Hendrix Plan · Mesquite, TX 75181

$379,999

4 bd · 3.0 ba · 2,232 sqft · SingleFamily · 196 Days on market

Good condition

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.4/30.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This single-level home features a modern, low-maintenance layout, with an open-concept floorplan and inviting covered patio perfect for entertaining. Three secondary bedrooms are located off the foyer, with a convenient flex space near the main living area ready to be used as a studio or home office. The luxe owner's suite is tucked into a private corner at the back of the home.

Key facts

• Flex space
• Private corner
• Covered patio

Tags

• OPEN-CONCEPT FLOORPLAN
• COVERED PATIO
• FLEX SPACE
• PRIVATE CORNER

🏗️ New construction. The $379,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $457,793.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $380k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-797 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $342k (9.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $300k (21.2% below list).
• Recommended offer: $300k (21.2% 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; 598 active listings in the ZIP; 32 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 32% 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 $14k 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 196 days — a 12% lower offer ($334k) is reasonable based on typical stale-listing flexibility.

Recommended offer $299,551 (21.2% 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 196 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
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: 0.65% ✗
• Cap rate: 4.20%
• Cash-on-cash: -7.46%
• DSCR: 0.67
• GRM: 12.7

CMA / ARV

• ARV (median comp): $457,793
• List price: $379,999
• Delta: -16.99%
• 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
2225 Hazel Lily Run	0.37mi	4/3.0	2,358 (+6%)	0mo	$414,990	$176	73
1868 Night Owl Way	0.22mi	4/3.0	2,541 (+14%)	0mo	$419,490	$165	66
2101 Hazel Lily Run	0.39mi	4/2.5	2,495 (+12%)	2mo	$474,000	$190	58
2025 Lone Oak Trl	0.50mi	4/3.0	2,448 (+10%)	3mo	$424,990	$174	58
1801 Jade Forest Ln	0.40mi	4/2.5	2,495 (+12%)	3mo	$487,955	$196	57
1901 Kit Fox Run	0.48mi	4/3.0	1,945 (-13%)	2mo	$360,000	$185	55
2028 Jasper Mdws	0.38mi	5/3.0 (+1)	2,538 (+14%)	2mo	$464,373	$183	53
2221 Hazel Lily Run	0.37mi	3/2.5 (-1)	2,500 (+12%)	3mo	$409,990	$164	53
1933 Jade Forest Ln	0.40mi	3/2.5 (-1)	2,500 (+12%)	3mo	$409,990	$164	52
2008 Cantura Dr	0.73mi	3/2.0 (-1)	2,164 (-3%)	1mo	$299,000	$138	51
2500 Redfield Dr	0.62mi	4/3.5	2,531 (+13%)	3mo	$360,000	$142	44
2404 Tarrango Trl	0.73mi	3/2.0 (-1)	1,898 (-15%)	1mo	$364,990	$192	31

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: -32.6%
• Equity multiple: -0.04×
• Total profit: $-133,494
• Equity at exit: $68,258

10-year hold

• IRR: -59.5%
• Equity multiple: -0.67×
• Total profit: $-214,648
• Equity at exit: $39,582

Cash invested: $128,182 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,996 high
• Mortgage (P&I): −$2,401
• Tax est. 1.5%: −$572 /mo · $6,867/yr
• Insurance: −$191
• HOA: −$0
• Vacancy / Maint / Mgmt: −$629
• Net cashflow: $-797

Break-even live

Break-even rent $4,005

Max offer price $342,429

Occupancy floor —

Sensitivity live

Price	-10% $-481	-5% $-639	+0% $-797	+5% $-955	+10% $-1,114
Rent	-10% $-1,034	-5% $-916	+0% $-797	+5% $-679	+10% $-561
Rate	-1.0pp $-567	-0.5pp $-681	base $-797	+0.5pp $-916	+1.0pp $-1,037

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: $114,448
• Closing costs: $13,734
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1908 Twisted Tree Ln Mesquite, TX	5.0	2.5	2750	$3,670	$1.33	26d	1	0.27mi
2004 Poppy Way Mesquite, TX	3.0	2.0	1572	$2,700	$1.72	45d	1	0.32mi
2201 Cantura Dr Mesquite, TX	4.0	2.0	2432	$2,700	$1.11	1d	1	0.59mi
1817 Cedarbriar Dr Mesquite, TX	5.0	3.5	2538	$3,495	$1.38	45d	1	0.61mi
2439 Whitetail Dr Mesquite, TX	4.0	2.5	2484	$2,800	$1.13	26d	1	0.72mi
1809 Osage Trl Mesquite, TX	4.0	2.0	2022	$2,599	$1.29	19d	1	0.77mi
2600 Waterloo Ln Mesquite, TX	3.0	2.0	1460	$1,900	$1.30	45d	1	0.82mi
1729 Hazer Ln Mesquite, TX	3.0	2.0	1498	$2,400	$1.60	22d	1	0.83mi
732 Creekview Ct Mesquite, TX	5.0	3.0	2313	$3,495	$1.51	45d	1	0.91mi
815 Valleycreek Rd Mesquite, TX	3.0	2.0	1788	$2,500	$1.40	45d	1	1.02mi
1332 Nimitz Way Mesquite, TX	4.0	2.0	2109	$2,280	$1.08	22d	1	1.02mi
1309 Dawson Way Mesquite, TX	4.0	2.0	1952	$2,222	$1.14	9d	1	1.05mi
1308 Dawson Way Mesquite, TX	4.0	2.5	2476	$3,573	$1.44	26d	1	1.08mi
2749 Ingram Cir Mesquite, TX	3.0	2.0	1791	$2,119	$1.18	5d	1	1.24mi
2637 Austin Dr Mesquite, TX	4.0	2.5	2291	$3,350	$1.46	45d	1	1.28mi
2621 Ash Crk Mesquite, TX	3.0	2.0	1843	$2,299	$1.25	45d	1	1.30mi
2302 Highbank Dr Mesquite, TX	3.0	2.0	1783	$2,145	$1.20	45d	1	1.33mi
716 Elm Falls Pl Mesquite, TX	3.0	2.0	2444	$2,300	$0.94	22d	1	1.35mi
1626 Rancho Dr Mesquite, TX	4.0	2.0	2562	$2,419	$0.94	26d	1	1.38mi
2725 Stillwater Dr Mesquite, TX	5.0	2.5	2228	$3,199	$1.44	0d	1	1.41mi
2829 Kerrville Dr Mesquite, TX	4.0	2.5	2349	$2,700	$1.15	6d	1	1.41mi
2805 Cameron Way Mesquite, TX	3.0	2.0	1660	$2,150	$1.30	14d	1	1.43mi
2724 Windswept Ln Mesquite, TX	3.0	2.0	1402	$2,300	$1.64	26d	1	1.44mi
1704 Bent Brook Dr Mesquite, TX	5.0	3.0	2726	$2,900	$1.06	20d	1	1.44mi
2213 Creek Royal Dr Mesquite, TX	3.0	2.0	1505	$1,850	$1.23	24d	1	1.45mi
2213 Creek Royal Dr Mesquite, TX	3.0	2.0	1505	$1,850	$1.23	45d	1	1.45mi
1217 Buckeye Dr Mesquite, TX	3.0	2.0	1735	$1,995	$1.15	24d	1	1.46mi
1217 Buckeye Dr Mesquite, TX	3.0	2.0	1735	$1,995	$1.15	45d	1	1.46mi
2812 Clearmeadow Dr Mesquite, TX	4.0	2.0	1837	$2,800	$1.52	0d	1	1.48mi
2314 Stillwater Dr Mesquite, TX	4.0	2.0	1995	$2,600	$1.30	26d	1	1.48mi
2314 Stillwater Dr Mesquite, TX	4.0	2.0	1995	$2,600	$1.30	1d	1	1.48mi
2208 Browning Dr Mesquite, TX	3.0	2.0	1406	$1,955	$1.39	45d	1	1.49mi

Listing history 16 events

1. 2026-06-21
   days on market $379,999 Active 196 DOM
2. 2026-06-18
   days on market $379,999 Active 193 DOM
3. 2026-06-17
   days on market $379,999 Active 192 DOM
4. 2026-06-16
   days on market $379,999 Active 191 DOM
5. 2026-06-15
   days on market $379,999 Active 190 DOM
6. 2026-06-13
   days on market $379,999 Active 188 DOM
7. 2026-06-13
   days on market $379,999 Active 187 DOM
8. 2026-06-09
   days on market $379,999 Active 184 DOM
9. 2026-06-08
   days on market $379,999 Active 183 DOM
10. 2026-06-07
    days on market $379,999 Active 182 DOM
11. 2026-06-04
    days on market $379,999 Active 179 DOM
12. 2026-06-03
    days on market $379,999 Active 178 DOM
13. 2026-06-02
    days on market $379,999 Active 177 DOM
14. 2026-06-01
    days on market $379,999 Active 176 DOM
15. 2026-05-31
    days on market $379,999 Active 175 DOM
16. 2025-12-07
    listed $379,999 Active 381-char remark

    Show marketing remark (381 chars)

    This single-level home features a modern, low-maintenance layout, with an open-concept floorplan and inviting covered patio perfect for entertaining. Three secondary bedrooms are located off the foyer, with a convenient flex space near the main living area ready to be used as a studio or home office. The luxe owner's suite is tucked into a private corner at the back of the home.

ⓘ 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: $35,946
• − Mortgage interest: −$25,644
• − Property taxes: −$6,867
• − Insurance: −$2,289
• − Repairs & maintenance: −$2,876
• − Management: −$2,876
• − Depreciation: −$13,318
• Taxable loss: −$17,922
• Est. tax savings @ 24.0%: +$4,301
• After-tax cash flow: $-5,266/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 · 12 photos

Good 80/100 Cosmetic rehab

This Hendrix Plan in Mesquite, TX, is a modern, low-maintenance single-level home with a good condition score. It features an open-concept floorplan, modern kitchen, and bathrooms, and is ready for a fresh coat of paint to enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value
• Both Replace window screens — Improves energy efficiency and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Replace window screens — Improves energy efficiency and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2025-12-07 Listed $379,999 Zillow