1328 Woodcrest Dr · Mesquite, TX 75149

$164,900

3 bd · 1.0 ba · 969 sqft · SingleFamily public records · 77 Days on market

Built 1958 10,367 sqft lot $170/sqft · 18% below area Est $200k · 18% 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).

• ARV discount +15.0/15.0
• Cash flow +14.6/30.0
• 1% rule +5.2/10.0
• DSCR +4.5/10.0
• 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 MLS

This three-bedroom home is a fantastic investment opportunity! Currently tenant-occupied, the property offers immediate rental income, with tenants willing to stay if permitted or vacate with a 30-day notice. The property features great outdoor space, perfect for entertaining, relaxing, or future enhancements. With strong rental potential, this home is an excellent addition to any investor’s portfolio.

Key facts

• Outdoor space
• Rental income
• 0.24 acre lot

Tags

• OUTDOOR SPACE
• RENTAL INCOME
• STRONG RENTAL POTENTIAL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $40 ($485/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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: schools C-, 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.
• Market conditions: Rents flat; 340 active listings in the ZIP; 6 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 77 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago 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.
• Current owner paid $22k; list at $165k implies a 661% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.02% ✓
• Cap rate: 6.59%
• Cash-on-cash: 1.05%
• DSCR: 1.05
• GRM: 8.2

CMA / ARV

• ARV (median comp): $200,100
• List price: $164,900
• Delta: -17.59%
• 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
1325 Woodcrest Dr	0.03mi	3/1.0	946 (-2%)	1mo	$130,000	$137	94
1837 Grove Cir	0.10mi	3/1.0	957 (-1%)	3mo	$125,000	$131	90
2021 Avis Cir	0.17mi	3/1.0	985 (+2%)	0mo	$149,900	$152	89
1817 Grove Cir	0.11mi	3/1.0	957 (-1%)	8mo	$138,000	$144	86
1634 Evergreen Dr	0.19mi	3/2.0	1,020 (+5%)	8mo	$169,900	$167	72
1409 W Bruton Rd	0.31mi	3/1.0	1,055 (+9%)	3mo	$126,000	$119	68
1229 Greenbrier Dr	0.46mi	3/1.0	912 (-6%)	3mo	$179,000	$196	66
1433 Melanie Ln	0.54mi	3/1.5	1,030 (+6%)	8mo	$215,000	$209	56
1519 Briarwood Dr	0.63mi	3/1.0	930 (-4%)	10mo	$199,000	$214	56
11405 S Blossom Cir	0.72mi	2/1.0 (-1)	920 (-5%)	1mo	$170,000	$185	52
1222 Athens Dr	0.44mi	4/2.0 (+1)	1,084 (+12%)	5mo	$247,500	$228	47
1705 Magnolia Dr	0.56mi	3/2.0	1,077 (+11%)	5mo	$235,000	$218	47

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 · 0.22% rent growth · sell at horizon

5-year hold

• IRR: -18.1%
• Equity multiple: 0.38×
• Total profit: $-28,603
• Equity at exit: $24,587

10-year hold

• IRR: -18.0%
• Equity multiple: 0.16×
• Total profit: $-38,872
• Equity at exit: $14,258

Cash invested: $46,172 (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 75149

• Home prices YoY: -27.4%
• Rents YoY: 0.2%
• Active inventory: 340
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,681 high
• Mortgage (P&I): −$865
• Tax from tax record: −$354 /mo · $4,245/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $40

Break-even live

Break-even rent $1,629

Max offer price $164,900

Occupancy floor 93%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2005 Mount Pleasant Dr Mesquite, TX	3.0	1.0	939	$1,545	$1.65	7d	1	0.15mi
2045 Avis Cir Mesquite, TX	3.0	1.0	912	$1,600	$1.75	24d	1	0.21mi
11405 S Blossom Cir Balch Springs, TX	2.0	1.0	920	$1,500	$1.63	2d	1	0.72mi
2255 W Bruton Rd Mesquite, TX	1.0–3.0	1.0–2.0	957	$1,819	$1.90	43d	12	0.96mi
12227 Quail Dr Balch Springs, TX	1.0–2.0	1.0	729	$1,200	$1.65	15d	1	1.18mi
3212 Balch Springs Rd Balch Springs, TX	1.0–2.0	1.0–2.0	825	$1,245	$1.51	7d	1	1.35mi

Listing history 29 events

1. 2026-06-18
   days on market $164,900 Active 77 DOM
2. 2026-06-17
   days on market $164,900 Active 76 DOM
3. 2026-06-16
   days on market $164,900 Active 75 DOM
4. 2026-06-15
   days on market $164,900 Active 74 DOM
5. 2026-06-13
   days on market $164,900 Active 72 DOM
6. 2026-06-13
   days on market $164,900 Active 71 DOM
7. 2026-06-09
   days on market $164,900 Active 68 DOM
8. 2026-06-08
   days on market $164,900 Active 67 DOM
9. 2026-06-07
   days on market $164,900 Active 66 DOM
10. 2026-06-04
    days on market $164,900 Active 63 DOM
11. 2026-06-03
    days on market $164,900 Active 62 DOM
12. 2026-06-02
    days on market $164,900 Active 61 DOM
13. 2026-06-01
    days on market $164,900 Active 60 DOM
14. 2026-05-31
    days on market $164,900 Active 59 DOM
15. 2026-04-03
    listed $164,900 Active 411-char remark

    Show marketing remark (411 chars)

    This three-bedroom home is a fantastic investment opportunity! Currently tenant-occupied, the property offers immediate rental income, with tenants willing to stay if permitted or vacate with a 30-day notice. The property features great outdoor space, perfect for entertaining, relaxing, or future enhancements. With strong rental potential, this home is an excellent addition to any investor’s portfolio.

16. 2021-04-29
    soldstatus
17. 2021-04-23
    status Pending 427-char remark

    Show marketing remark (427 chars)

    MULTIPLE OFFER RECEIVED! Best and last offer by Saturday, April 10th @ 5 pm ----------- ------------- -------------- ------------ ----- GREAT INVESTOR OPPORTUNITY! This charming 3 bedrooms 1 bath has a laminate throughout and a spacious backyard. It could be a great rental or flip house. Sold AS-IS- no repairs to be made by seller. Close to major highways and walking distance to parks and McWhorter Elementary School.

18. 2021-04-23
    soldstatus Sold 427-char remark

    Show marketing remark (427 chars)

    MULTIPLE OFFER RECEIVED! Best and last offer by Saturday, April 10th @ 5 pm ----------- ------------- -------------- ------------ ----- GREAT INVESTOR OPPORTUNITY! This charming 3 bedrooms 1 bath has a laminate throughout and a spacious backyard. It could be a great rental or flip house. Sold AS-IS- no repairs to be made by seller. Close to major highways and walking distance to parks and McWhorter Elementary School.

19. 2021-04-13
    historical Active Option Contract 427-char remark

    Show marketing remark (427 chars)

    MULTIPLE OFFER RECEIVED! Best and last offer by Saturday, April 10th @ 5 pm ----------- ------------- -------------- ------------ ----- GREAT INVESTOR OPPORTUNITY! This charming 3 bedrooms 1 bath has a laminate throughout and a spacious backyard. It could be a great rental or flip house. Sold AS-IS- no repairs to be made by seller. Close to major highways and walking distance to parks and McWhorter Elementary School.

20. 2021-04-07
    listed $120,000 Active 427-char remark

    Show marketing remark (427 chars)

    MULTIPLE OFFER RECEIVED! Best and last offer by Saturday, April 10th @ 5 pm ----------- ------------- -------------- ------------ ----- GREAT INVESTOR OPPORTUNITY! This charming 3 bedrooms 1 bath has a laminate throughout and a spacious backyard. It could be a great rental or flip house. Sold AS-IS- no repairs to be made by seller. Close to major highways and walking distance to parks and McWhorter Elementary School.

21. 2021-03-29
    soldstatus Sold
22. 2021-03-29
    soldstatus
23. 2021-03-05
    status Pending
24. 2021-03-01
    listed $90,000 Active
25. 2007-12-17
    soldstatus
26. 2006-11-07
    soldstatus
27. 1996-09-13
    soldstatus $21,679
28. 1994-02-15
    soldstatus
29. 1990-07-18
    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: $4,245 · $354/mo
• Projected year-2 tax: $4,245 · $354/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 ≥111°F today · 22 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: $20,167
• − Mortgage interest: −$9,237
• − Property taxes: −$4,245
• − Insurance: −$824
• − Repairs & maintenance: −$1,613
• − Management: −$1,613
• − Depreciation: −$4,797
• Taxable loss: −$2,163
• Est. tax savings @ 24.0%: +$519
• After-tax cash flow: $1,004/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): 58,262
• Household income: $70,774
• Rent vs Own: 33.2% rent · 66.8% own
• Severe rent burden: 2266.0

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 0.65)
• Race & ethnicity: Hispanic / Latino 49% White 25% Two or more races 21% Black 20% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 42% Cuban 1%
• Common ancestry: Italian 1% Iranian 1% Serbian 1%
• Foreign-born: 22% · Canada, Vietnam
• Languages at home: 58% English-only · Spanish 39% Other Asian/Pacific 1% Vietnamese 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: ▼ -130.12%
• Current HPI: 345.6606
• Rent YoY: ▲ 0.22%
• 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

+660.6% since first listed

15 events — show timeline

• 2026-04-03 Listed $164,900 NTREIS
• 2021-04-29 Sold (Public Records) — Public Records
• 2021-04-23 Pending — NTREIS
• 2021-04-23 Sold (MLS) — NTREIS
• 2021-04-13 Contingent — NTREIS
• 2021-04-07 Listed $120,000 NTREIS
• 2021-03-29 Sold (Public Records) — Public Records
• 2021-03-29 Sold (MLS) — NTREIS
• 2021-03-05 Pending — NTREIS
• 2021-03-01 Listed $90,000 NTREIS
• 2007-12-17 Sold (Public Records) — Public Records
• 2006-11-07 Sold (Public Records) — Public Records
• 1996-09-13 Sold (Public Records) $21,679 Public Records
• 1994-02-15 Sold (Public Records) — Public Records
• 1990-07-18 Sold (Public Records) — Public Records

Property tax history

+9.1%/yr

Latest (2025): $4,245 · +1.1% YoY. Source: county tax records.