2008 Catskill Dr · Mesquite, TX 75149

$230,000

3 bd · 2.0 ba · 1,372 sqft · SingleFamily public records · 116 Days on market

Built 1985 8,364 sqft lot $168/sqft · 18% below area Est $282k · 18% under ↓ 18% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +10.2/30.0
• 1% rule +3.9/10.0
• Livability +3.5/5.0
• DSCR +2.9/10.0
• 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

PRICE ADJUSTMENT! Located on a spacious corner lot with no HOA, this Mesquite home is full of potential and ready for its next chapter. Featuring laminate wood flooring throughout much of the home, the layout offers a great option for updates and personalization. The primary bathroom has an updated shower, providing a great starting point for future improvements. Step outside to a large covered patio, perfect for outdoor entertaining, relaxing, or creating an extended living space. A storage shed in the backyard adds convenient space for tools, hobbies, or seasonal storage. The generous lot offers room to reimagine outdoor living, gardening, or future enhancements. Conveniently located close to local schools, shopping, and major roadways, this property combines location and opportunity. Whether you’re an investor, renovator, or buyer looking to add value over time, this home presents a great chance to create something special. Property is being sold AS-IS. NO BLIND OFFERS

Key facts

• Generous lot
• Storage shed
• Large covered patio

Tags

• CORNER LOT
• LAMINATE WOOD FLOORING
• UPDATED SHOWER
• LARGE COVERED PATIO
• STORAGE SHED
• GENEROUS LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-132 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (10.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (10.9% below list).
• Recommended offer: $205k (10.9% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.4% in Mesquite — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Seabourn El (math 35% / reading 37%, grade F, #1,921 of 4,322 statewide, top 45%, 660 students, 90% FRL); Mcdonald Middle (math 32% / reading 30%, grade F, #1,015 of 1,662 statewide, top 62%, 786 students, 86% FRL); West Mesquite H S (math 41% / reading 31%, grade F, #930 of 1,632 statewide, top 57%, 2,172 students, 86% FRL) — zoned schools average 88% FRL vs 63% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 345 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 ($71k/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 $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 116 days — a 9% lower offer ($209k) is reasonable based on typical stale-listing flexibility.

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 $204,938 (10.9% 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 116 days. Have you received any prior offers? Is the seller open to a 11% 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: 0.89% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.46%
• DSCR: 0.89
• GRM: 9.4

CMA / ARV

• ARV (median comp): $281,769
• List price: $230,000
• Delta: -18.37%
• 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
927 Powell Rd	0.29mi	3/1.0	1,374 (+0%)	1mo	$145,000	$106	81
2124 Buffalo Hill Dr	0.30mi	2/2.0 (-1)	1,340 (-2%)	11mo	$299,999	$224	68
2104 Kirkwood St	0.25mi	3/2.0	1,553 (+13%)	2mo	$224,900	$145	64
2123 Nectar Dr	0.39mi	3/2.0	1,532 (+12%)	2mo	$220,000	$144	60
1924 Spiceberry Ln	0.70mi	3/2.0	1,308 (-5%)	2mo	$295,000	$226	58
203 Fielding Dr	0.57mi	4/2.0 (+1)	1,452 (+6%)	3mo	$155,000	$107	56
126 Fielding Dr	0.56mi	3/1.0	1,279 (-7%)	5mo	$180,000	$141	54
103 Hamden Ln	0.54mi	4/2.0 (+1)	1,301 (-5%)	9mo	$226,000	$174	54
217 Caraway Dr	0.68mi	3/2.0	1,281 (-7%)	10mo	$269,900	$211	49
1722 Rose Ln	0.43mi	4/2.0 (+1)	1,523 (+11%)	10mo	$298,999	$196	48
1258 Robinhood Blvd	0.74mi	4/2.0 (+1)	1,548 (+13%)	2mo	$259,999	$168	37
2400 Candleberry Dr	0.72mi	4/2.0 (+1)	1,526 (+11%)	8mo	$269,900	$177	36

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: -23.8%
• Equity multiple: 0.21×
• Total profit: $-51,114
• Equity at exit: $34,294

10-year hold

• IRR: -30.6%
• Equity multiple: -0.19×
• Total profit: $-76,441
• Equity at exit: $19,886

Cash invested: $64,400 (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: 345
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,049 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$449 /mo · $5,386/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $-132

Break-even live

Break-even rent $2,216

Max offer price $206,711

Occupancy floor —

Sensitivity live

Price	-10% $-2	-5% $-67	+0% $-132	+5% $-197	+10% $-262
Rent	-10% $-294	-5% $-213	+0% $-132	+5% $-51	+10% $30
Rate	-1.0pp $-16	-0.5pp $-73	base $-132	+0.5pp $-191	+1.0pp $-252

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2164 Steer Creek Pl Mesquite, TX	3.0	2.5	1409	$2,400	$1.70	45d	1	0.24mi
2041 Juniper Pass Way Mesquite, TX	3.0	2.5	1711	$2,100	$1.23	20d	1	0.26mi
2001 Juniper Pass Way Mesquite, TX	3.0	2.5	1409	$2,200	$1.56	26d	1	0.30mi
2025 Buffalo Hill Dr Unit 1 Mesquite, TX	3.0	2.5	1675	$2,350	$1.40	5d	1	0.30mi
2025 Buffalo Hill Dr Mesquite, TX	3.0	2.5	1675	$2,350	$1.40	18d	1	0.30mi
2161 Crooked Bow Dr Mesquite, TX	3.0	2.5	1409	$2,300	$1.63	0d	1	0.31mi
2005 Buffalo Hill Dr Mesquite, TX	3.0	2.5	1691	$2,150	$1.27	22d	1	0.32mi
926 Powell Rd Mesquite, TX	2.0	1.0	1126	$1,800	$1.60	45d	1	0.32mi
2025 Norcross Dr Mesquite, TX	3.0	2.0	1281	$1,850	$1.44	45d	1	0.35mi
1917 Buffalo Hill Dr Mesquite, TX	3.0	2.5	1409	$2,300	$1.63	26d	1	0.36mi
1912 Buffalo Hill Dr Mesquite, TX	3.0	2.5	1854	$2,200	$1.19	45d	1	0.39mi
112 Derby Ln Mesquite, TX	3.0	1.0	1104	$1,650	$1.49	18d	1	0.39mi
1222 S Peachtree Rd Mesquite, TX	4.0	2.0	1750	$2,695	$1.54	0d	1	0.73mi
303 Ridgefield Cir Mesquite, TX	3.0	1.0	1021	$2,050	$2.01	0d	1	0.74mi
303 Ridgefield Cir Mesquite, TX	3.0	1.0	1021	$2,095	$2.05	26d	1	0.74mi
303 Ridgefield Cir Mesquite, TX	3.0	1.0	1021	$2,095	$2.05	21d	1	0.74mi
2317 Spiceberry Ln Mesquite, TX	3.0	2.0	1300	$1,695	$1.30	9d	1	0.75mi
2703 Oak Bend Ln Dallas, TX	3.0	2.0	1611	$2,035	$1.26	45d	1	0.87mi
2603 Winter Oak St Dallas, TX	3.0	2.0	1004	$1,921	$1.91	45d	1	0.89mi
10611 Woodleaf Dr Dallas, TX	2.0	2.0	959	$1,695	$1.77	18d	1	0.90mi
10611 Woodleaf Dr Dallas, TX	2.0	2.0	959	$1,650	$1.72	9d	1	0.90mi
2255 W Bruton Rd Mesquite, TX	1.0–3.0	1.0–2.0	957	$1,819	$1.90	45d	12	0.91mi
2540 Winter Oak St Dallas, TX	3.0	2.0	994	$1,750	$1.76	22d	1	0.92mi
1602 Develon Dr Mesquite, TX	3.0	2.0	1251	$2,300	$1.84	45d	1	0.95mi
10368 Wood Heights Dr Dallas, TX	4.0	2.5	1550	$2,085	$1.35	45d	1	0.99mi
101 Crystalwood Dr Mesquite, TX	3.0	2.0	1500	$2,090	$1.39	21d	1	1.00mi
10348 Wood Heights Dr Dallas, TX	3.0	2.5	1358	$2,000	$1.47	45d	1	1.01mi
2722 Spiceberry Ln Mesquite, TX	3.0	2.0	1270	$2,085	$1.64	4d	1	1.02mi
2708 Briarbank Cir Dallas, TX	3.0	2.0	1349	$1,840	$1.36	4d	1	1.02mi
1005 Chelsea Dr Mesquite, TX	3.0	2.0	1861	$2,200	$1.18	26d	1	1.08mi
1029 Kory Dr Mesquite, TX	3.0	2.0	1463	$1,950	$1.33	45d	1	1.11mi
10340 Blackjack Oaks Dr Dallas, TX	3.0	2.0	1182	$1,650	$1.40	0d	1	1.13mi
2315 Summit Ln Dallas, TX	3.0	2.0	1200	$1,800	$1.50	9d	1	1.15mi
10236 Hillhouse Ln Dallas, TX	3.0	2.0	1323	$1,600	$1.21	45d	1	1.16mi
2641 Bluebird Ln Mesquite, TX	3.0	1.5	1372	$1,650	$1.20	9d	1	1.17mi
10320 Carolina Oaks Dr Dallas, TX	4.0	2.0	1453	$1,900	$1.31	9d	1	1.19mi
409 Starling Dr Mesquite, TX	4.0	1.5	1200	$2,099	$1.75	26d	1	1.19mi
10212 Hillhouse Ln Dallas, TX	2.0	1.0	1183	$1,499	$1.27	9d	1	1.20mi
10216 Blackjack Oaks Dr Dallas, TX	3.0	2.0	1453	$1,860	$1.28	0d	1	1.26mi
11405 S Blossom Cir Balch Springs, TX	2.0	1.0	920	$1,500	$1.63	3d	1	1.26mi

Listing history 6 events

1. 2026-05-09
   status Pending 995-char remark

   Show marketing remark (995 chars)

   PRICE ADJUSTMENT! Located on a spacious corner lot with no HOA, this Mesquite home is full of potential and ready for its next chapter. Featuring laminate wood flooring throughout much of the home, the layout offers a great option for updates and personalization. The primary bathroom has an updated shower, providing a great starting point for future improvements. Step outside to a large covered patio, perfect for outdoor entertaining, relaxing, or creating an extended living space. A storage shed in the backyard adds convenient space for tools, hobbies, or seasonal storage. The generous lot offers room to reimagine outdoor living, gardening, or future enhancements. Conveniently located close to local schools, shopping, and major roadways, this property combines location and opportunity. Whether you’re an investor, renovator, or buyer looking to add value over time, this home presents a great chance to create something special. Property is being sold AS-IS. NO BLIND OFFERS

2. 2026-05-05
   historical Active Option Contract 995-char remark

   Show marketing remark (995 chars)

   PRICE ADJUSTMENT! Located on a spacious corner lot with no HOA, this Mesquite home is full of potential and ready for its next chapter. Featuring laminate wood flooring throughout much of the home, the layout offers a great option for updates and personalization. The primary bathroom has an updated shower, providing a great starting point for future improvements. Step outside to a large covered patio, perfect for outdoor entertaining, relaxing, or creating an extended living space. A storage shed in the backyard adds convenient space for tools, hobbies, or seasonal storage. The generous lot offers room to reimagine outdoor living, gardening, or future enhancements. Conveniently located close to local schools, shopping, and major roadways, this property combines location and opportunity. Whether you’re an investor, renovator, or buyer looking to add value over time, this home presents a great chance to create something special. Property is being sold AS-IS. NO BLIND OFFERS

3. 2026-04-14
   price $230,000 995-char remark

   Show marketing remark (995 chars)

   PRICE ADJUSTMENT! Located on a spacious corner lot with no HOA, this Mesquite home is full of potential and ready for its next chapter. Featuring laminate wood flooring throughout much of the home, the layout offers a great option for updates and personalization. The primary bathroom has an updated shower, providing a great starting point for future improvements. Step outside to a large covered patio, perfect for outdoor entertaining, relaxing, or creating an extended living space. A storage shed in the backyard adds convenient space for tools, hobbies, or seasonal storage. The generous lot offers room to reimagine outdoor living, gardening, or future enhancements. Conveniently located close to local schools, shopping, and major roadways, this property combines location and opportunity. Whether you’re an investor, renovator, or buyer looking to add value over time, this home presents a great chance to create something special. Property is being sold AS-IS. NO BLIND OFFERS

4. 2026-03-03
   price $269,000 995-char remark

   Show marketing remark (995 chars)

   PRICE ADJUSTMENT! Located on a spacious corner lot with no HOA, this Mesquite home is full of potential and ready for its next chapter. Featuring laminate wood flooring throughout much of the home, the layout offers a great option for updates and personalization. The primary bathroom has an updated shower, providing a great starting point for future improvements. Step outside to a large covered patio, perfect for outdoor entertaining, relaxing, or creating an extended living space. A storage shed in the backyard adds convenient space for tools, hobbies, or seasonal storage. The generous lot offers room to reimagine outdoor living, gardening, or future enhancements. Conveniently located close to local schools, shopping, and major roadways, this property combines location and opportunity. Whether you’re an investor, renovator, or buyer looking to add value over time, this home presents a great chance to create something special. Property is being sold AS-IS. NO BLIND OFFERS

5. 2026-01-12
   listed $279,000 Active 995-char remark

   Show marketing remark (995 chars)

   PRICE ADJUSTMENT! Located on a spacious corner lot with no HOA, this Mesquite home is full of potential and ready for its next chapter. Featuring laminate wood flooring throughout much of the home, the layout offers a great option for updates and personalization. The primary bathroom has an updated shower, providing a great starting point for future improvements. Step outside to a large covered patio, perfect for outdoor entertaining, relaxing, or creating an extended living space. A storage shed in the backyard adds convenient space for tools, hobbies, or seasonal storage. The generous lot offers room to reimagine outdoor living, gardening, or future enhancements. Conveniently located close to local schools, shopping, and major roadways, this property combines location and opportunity. Whether you’re an investor, renovator, or buyer looking to add value over time, this home presents a great chance to create something special. Property is being sold AS-IS. NO BLIND OFFERS

6. 2001-08-14
   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: $5,386 · $449/mo
• Projected year-2 tax: $5,386 · $449/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 8/10 Severe 7 d/yr ≥111°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,593
• − Mortgage interest: −$12,884
• − Property taxes: −$5,386
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,967
• − Management: −$1,967
• − Depreciation: −$6,691
• Taxable loss: −$5,453
• Est. tax savings @ 24.0%: +$1,309
• After-tax cash flow: $-273/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

-17.6% since first listed

6 events — show timeline

• 2026-05-09 Pending — NTREIS
• 2026-05-05 Contingent — NTREIS
• 2026-04-14 Price Changed $230,000 NTREIS
• 2026-03-03 Price Changed $269,000 NTREIS
• 2026-01-12 Listed $279,000 NTREIS
• 2001-08-14 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2025): $5,386 · +1.1% YoY. Source: county tax records.