3709 Susan Dr · Mesquite, TX 75150

$135,000

3 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 10 Days on market

Built 1959 6,970 sqft lot Est $263k · 49% under

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Why this score? — see what drove the B- 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 +25.2/30.0
• ARV discount +15.0/15.0
• 1% rule +9.2/10.0
• DSCR +8.3/10.0
• 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

No more showings. Offer has been selected. Thank you. Will change to pending when confirmed with title. Great investment property to fix and flip or rent. Large home with added on secondary living space. Garage has been converted to living space as well. Home is in a nice neighborhood and just needs repairs. Inspection report is included but there is no sellers disclosure since this is a probate. Newer AC and roof. Home will be sold as is no repairs. All offers will be reviewed after April 15th.

Key facts

• 6,970 sq ft lot
• 2 parking spots
• Built 1959

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 9.0% 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: Lawrence El (math 47% / reading 37%, grade F, #1,335 of 4,322 statewide, top 33%, 259 students, 88% FRL); Vanston Middle (math 34% / reading 27%, grade F, #1,036 of 1,662 statewide, top 63%, 827 students, 87% FRL); North Mesquite H S (math 36% / reading 34%, grade F, #954 of 1,632 statewide, top 59%, 2,087 students, 85% FRL) — zoned schools average 87% FRL vs 63% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 195 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 ($65k/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 $933 of loan paydown is wiped out by about $4k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• 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 $135,000

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.42% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.58%
• DSCR: 1.43
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $263,424
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3601 Statler Dr	0.37mi	3/1.5	1,310 (-2%)	1mo	$175,000	$134	76
3432 Hilton Dr	0.30mi	3/2.0	1,255 (-7%)	1mo	$239,900	$191	70
3420 Bahamas Dr	0.64mi	3/1.0	1,312 (-2%)	1mo	$160,000	$122	66
3517 Gray Dr	0.34mi	3/1.5	1,190 (-12%)	2mo	$168,000	$141	62
8905 La Prada Dr	0.65mi	3/2.5	1,352 (+1%)	2mo	$275,000	$203	61
3332 Sidney Dr	0.61mi	4/2.0 (+1)	1,319 (-2%)	0mo	$285,000	$216	59
3416 Moon Dr	0.47mi	3/1.5	1,200 (-11%)	2mo	$235,000	$196	57
9005 La Prada Dr	0.67mi	3/2.0	1,392 (+4%)	5mo	$285,000	$205	54
4213 Motley Dr	0.72mi	4/2.0 (+1)	1,312 (-2%)	2mo	$229,900	$175	52
3704 Sidney Dr	0.51mi	3/2.0	1,480 (+10%)	5mo	$295,000	$199	51
4227 Harvey Dr	0.74mi	4/2.0 (+1)	1,265 (-6%)	3mo	$250,000	$198	44
3419 Palm Dr	0.73mi	4/3.0 (+1)	1,428 (+6%)	3mo	$254,999	$179	40

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 · 0.4% rent growth · sell at horizon

5-year hold

• IRR: -5.4%
• Equity multiple: 0.81×
• Total profit: $-7,347
• Equity at exit: $20,129

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $90
• Equity at exit: $11,672

Cash invested: $37,800 (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 75150

• Home prices YoY: -33.8%
• Rents YoY: 0.4%
• Active inventory: 195
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,923 high
• Mortgage (P&I): −$708
• Tax from tax record: −$453 /mo · $5,434/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $302

Break-even live

Break-even rent $1,541

Max offer price $135,000

Occupancy floor 79%

Sensitivity live

Price	-10% $378	-5% $340	+0% $302	+5% $264	+10% $225
Rent	-10% $150	-5% $226	+0% $302	+5% $378	+10% $454
Rate	-1.0pp $370	-0.5pp $336	base $302	+0.5pp $267	+1.0pp $231

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3532 Hilton Dr Mesquite, TX	3.0	1.5	1216	$1,690	$1.39	4d	1	0.26mi
3532 Hilton Dr Mesquite, TX	3.0	1.5	1216	$1,690	$1.39	0d	1	0.26mi
3622 Gray Dr Mesquite, TX	3.0	2.0	1786	$2,200	$1.23	9d	1	0.29mi
3315 Kensington Dr Mesquite, TX	3.0	2.0	1641	$1,900	$1.16	45d	1	0.39mi
3500 Statler Dr Mesquite, TX	3.0	2.0	1557	$1,895	$1.22	26d	1	0.41mi
3404 Gray Dr Mesquite, TX	4.0	2.0	1516	$2,150	$1.42	14d	1	0.42mi
3531 Bonita Vista Cir Mesquite, TX	4.0	2.0	1358	$1,950	$1.44	26d	1	0.47mi
3531 Bonita Vista Cir Mesquite, TX	4.0	2.0	1358	$1,950	$1.44	14d	1	0.47mi
3110 Berkshire Dr Mesquite, TX	3.0	2.0	1755	$2,038	$1.16	0d	1	0.52mi
3412 Beth Dr Mesquite, TX	3.0	1.0	1148	$1,795	$1.56	45d	1	0.52mi
3206 Heather Glen Dr Mesquite, TX	4.0	2.0	1708	$4,800	$2.81	0d	1	0.52mi
3703 Byrd Dr Mesquite, TX	3.0	1.5	1702	$2,150	$1.26	4d	1	0.53mi
3520 Sidney Dr Mesquite, TX	4.0	3.0	1400	$2,150	$1.54	45d	1	0.54mi
3008 Scottsbluff Dr Dallas, TX	4.0	2.0	1220	$2,200	$1.80	21d	1	0.58mi
3720 Oates Dr Mesquite, TX	1.0–2.0	1.0–2.0	878	$1,358	$1.55	26d	2	0.63mi
3512 Bahamas Dr Mesquite, TX	3.0	2.0	1455	$1,795	$1.23	26d	1	0.67mi
3512 Bahamas Dr Mesquite, TX	3.0	2.0	1455	$1,795	$1.23	13d	1	0.67mi
3512 Bahamas Dr Mesquite, TX	3.0	2.0	1455	$1,750	$1.20	0d	1	0.67mi
8411 La Prada Dr Dallas, TX	1.0–3.0	1.0–2.0	825	$1,305	$1.58	1d	24	0.72mi
8383 La Prada Dr Dallas, TX	1.0–2.0	1.0–2.0	910	$1,545	$1.70	1d	9	0.78mi
8702 Shiloh Rd Dallas, TX	2.0–4.0	1.0–2.0	1070	$1,592	$1.49	45d	1	0.84mi
2900 Aiden Ln Mesquite, TX	3.0	2.5	1627	$2,150	$1.32	0d	1	0.88mi
2729 Lockhart Ave Unit NA Dallas, TX	3.0	2.0	1238	$2,300	$1.86	26d	1	0.89mi
2729 Lockhart Ave Dallas, TX	3.0	2.0	1238	$2,300	$1.86	20d	1	0.89mi
3022 Larry Dr Dallas, TX	3.0	2.0	1125	$1,949	$1.73	3d	1	0.92mi
3253 Millmar Dr Dallas, TX	3.0	2.0	1268	$1,795	$1.42	19d	1	0.94mi
4313 Flamingo Way Mesquite, TX	3.0	2.0	1482	$2,200	$1.48	9d	1	0.94mi
4244 Flamingo Way Mesquite, TX	3.0	2.0	1500	$2,150	$1.43	45d	1	0.96mi
2605 John West Rd Dallas, TX	2.0–3.0	2.0	1025	$1,396	$1.36	1d	11	0.96mi
4228 Flamingo Way Mesquite, TX	3.0	2.0	1240	$1,898	$1.53	45d	1	0.99mi
4437 Scottsdale Dr Mesquite, TX	4.0	3.0	1300	$1,950	$1.50	5d	1	1.01mi
2539 Hillsboro Ave Dallas, TX	3.0	1.5	1438	$1,800	$1.25	45d	1	1.01mi
2523 Gross Rd Dallas, TX	3.0	1.0	1025	$1,650	$1.61	45d	1	1.02mi
2938 Healey Dr Dallas, TX	3.0	2.0	1400	$2,095	$1.50	45d	1	1.03mi
2626 John West Rd Mesquite, TX	1.0–3.0	1.0–2.0	885	$1,557	$1.76	1d	17	1.05mi
2506 Hillsboro Ave Dallas, TX	4.0	1.5	1234	$2,200	$1.78	23d	1	1.08mi
3511 Casa Ridge Dr Mesquite, TX	4.0	1.5	1276	$1,759	$1.38	9d	1	1.12mi
3718 Gus Thomasson Rd Mesquite, TX	1.0–2.0	1.0–2.0	752	$1,515	$2.01	0d	44	1.13mi
2808 Belhaven Dr Mesquite, TX	3.0	1.5	1199	$1,695	$1.41	3d	1	1.14mi
2346 Hillsboro Ave Dallas, TX	3.0	2.0	1226	$1,900	$1.55	9d	1	1.19mi

Listing history 2 events

1. 2026-04-18
   status Pending
2. 2026-04-08
   listed $135,000 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: $5,434 · $453/mo
• Projected year-2 tax: $5,434 · $453/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,073
• − Mortgage interest: −$7,562
• − Property taxes: −$5,434
• − Insurance: −$675
• − Repairs & maintenance: −$1,846
• − Management: −$1,846
• − Depreciation: −$3,927
• Taxable income: $1,782
• Est. tax owed @ 24.0%: −$428
• After-tax cash flow: $3,195/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): 62,738
• Household income: $65,440
• Rent vs Own: 48.6% rent · 51.4% own
• Severe rent burden: 3609.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 47% White 27% Two or more races 21% Black 21% Asian 3%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Slovak 1% Lithuanian 1% Serbian 1%
• Foreign-born: 20% · Canada, Vietnam, China
• Languages at home: 56% English-only · Spanish 40% Other Asian/Pacific 1% Arabic 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: ▼ -172.95%
• Current HPI: 338.3934
• Rent YoY: ▲ 0.40%
• 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 events — show timeline

• 2026-04-18 Pending — NTREIS
• 2026-04-08 Listed $135,000 NTREIS

Property tax history

+6.0%/yr

Latest (2025): $5,434 · +1.1% YoY. Source: county tax records.