2338 Stillwater Dr · Mesquite, TX 75181

$275,000

3 bd · 2.0 ba · 1,765 sqft · SingleFamily public records · 10 Days on market

Built 1991 7,318 sqft lot $156/sqft · at area comps Est $288k · at est.

---

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
• ARV discount +9.6/15.0
• 1% rule +4.6/10.0
• 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

Beautiful 3-2 in Mesquite ready to be your new home! ROOF REPLACED IN 2025! LARGE spacious living room greets you upon entrance with tall ceilings, floor to ceiling fireplace, and PLENTY of natural light. Perfect space to relax OR entertain! Feeds into your Dining Room with space for a large dining table. ISLAND Kitchen with SS appliances, new sink, and lots of storage and prep space! Over-sized Primary Bedroom with adjoining on-suite bath featuring double sinks and separate tub-shower combo! Big walk in closet! Both guest bedrooms are a good size. Fenced-in backyard and 2 car garage complete this gem! Schedule a showing today!

Key facts

• Island kitchen
• Natural light
• Ss appliances

Tags

• LARGE SPACIOUS LIVING ROOM
• FLOOR TO CEILING FIREPLACE
• NATURAL LIGHT
• ISLAND KITCHEN
• SS APPLIANCES
• NEW SINK

Property features AI

Finance

• Other: Property marketed as residential single-family; Listing handled by Hello Texas Realty
• Financial info: Treat as clear loan type; No second mortgage reported
• HOA & community: No association (none)

Exterior

• Parking: Attached garage with 2 covered spaces
• Security: No accessibility features reported
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; Attached property; One story; Built in 1991
• Construction: Built in 1991
• Exterior features: Lot under 0.5 acre (approx. 0.168 acre); Subdivision: Creek Crossing Estates; House located on Stillwater (directions: house is on Stillwater on the left)

Interior

• Kitchen: Dishwasher; Disposal; Other appliances
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Flooring details not provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating and cooling details not provided
• Interior features: Cable TV available; High-speed internet available; One living area; One dining area; 7 total rooms
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-24 ($-285/yr) — negative.
• To cash-flow at today's rent, offer at most $271k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $264k (3.9% below list).
• Recommended offer: $264k (3.9% 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); 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 80% FRL vs 63% district-wide (17 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 23d 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 14 sale attempts since 14y ago; this cycle's ask is 11857% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• 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 $264,139 (3.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.96% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.37%
• DSCR: 0.98
• GRM: 8.7

CMA / ARV

• ARV (median comp): $288,500
• List price: $275,000
• Delta: -4.68%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2338 Stillwater Dr	0.00mi	3/2.0	1,765 (0%)	1mo	$275,000	$156	99
2105 Highwood St	0.19mi	3/2.0	1,722 (-2%)	3mo	$300,000	$174	85
2305 Austin Dr	0.11mi	3/2.0	1,928 (+9%)	2mo	$295,000	$153	77
2024 Austin Dr	0.35mi	4/2.0 (+1)	1,783 (+1%)	1mo	$297,800	$167	77
2000 Creek Royal Dr	0.34mi	3/2.0	1,698 (-4%)	2mo	$250,000	$147	77
1905 Bent Brook Dr	0.41mi	3/2.0	1,664 (-6%)	1mo	$275,000	$165	70
1503 Springwood Dr	0.34mi	4/2.5 (+1)	1,694 (-4%)	2mo	$219,900	$130	69
2833 Hidden Springs Dr	0.47mi	3/2.0	1,622 (-8%)	1mo	$219,900	$136	64
1920 Walden Pl	0.49mi	3/2.0	1,622 (-8%)	1mo	$299,000	$184	63
2709 Crystal Falls Dr	0.34mi	4/2.0 (+1)	1,915 (+8%)	3mo	$305,000	$159	62
2121 Birch Bnd	0.40mi	4/2.5 (+1)	1,547 (-12%)	2mo	$283,900	$184	52
2216 Walden Pl	0.57mi	4/2.5 (+1)	1,601 (-9%)	0mo	$274,900	$172	51

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: -20.6%
• Equity multiple: 0.31×
• Total profit: $-53,471
• Equity at exit: $41,003

10-year hold

• IRR: -23.4%
• Equity multiple: -0.00×
• Total profit: $-77,101
• Equity at exit: $23,777

Cash invested: $77,000 (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: 8.7×

Monthly cashflow live

• Estimated rent: $2,641 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$554 /mo · $6,645/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $-24

Break-even live

Break-even rent $2,671

Max offer price $270,805

Occupancy floor 96%

Sensitivity live

Price	-10% $132	-5% $54	+0% $-24	+5% $-102	+10% $-179
Rent	-10% $-232	-5% $-128	+0% $-24	+5% $81	+10% $185
Rate	-1.0pp $115	-0.5pp $46	base $-24	+0.5pp $-95	+1.0pp $-168

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2338 Stillwater Dr Mesquite, TX	3.0	2.0	1765	$2,300	$1.30	22d	1	0.02mi
2321 Bent Brook Dr Mesquite, TX	3.0	2.0	2029	$2,460	$1.21	9d	1	0.05mi
2314 Stillwater Dr Mesquite, TX	4.0	2.0	1995	$2,600	$1.30	0d	1	0.08mi
2314 Stillwater Dr Mesquite, TX	4.0	2.0	1995	$2,600	$1.30	26d	1	0.08mi
1615 Ariel Dr Mesquite, TX	4.0	2.0	2002	$3,200	$1.60	0d	1	0.20mi
2302 Highbank Dr Mesquite, TX	3.0	2.0	1783	$2,145	$1.20	45d	1	0.21mi
2632 Bent Brook Dr Mesquite, TX	3.0	2.0	1622	$1,995	$1.23	7d	1	0.27mi
2524 Park Valley Dr Mesquite, TX	3.0	2.0	1360	$2,150	$1.58	0d	1	0.27mi
2705 Hidden Springs Dr Mesquite, TX	3.0	2.0	1656	$2,280	$1.38	4d	1	0.29mi
1411 Sandalwood Dr Mesquite, TX	3.0	2.0	1491	$2,280	$1.53	0d	1	0.32mi
1417 Stillmeadow Dr Mesquite, TX	3.0	1.5	1251	$2,800	$2.24	0d	1	0.33mi
1521 Cool Springs Dr Mesquite, TX	4.0	2.0	1924	$2,295	$1.19	26d	1	0.33mi
1411 Springwood Dr Mesquite, TX	4.0	2.5	1874	$2,081	$1.11	45d	1	0.37mi
2008 Birch Bnd Mesquite, TX	3.0	2.0	1580	$2,799	$1.77	9d	1	0.39mi
2213 Creek Royal Dr Mesquite, TX	3.0	2.0	1505	$1,850	$1.23	23d	1	0.43mi
2213 Creek Royal Dr Mesquite, TX	3.0	2.0	1505	$1,850	$1.23	45d	1	0.43mi
2820 Bent Brook Dr Mesquite, TX	3.0	2.0	1360	$2,889	$2.12	26d	1	0.44mi
2824 Bent Brook Dr Mesquite, TX	3.0	2.0	1622	$1,945	$1.20	18d	1	0.45mi
2124 Amber Spgs Mesquite, TX	4.0	2.5	1950	$3,049	$1.56	14d	1	0.48mi
2136 Walden Pl Mesquite, TX	3.0	2.0	1704	$2,250	$1.32	45d	1	0.54mi
2637 Austin Dr Mesquite, TX	4.0	2.5	2291	$3,350	$1.46	45d	1	0.57mi
3012 Southern Hills Ln Mesquite, TX	4.0	2.0	1957	$2,700	$1.38	45d	1	0.60mi
2812 Clearmeadow Dr Mesquite, TX	4.0	2.0	1837	$2,800	$1.52	0d	1	0.67mi
1233 Clear Creek Dr Mesquite, TX	4.0	2.5	1749	$2,289	$1.31	9d	1	0.70mi
1229 Clear Creek Dr Mesquite, TX	3.0	2.5	1993	$3,075	$1.54	14d	1	0.70mi
1229 Clear Creek Dr Mesquite, TX	3.0	2.5	1993	$2,900	$1.46	0d	1	0.70mi
2600 Waterloo Ln Mesquite, TX	3.0	2.0	1460	$1,900	$1.30	45d	1	0.81mi
2439 Whitetail Dr Mesquite, TX	4.0	2.5	2484	$2,800	$1.13	26d	1	0.83mi
2621 Ash Crk Mesquite, TX	3.0	2.0	1843	$2,299	$1.25	45d	1	0.91mi
1013 Clear Creek Dr Mesquite, TX	4.0	2.0	1887	$2,399	$1.27	4d	1	0.94mi
2013 Cranberry Ct Mesquite, TX	3.0	2.5	1584	$2,300	$1.45	3d	1	1.10mi
3545 Carriage Ave Mesquite, TX	4.0	2.0	1917	$2,950	$1.54	0d	1	1.21mi
2313 Becard Dr Mesquite, TX	3.0	2.0	2193	$2,600	$1.19	45d	1	1.23mi
1217 Buckeye Dr Mesquite, TX	3.0	2.0	1735	$1,995	$1.15	45d	1	1.25mi
1217 Buckeye Dr Mesquite, TX	3.0	2.0	1735	$1,995	$1.15	23d	1	1.25mi
1809 Osage Trl Mesquite, TX	4.0	2.0	2022	$2,599	$1.29	19d	1	1.26mi
1729 Hazer Ln Mesquite, TX	3.0	2.0	1498	$2,400	$1.60	22d	1	1.27mi
2409 Becard Dr Mesquite, TX	4.0	2.5	2611	$2,499	$0.96	45d	1	1.27mi
3613 Dove Ln Mesquite, TX	4.0	2.0	1858	$2,600	$1.40	17d	1	1.27mi
2224 Hummingbird Way Mesquite, TX	4.0	2.0	1949	$1,995	$1.02	26d	1	1.40mi

Listing history 33 events

1. 2026-05-12
   status Pending 635-char remark
2. 2026-05-08
   listed $2,300
3. 2026-05-06
   historical Active Option Contract 635-char remark
4. 2026-05-03
   historical $2,300
5. 2026-05-02
   listed $275,000 Active 635-char remark
6. 2026-04-28
   price $2,300
7. 2026-04-11
   listed $2,325
8. 2026-04-11
   historical $2,300
9. 2026-03-23
   listed $2,300
10. 2026-03-23
    historical $2,300
11. 2026-03-21
    listed $2,300
12. 2026-03-20
    historical $2,300
13. 2026-03-20
    listed $2,300
14. 2026-02-19
    historical $2,300
15. 2026-02-13
    listed $2,300
16. 2026-01-01
    historical $2,300
17. 2025-12-30
    listed $2,300
18. 2025-12-29
    historical $2,300
19. 2025-12-27
    listed $2,300
20. 2025-08-18
    historical $2,450
21. 2025-07-15
    listed $2,450
22. 2025-07-15
    historical $2,450
23. 2025-07-13
    listed $2,450
24. 2025-07-12
    historical $2,450
25. 2025-06-21
    listed $2,450
26. 2023-12-07
    historical $2,200
27. 2023-11-16
    listed $2,200
28. 2014-03-28
    soldstatus
29. 2014-03-28
    soldstatus
30. 2013-09-25
    soldstatus
31. 2012-08-15
    historical
32. 2012-08-07
    listed $125,000 Active
33. 2002-07-08
    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: $6,645 · $554/mo
• Projected year-2 tax: $6,645 · $554/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: $31,697
• − Mortgage interest: −$15,404
• − Property taxes: −$6,645
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,536
• − Management: −$2,536
• − Depreciation: −$8,000
• Taxable loss: −$4,799
• Est. tax savings @ 24.0%: +$1,152
• After-tax cash flow: $867/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

-98.2% since first listed

35 events — show timeline

• 2026-06-02 Sold (Public Records) — Public Records
• 2026-05-29 Sold (MLS) — NTREIS
• 2026-05-12 Pending — NTREIS
• 2026-05-08 Listed for Rent $2,300 SHOWMOJO
• 2026-05-06 Contingent — NTREIS
• 2026-05-03 Rental Removed $2,300 NTREIS
• 2026-05-02 Listed $275,000 NTREIS
• 2026-04-28 Price Changed $2,300 NTREIS
• 2026-04-11 Listed for Rent $2,325 NTREIS
• 2026-04-11 Rental Removed $2,300 SHOWMOJO
• 2026-03-23 Listed for Rent $2,300 SHOWMOJO
• 2026-03-23 Rental Removed $2,300 BUILDIUM
• 2026-03-21 Listed for Rent $2,300 BUILDIUM
• 2026-03-20 Rental Removed $2,300 NTREIS
• 2026-03-20 Listed for Rent $2,300 NTREIS
• 2026-02-19 Rental Removed $2,300 BUILDIUM
• 2026-02-13 Listed for Rent $2,300 BUILDIUM
• 2026-01-01 Rental Removed $2,300 BUILDIUM
• 2025-12-30 Listed for Rent $2,300 BUILDIUM
• 2025-12-29 Rental Removed $2,300 NTREIS
• 2025-12-27 Listed for Rent $2,300 NTREIS
• 2025-08-18 Rental Removed $2,450 SHOWMOJO
• 2025-07-15 Listed for Rent $2,450 SHOWMOJO
• 2025-07-15 Rental Removed $2,450 BUILDIUM
• 2025-07-13 Listed for Rent $2,450 BUILDIUM
• 2025-07-12 Rental Removed $2,450 NTREIS
• 2025-06-21 Listed for Rent $2,450 NTREIS
• 2023-12-07 Rental Removed $2,200 NTREIS
• 2023-11-16 Listed for Rent $2,200 NTREIS
• 2014-03-28 Sold (Public Records) — Public Records
• 2014-03-28 Sold (Public Records) — Public Records
• 2013-09-25 Sold (Public Records) — Public Records
• 2012-08-15 Listing Removed — NTREIS
• 2012-08-07 Listed $125,000 NTREIS
• 2002-07-08 Sold (Public Records) — Public Records

Property tax history

+3.7%/yr

Latest (2025): $6,645 · +1.1% YoY. Source: county tax records.