loss: −$8,183
• Est. tax savings @ 24.0%: +$1,964
• After-tax cash flow: $-716/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

-10.8% since first listed

7 events — show timeline

• 2026-05-15 Price Changed $329,900 NTREIS
• 2026-04-30 Relisted — NTREIS
• 2026-04-24 Contingent — NTREIS
• 2026-04-17 Listed $349,900 NTREIS
• 2026-02-19 Price Changed $359,900 NTREIS
• 2026-01-30 Listed $369,900 NTREIS
• 2005-07-13 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2025): $8,920 · +1.1% YoY. Source: county tax records.