2215 Stillwater Dr · Mesquite, TX 75181

$240,000

3 bd · 2.0 ba · 1,916 sqft · SingleFamily public records · 39 Days on market

Built 1991 7,754 sqft lot $125/sqft · 22% below area Est $308k · 22% 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 +17.9/30.0
• ARV discount +15.0/15.0
• 1% rule +6.1/10.0
• DSCR +5.6/10.0
• 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

Great location and opportunity! Investors Welcome! This 2 story brick home is priced for quick sale! Lots of potential and possibilities. Large living room with fireplace. Kitchen has plenty of cabinet space, appliances, and an island. Split bedroom floorplan. Attached 2 car garage with rear entry and more. Easy access to major highways, shopping and dining in the area. Come take a look today before this great deal is gone. Sold AS-IS.

Key facts

• Attached garage
• Large living room
• Kitchen island

Tags

• LARGE LIVING ROOM
• FIREPLACE
• PLENTY OF CABINET SPACE
• KITCHEN ISLAND
• SPLIT BEDROOM FLOORPLAN
• ATTACHED GARAGE

Property features AI

Finance

• Other: Property is listed as real estate owned (REO)
• HOA & community: No association

Exterior

• Parking: Attached garage that faces the side; Two covered parking spaces; Two garage spaces
• Utilities: City water; City sewer; Co-op electric; Natural gas available
• Home design: Single-family residence; Two-story; Preowned (built in 1991); Not attached to other properties; No special accessibility features noted
• Construction: Brick construction; Composition roof; Slab foundation; Built in 1991
• Exterior features: Curb frontage; Less than 0.5 acre lot; Lot in Creek Crossing Estates subdivision

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Primary bedroom on second floor; Two additional bedrooms on first floor (three bedrooms total)
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air; Electric cooling; Ceiling fan(s)
• Interior features: Decorative lighting; Other built-in interior features; Eight total rooms; One living area; One dining area; Two levels
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $200 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $233k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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: Galloway El (math 38% / reading 31%, grade F, #1,995 of 4,322 statewide, top 50%, 439 students, 87% 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 81% FRL vs 63% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 598 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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

• It's been on market 39 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $107k; list at $240k implies a 125% gain — meaningful room to come down on a strong offer.

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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $232,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.11% ✓
• Cap rate: 7.30%
• Cash-on-cash: 3.58%
• DSCR: 1.16
• GRM: 7.5

CMA / ARV

• ARV (median comp): $307,581
• List price: $240,000
• Delta: -21.97%
• 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
2305 Austin Dr	0.11mi	3/2.0	1,928 (+1%)	2mo	$295,000	$153	92
2331 Highbank Dr	0.16mi	3/2.0	1,944 (+2%)	3mo	$269,900	$139	88
2338 Stillwater Dr	0.17mi	3/2.0	1,765 (-8%)	1mo	$275,000	$156	78
2024 Austin Dr	0.18mi	4/2.0 (+1)	1,783 (-7%)	1mo	$297,800	$167	75
2105 Highwood St	0.14mi	3/2.0	1,722 (-10%)	3mo	$300,000	$174	74
2709 Crystal Falls Dr	0.52mi	4/2.0 (+1)	1,915 (-0%)	3mo	$305,000	$159	68
1905 Bent Brook Dr	0.29mi	3/2.0	1,664 (-13%)	1mo	$275,000	$165	64
2621 Ash Crk	0.74mi	3/2.0	1,843 (-4%)	2mo	$269,000	$146	58
2000 Creek Royal Dr	0.49mi	3/2.0	1,698 (-11%)	2mo	$250,000	$147	57
1503 Springwood Dr	0.33mi	4/2.5 (+1)	1,694 (-12%)	2mo	$219,900	$130	57
2524 Boardwalk Dr	0.73mi	4/2.0 (+1)	1,828 (-5%)	3mo	$269,990	$148	51
2400 Buck Dr	0.63mi	4/2.0 (+1)	2,174 (+14%)	2mo	$309,900	$143	41

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: -14.4%
• Equity multiple: 0.50×
• Total profit: $-33,564
• Equity at exit: $35,785

10-year hold

• IRR: -12.3%
• Equity multiple: 0.38×
• Total profit: $-41,547
• Equity at exit: $20,751

Cash invested: $67,200 (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: 7.5×

Monthly cashflow live

• Estimated rent: $2,665 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$546 /mo · $6,555/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$560
• Net cashflow: $200

Break-even live

Break-even rent $2,411

Max offer price $240,000

Occupancy floor 87%

Sensitivity live

Price	-10% $336	-5% $268	+0% $200	+5% $133	+10% $65
Rent	-10% $-10	-5% $95	+0% $200	+5% $306	+10% $411
Rate	-1.0pp $321	-0.5pp $262	base $200	+0.5pp $138	+1.0pp $75

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2302 Highbank Dr Mesquite, TX	3.0	2.0	1783	$2,145	$1.20	45d	1	0.10mi
2314 Stillwater Dr Mesquite, TX	4.0	2.0	1995	$2,600	$1.30	26d	1	0.10mi
2314 Stillwater Dr Mesquite, TX	4.0	2.0	1995	$2,600	$1.30	0d	1	0.10mi
2321 Bent Brook Dr Mesquite, TX	3.0	2.0	2029	$2,460	$1.21	9d	1	0.15mi
2338 Stillwater Dr Mesquite, TX	3.0	2.0	1765	$2,300	$1.30	22d	1	0.17mi
1615 Ariel Dr Mesquite, TX	4.0	2.0	2002	$3,200	$1.60	0d	1	0.18mi
1521 Cool Springs Dr Mesquite, TX	4.0	2.0	1924	$2,295	$1.19	26d	1	0.28mi
1417 Stillmeadow Dr Mesquite, TX	3.0	1.5	1251	$2,800	$2.24	0d	1	0.35mi
2524 Park Valley Dr Mesquite, TX	3.0	2.0	1360	$2,150	$1.58	0d	1	0.35mi
1411 Sandalwood Dr Mesquite, TX	3.0	2.0	1491	$2,280	$1.53	0d	1	0.37mi
1411 Springwood Dr Mesquite, TX	4.0	2.5	1874	$2,081	$1.11	45d	1	0.37mi
2637 Austin Dr Mesquite, TX	4.0	2.5	2291	$3,350	$1.46	45d	1	0.39mi
2632 Bent Brook Dr Mesquite, TX	3.0	2.0	1622	$1,995	$1.23	7d	1	0.46mi
2705 Hidden Springs Dr Mesquite, TX	3.0	2.0	1656	$2,280	$1.38	4d	1	0.46mi
2812 Clearmeadow Dr Mesquite, TX	4.0	2.0	1837	$2,800	$1.52	0d	1	0.52mi
2213 Creek Royal Dr Mesquite, TX	3.0	2.0	1505	$1,850	$1.23	23d	1	0.53mi
2213 Creek Royal Dr Mesquite, TX	3.0	2.0	1505	$1,850	$1.23	45d	1	0.53mi
2008 Birch Bnd Mesquite, TX	3.0	2.0	1580	$2,799	$1.77	9d	1	0.54mi
1233 Clear Creek Dr Mesquite, TX	4.0	2.5	1749	$2,289	$1.31	9d	1	0.60mi
1229 Clear Creek Dr Mesquite, TX	3.0	2.5	1993	$3,075	$1.54	14d	1	0.61mi
1229 Clear Creek Dr Mesquite, TX	3.0	2.5	1993	$2,900	$1.46	0d	1	0.61mi
2124 Amber Spgs Mesquite, TX	4.0	2.5	1950	$3,049	$1.56	14d	1	0.62mi
2820 Bent Brook Dr Mesquite, TX	3.0	2.0	1360	$2,889	$2.12	26d	1	0.62mi
2824 Bent Brook Dr Mesquite, TX	3.0	2.0	1622	$1,945	$1.20	18d	1	0.63mi
2136 Walden Pl Mesquite, TX	3.0	2.0	1704	$2,250	$1.32	45d	1	0.68mi
2439 Whitetail Dr Mesquite, TX	4.0	2.5	2484	$2,800	$1.13	26d	1	0.68mi
2600 Waterloo Ln Mesquite, TX	3.0	2.0	1460	$1,900	$1.30	45d	1	0.73mi
2621 Ash Crk Mesquite, TX	3.0	2.0	1843	$2,299	$1.25	45d	1	0.74mi
3012 Southern Hills Ln Mesquite, TX	4.0	2.0	1957	$2,700	$1.38	45d	1	0.75mi
1013 Clear Creek Dr Mesquite, TX	4.0	2.0	1887	$2,399	$1.27	4d	1	0.85mi
1809 Osage Trl Mesquite, TX	4.0	2.0	2022	$2,599	$1.29	19d	1	1.08mi
1729 Hazer Ln Mesquite, TX	3.0	2.0	1498	$2,400	$1.60	22d	1	1.08mi
1217 Buckeye Dr Mesquite, TX	3.0	2.0	1735	$1,995	$1.15	45d	1	1.08mi
1217 Buckeye Dr Mesquite, TX	3.0	2.0	1735	$1,995	$1.15	23d	1	1.08mi
928 Winchester Ln Mesquite, TX	3.0	2.0	1426	$2,650	$1.86	0d	1	1.25mi
908 Winchester Ln Mesquite, TX	3.0	2.0	1386	$2,049	$1.48	3d	1	1.28mi
2013 Cranberry Ct Mesquite, TX	3.0	2.5	1584	$2,300	$1.45	3d	1	1.28mi
2345 Browning Dr Mesquite, TX	3.0	2.0	1384	$3,500	$2.53	0d	1	1.31mi
2201 Cantura Dr Mesquite, TX	4.0	2.0	2432	$2,700	$1.11	0d	1	1.31mi
2433 Baretta Dr Mesquite, TX	3.0	2.0	1406	$2,091	$1.49	23d	1	1.32mi

Listing history 11 events

1. 2026-06-13
   statusdays on market $240,000 Pending 39 DOM
2. 2026-06-09
   days on market $240,000 Active 36 DOM
3. 2026-06-08
   days on market $240,000 Active 35 DOM
4. 2026-06-07
   days on market $240,000 Active 34 DOM
5. 2026-06-04
   days on market $240,000 Active 31 DOM
6. 2026-06-03
   days on market $240,000 Active 30 DOM
7. 2026-06-02
   days on market $240,000 Active 29 DOM
8. 2026-06-01
   days on market $240,000 Active 28 DOM
9. 2026-05-31
   days on market $240,000 Active 27 DOM
10. 2026-05-04
    listed $240,000 Active 439-char remark
11. 1991-04-11
    soldstatus $106,612

ⓘ 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: $6,555 · $546/mo
• Projected year-2 tax: $6,555 · $546/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 · 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: $31,980
• − Mortgage interest: −$13,444
• − Property taxes: −$6,555
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,558
• − Management: −$2,558
• − Depreciation: −$6,982
• Taxable loss: −$1,318
• Est. tax savings @ 24.0%: +$316
• After-tax cash flow: $2,722/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

+125.1% since first listed

3 events — show timeline

• 2026-06-13 Pending — NTREIS
• 2026-05-04 Listed $240,000 NTREIS
• 1991-04-11 Sold (Public Records) $106,612 Public Records

Property tax history

+4.1%/yr

Latest (2025): $6,555 · +1.1% YoY. Source: county tax records.