1834 Cool Springs Dr · Mesquite, TX 75181

$260,000

3 bd · 2.0 ba · 1,288 sqft · SingleFamily public records · 31 Days on market

Built 1994 5,837 sqft lot Est $242k · 7% over

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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).

• Cash flow +12.8/30.0
• 1% rule +4.5/10.0
• ARV discount +4.2/15.0
• DSCR +3.8/10.0
• 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 for first time buyer, charming single-story home in Mesquite’s Creek Crossing Estates! This 3-bedroom, 2-bath has approximately 1,288 square feet. There is a comfortable living space with a practical floor plan. Rear entry garage and is conveniently located near schools, shopping, dining, and major roadways, this home is a great opportunity for buyers seeking value, comfort, and location in an established neighborhood.

Key facts

• Practical floor plan
• Single-story home
• Conveniently located

Tags

• SINGLE-STORY HOME
• COMFORTABLE LIVING SPACE
• PRACTICAL FLOOR PLAN
• REAR ENTRY GARAGE
• CONVENIENTLY LOCATED
• ESTABLISHED NEIGHBORHOOD

Property features AI

Finance

• Other: Municipal utility district: No
• Financial info: No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Attached 2-car garage (22' wide x 20' long x 7' height)
• Security: Smoke detector(s)
• Utilities: City water; City sewer; Cable available
• Home design: Single family residence; One story; Residential property; Not attached to other units
• Construction: Composition roof; Slab foundation; Built in 1994
• Exterior features: Subdivision: Creek Crossing Estates; Directions available to property

Interior

• Kitchen: Dishwasher
• Bedrooms: Primary bedroom on level 1 (12 x 10); Bedroom on level 1 (10 x 9); Bedroom on level 1 (10 x 9)
• Flooring: Ceramic tile; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Brick fireplace
• Interior features: Cable TV available; One living area; Room count: 4
• Laundry & utility: Washer hookup; Laundry area in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-22 ($-262/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $247k (5.2% below list).
• Recommended offer: $247k (5.2% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Thompson El (math 20% / reading 27%, grade F, #3,247 of 4,322 statewide, top 76%, 608 students, 85% FRL) — zoned schools average 85% FRL vs 63% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 590 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $8k 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 31 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y 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.

Risks & watch-outs

• 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 $246,535 (5.2% 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 31 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.95% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.36%
• DSCR: 0.98
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $242,144
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1837 Cool Springs Dr	0.03mi	3/2.0	1,316 (+2%)	2mo	$260,000	$198	94
1513 Spicewood Dr	0.11mi	3/2.0	1,259 (-2%)	5mo	$244,999	$195	87
1412 Spicewood Dr	0.12mi	3/1.5	1,251 (-3%)	3mo	$220,000	$176	85
1709 Cool Springs Dr	0.16mi	3/1.5	1,259 (-2%)	9mo	$247,999	$197	79
2532 Spring Rain Dr	0.17mi	3/2.0	1,371 (+6%)	3mo	$235,000	$171	79
2012 Birch Bnd	0.47mi	3/2.0	1,347 (+5%)	2mo	$248,000	$184	69
2820 Bent Brook Dr	0.43mi	3/2.0	1,360 (+6%)	3mo	$215,000	$158	68
2109 Emerald Oaks	0.44mi	3/2.0	1,360 (+6%)	7mo	$199,000	$146	64
2012 Creek Royal Dr	0.43mi	3/2.0	1,412 (+10%)	0mo	$249,900	$177	64
2109 Walden Pl	0.57mi	3/2.0	1,345 (+4%)	6mo	$269,000	$200	61
1426 Springwood Dr	0.26mi	3/2.0	1,436 (+12%)	10mo	$269,900	$188	61
2704 Clearwater Dr	0.58mi	3/2.0	1,429 (+11%)	6mo	$270,000	$189	49

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: -20.5%
• Equity multiple: 0.31×
• Total profit: $-50,441
• Equity at exit: $38,767

10-year hold

• IRR: -23.1%
• Equity multiple: 0.00×
• Total profit: $-72,459
• Equity at exit: $22,480

Cash invested: $72,800 (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 75181

• Home prices YoY: -9.4%
• Rents YoY: 0.1%
• Active inventory: 590
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,465 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$498 /mo · $5,972/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $-22

Break-even live

Break-even rent $2,493

Max offer price $256,141

Occupancy floor 96%

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1411 Sandalwood Dr Mesquite, TX	3.0	2.0	1491	$2,195	$1.47	2d	1	0.16mi
2338 Stillwater Dr Mesquite, TX	3.0	2.0	1765	$2,300	$1.30	21d	1	0.24mi
1411 Springwood Dr Mesquite, TX	4.0	2.5	1874	$2,081	$1.11	44d	1	0.27mi
2632 Bent Brook Dr Mesquite, TX	3.0	2.0	1622	$1,995	$1.23	5d	1	0.30mi
2705 Hidden Springs Dr Mesquite, TX	3.0	2.0	1656	$2,280	$1.38	3d	1	0.37mi
2302 Highbank Dr Mesquite, TX	3.0	2.0	1783	$2,145	$1.20	44d	1	0.41mi
2820 Bent Brook Dr Mesquite, TX	3.0	2.0	1360	$2,889	$2.12	24d	1	0.46mi
2824 Bent Brook Dr Mesquite, TX	3.0	2.0	1622	$1,945	$1.20	17d	1	0.46mi
2524 Park Valley Dr Mesquite, TX	3.0	2.0	1360	$2,085	$1.53	2d	1	0.47mi
2008 Birch Bnd Mesquite, TX	3.0	2.0	1580	$2,799	$1.77	8d	1	0.48mi
2213 Creek Royal Dr Mesquite, TX	3.0	2.0	1505	$1,850	$1.23	22d	1	0.59mi
2213 Creek Royal Dr Mesquite, TX	3.0	2.0	1505	$1,850	$1.23	44d	1	0.59mi
1233 Clear Creek Dr Mesquite, TX	4.0	2.5	1749	$2,289	$1.31	8d	1	0.64mi
2136 Walden Pl Mesquite, TX	3.0	2.0	1704	$2,250	$1.32	44d	1	0.66mi
2812 Clearmeadow Dr Mesquite, TX	4.0	2.0	1837	$2,800	$1.52	1d	1	0.70mi
2621 Ash Crk Mesquite, TX	3.0	2.0	1843	$2,299	$1.25	44d	1	0.98mi
2600 Waterloo Ln Mesquite, TX	3.0	2.0	1460	$1,900	$1.30	44d	1	1.03mi
2013 Cranberry Ct Mesquite, TX	3.0	2.5	1584	$2,300	$1.45	1d	1	1.10mi
3613 Dove Ln Mesquite, TX	4.0	2.0	1858	$2,600	$1.40	15d	1	1.27mi
1217 Buckeye Dr Mesquite, TX	3.0	2.0	1735	$1,995	$1.15	22d	1	1.30mi
1217 Buckeye Dr Mesquite, TX	3.0	2.0	1735	$1,995	$1.15	44d	1	1.30mi
1729 Hazer Ln Mesquite, TX	3.0	2.0	1498	$2,400	$1.60	21d	1	1.41mi
928 Winchester Ln Mesquite, TX	3.0	2.0	1426	$2,650	$1.86	1d	1	1.46mi
908 Winchester Ln Mesquite, TX	3.0	2.0	1386	$2,049	$1.48	2d	1	1.48mi

Listing history 19 events

1. 2026-06-18
   days on market $260,000 Active 31 DOM
2. 2026-06-17
   days on market $260,000 Active 30 DOM
3. 2026-06-16
   days on market $260,000 Active 29 DOM
4. 2026-06-15
   days on market $260,000 Active 28 DOM
5. 2026-06-13
   days on market $260,000 Active 26 DOM
6. 2026-06-13
   days on market $260,000 Active 25 DOM
7. 2026-06-09
   days on market $260,000 Active 22 DOM
8. 2026-06-08
   days on market $260,000 Active 21 DOM
9. 2026-06-07
   days on market $260,000 Active 20 DOM
10. 2026-06-04
    days on market $260,000 Active 17 DOM
11. 2026-06-03
    days on market $260,000 Active 16 DOM
12. 2026-06-02
    days on market $260,000 Active 15 DOM
13. 2026-06-01
    days on market $260,000 Active 14 DOM
14. 2026-05-31
    days on market $260,000 Active 13 DOM
15. 2026-05-18
    listed $260,000 Active
16. 2011-04-14
    historical
17. 2010-07-22
    soldstatus
18. 2010-04-20
    listed $109,900 Active
19. 2010-03-12
    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: $5,972 · $498/mo
• Projected year-2 tax: $5,972 · $498/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: $29,584
• − Mortgage interest: −$14,564
• − Property taxes: −$5,972
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,367
• − Management: −$2,367
• − Depreciation: −$7,564
• Taxable loss: −$4,549
• Est. tax savings @ 24.0%: +$1,092
• After-tax cash flow: $830/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

+136.6% since first listed

5 events — show timeline

• 2026-05-18 Listed $260,000 NTREIS
• 2011-04-14 Listing Removed — NTREIS
• 2010-07-22 Sold (Public Records) — Public Records
• 2010-04-20 Listed $109,900 NTREIS
• 2010-03-12 Sold (Public Records) — Public Records

Property tax history

+5.1%/yr

Latest (2025): $5,972 · +0.4% YoY. Source: county tax records.