2031 Stillwater Dr · Mesquite, TX 75181

$309,900

4 bd · 2.5 ba · 2,982 sqft · SingleFamily public records · 16 Days on market

Built 1994 7,579 sqft lot $104/sqft · 16% below area Est $371k · 16% 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 +14.9/15.0
• Cash flow +14.8/30.0
• 1% rule +5.1/10.0
• DSCR +4.5/10.0
• 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 MLS

Two story brick home with 4 bedrooms, 2.5 baths and 3,093 sqft of living space. Home features a formal living and dining combo. The family room has a wood burning fireplace and a study downstairs. Master bedroom is down while all other bedrooms are up. HUD home to be sold as is. HUD case #491-745124 Buyer to verify all information wherein. Sq ft information is from FHA appraisal and is deemed accurate but not guaranteed.

Key facts

• Functional floorplan
• Large primary suite
• Dedicated study

Tags

• DEDICATED STUDY
• FUNCTIONAL FLOORPLAN
• MULTIPLE LIVING AREAS
• MULTIPLE DINING AREAS
• LARGE PRIMARY SUITE

Property features AI

Finance

• Other: Property type: Residential - Single family residence; Subdivision: Creek Crossing Estates; Municipal Utility District: No
• Financial info: Listing terms: Cash
• HOA & community: No homeowners association

Exterior

• Parking: Attached 2-car garage (garage faces rear) ; Garage door opener; 2 covered parking spaces; Alley access to parking
• Utilities: City water; City sewer; Cable available; Electric service; Sidewalks
• Home design: Single family residence; Two levels; Built in 1994; Brick construction; Composition roof; Slab foundation
• Construction: Brick exterior; Composition roof; Slab foundation; Year built: 1994
• Exterior features: Back yard wood fencing; Sprinkler system; Subdivision location; Grassed vegetation; All-weather road access; Alley access; Sidewalks

Interior

• Kitchen: Dishwasher; Disposal; Gas range; Microwave; Eat-in layout with kitchen island and granite countertops
• Bedrooms: 4 bedrooms total; Primary bedroom on main level with ensuite bath, garden tub, separate shower, and walk-in closet; Additional bedrooms located on upper level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Central air (electric); Ceiling fans
• Interior features: Cable TV available; High-speed internet available; Eat-in kitchen; Kitchen island; Granite counters; Walk-in closets; Window coverings; Three living areas; Two dining areas; Office (main level); Den with fireplace (main level); Great Room (upper level)
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $310k).
• Recommended offer: $305k (1.5% 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: 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; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 34% of the median local income ($111k/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 $9k 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 16 days — a 2% lower offer ($305k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $305,251 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.01% ✓
• Cap rate: 6.63%
• Cash-on-cash: 1.19%
• DSCR: 1.05
• GRM: 8.2

CMA / ARV

• ARV (median comp): $371,051
• List price: $309,900
• Delta: -16.48%
• 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
2028 Austin Dr	0.03mi	5/2.5 (+1)	2,942 (-1%)	3mo	$365,000	$124	89
1700 Ariel Dr	0.21mi	5/3.0 (+1)	2,998 (+0%)	6mo	$350,000	$117	77
1717 Creek Valley Rd	0.20mi	5/2.5 (+1)	3,060 (+3%)	9mo	$360,000	$118	74
1923 Timberland Dr	0.19mi	4/2.5	2,600 (-13%)	9mo	$375,000	$144	62
3100 Creek Crossing Rd	0.57mi	4/2.5	2,785 (-7%)	1mo	$370,000	$133	62
2000 Homestead Dr	0.24mi	4/2.5	2,572 (-14%)	5mo	$399,000	$155	62
2821 Clearmeadow Dr	0.42mi	4/2.5	2,611 (-12%)	2mo	$355,000	$136	58
2406 Pittsburg Lndg	0.44mi	4/2.5	3,227 (+8%)	11mo	$458,000	$142	57
1317 Woodthorpe Dr	0.40mi	5/2.5 (+1)	2,785 (-7%)	11mo	$369,900	$133	56
2807 Jeremy Dr	0.65mi	5/3.0 (+1)	3,039 (+2%)	8mo	$399,000	$131	53
3121 Caribou Ct	0.48mi	3/2.5 (-1)	2,548 (-15%)	7mo	$365,000	$143	42
3331 Midstream Ct	0.73mi	4/3.5	2,598 (-13%)	10mo	$399,000	$154	32

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: -18.1%
• Equity multiple: 0.38×
• Total profit: $-53,502
• Equity at exit: $46,207

10-year hold

• IRR: -18.3%
• Equity multiple: 0.15×
• Total profit: $-73,435
• Equity at exit: $26,794

Cash invested: $86,772 (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: 8.2×

Monthly cashflow live

• Estimated rent: $3,132 high
• Mortgage (P&I): −$1,625
• Tax from tax record: −$634 /mo · $7,609/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$658
• Net cashflow: $86

Break-even live

Break-even rent $3,023

Max offer price $309,900

Occupancy floor 92%

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: $77,475
• Closing costs: $9,297
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1704 Bent Brook Dr Mesquite, TX	5.0	3.0	2726	$2,900	$1.06	18d	1	0.10mi
2725 Stillwater Dr Mesquite, TX	5.0	2.5	2228	$3,199	$1.44	1d	1	0.21mi
2637 Austin Dr Mesquite, TX	4.0	2.5	2291	$3,350	$1.46	44d	1	0.22mi
1615 Ariel Dr Mesquite, TX	4.0	2.0	2002	$3,200	$1.60	1d	1	0.24mi
1521 Cool Springs Dr Mesquite, TX	4.0	2.0	1924	$2,295	$1.19	24d	1	0.26mi
2314 Stillwater Dr Mesquite, TX	4.0	2.0	1995	$2,600	$1.30	24d	1	0.27mi
2321 Bent Brook Dr Mesquite, TX	3.0	2.0	2029	$2,460	$1.21	8d	1	0.31mi
2329 Bent Brook Dr Mesquite, TX	5.0	3.0	3094	$2,575	$0.83	8d	1	0.33mi
2329 Bent Brook Dr Mesquite, TX	5.0	3.0	3094	$2,801	$0.91	22d	1	0.33mi
1229 Clear Creek Dr Mesquite, TX	3.0	2.5	1993	$2,900	$1.46	1d	1	0.48mi
1229 Clear Creek Dr Mesquite, TX	3.0	2.5	1993	$3,075	$1.54	13d	1	0.48mi
2439 Whitetail Dr Mesquite, TX	4.0	2.5	2484	$2,800	$1.13	24d	1	0.63mi
2124 Amber Spgs Mesquite, TX	4.0	2.5	1950	$3,049	$1.56	13d	1	0.79mi
3012 Southern Hills Ln Mesquite, TX	4.0	2.0	1957	$2,700	$1.38	44d	1	0.93mi
1226 Rivercrest Dr Mesquite, TX	5.0	3.0	3221	$3,970	$1.23	1d	1	0.94mi
1809 Osage Trl Mesquite, TX	4.0	2.0	2022	$2,599	$1.29	17d	1	0.94mi
3013 Timber Ridge Ln Mesquite, TX	5.0	2.5	3072	$3,599	$1.17	3d	1	0.95mi
522 Binkley Ct Mesquite, TX	4.0	2.0	2318	$2,999	$1.29	44d	1	1.18mi
2312 Gerber Dr Mesquite, TX	4.0	2.5	2285	$2,495	$1.09	1d	1	1.25mi
3332 Knollcrest Ln Mesquite, TX	4.0	2.5	2700	$2,610	$0.97	8d	1	1.35mi

Listing history 13 events

1. 2026-05-18
   historical Active Option Contract 666-char remark
2. 2026-05-12
   listed $309,900 Active 666-char remark
3. 2019-04-10
   soldstatus
4. 2014-04-14
   soldstatus Closed 424-char remark

   Show marketing remark (424 chars)

   Two story brick home with 4 bedrooms, 2.5 baths and 3,093 sqft of living space. Home features a formal living and dining combo. The family room has a wood burning fireplace and a study downstairs. Master bedroom is down while all other bedrooms are up. HUD home to be sold as is. HUD case #491-745124 Buyer to verify all information wherein. Sq ft information is from FHA appraisal and is deemed accurate but not guaranteed.

5. 2014-02-25
   status Pending 424-char remark

   Show marketing remark (424 chars)

   Two story brick home with 4 bedrooms, 2.5 baths and 3,093 sqft of living space. Home features a formal living and dining combo. The family room has a wood burning fireplace and a study downstairs. Master bedroom is down while all other bedrooms are up. HUD home to be sold as is. HUD case #491-745124 Buyer to verify all information wherein. Sq ft information is from FHA appraisal and is deemed accurate but not guaranteed.

6. 2014-02-20
   status Active 424-char remark

   Show marketing remark (424 chars)

   Two story brick home with 4 bedrooms, 2.5 baths and 3,093 sqft of living space. Home features a formal living and dining combo. The family room has a wood burning fireplace and a study downstairs. Master bedroom is down while all other bedrooms are up. HUD home to be sold as is. HUD case #491-745124 Buyer to verify all information wherein. Sq ft information is from FHA appraisal and is deemed accurate but not guaranteed.

7. 2014-02-11
   status Pending 424-char remark

   Show marketing remark (424 chars)

   Two story brick home with 4 bedrooms, 2.5 baths and 3,093 sqft of living space. Home features a formal living and dining combo. The family room has a wood burning fireplace and a study downstairs. Master bedroom is down while all other bedrooms are up. HUD home to be sold as is. HUD case #491-745124 Buyer to verify all information wherein. Sq ft information is from FHA appraisal and is deemed accurate but not guaranteed.

8. 2014-02-11
   status Active 424-char remark

   Show marketing remark (424 chars)

   Two story brick home with 4 bedrooms, 2.5 baths and 3,093 sqft of living space. Home features a formal living and dining combo. The family room has a wood burning fireplace and a study downstairs. Master bedroom is down while all other bedrooms are up. HUD home to be sold as is. HUD case #491-745124 Buyer to verify all information wherein. Sq ft information is from FHA appraisal and is deemed accurate but not guaranteed.

9. 2014-01-28
   status Pending 424-char remark

   Show marketing remark (424 chars)

   Two story brick home with 4 bedrooms, 2.5 baths and 3,093 sqft of living space. Home features a formal living and dining combo. The family room has a wood burning fireplace and a study downstairs. Master bedroom is down while all other bedrooms are up. HUD home to be sold as is. HUD case #491-745124 Buyer to verify all information wherein. Sq ft information is from FHA appraisal and is deemed accurate but not guaranteed.

10. 2014-01-06
    historical Active Contingent 424-char remark

    Show marketing remark (424 chars)

    Two story brick home with 4 bedrooms, 2.5 baths and 3,093 sqft of living space. Home features a formal living and dining combo. The family room has a wood burning fireplace and a study downstairs. Master bedroom is down while all other bedrooms are up. HUD home to be sold as is. HUD case #491-745124 Buyer to verify all information wherein. Sq ft information is from FHA appraisal and is deemed accurate but not guaranteed.

11. 2013-12-31
    listed $123,000 Active 424-char remark

    Show marketing remark (424 chars)

    Two story brick home with 4 bedrooms, 2.5 baths and 3,093 sqft of living space. Home features a formal living and dining combo. The family room has a wood burning fireplace and a study downstairs. Master bedroom is down while all other bedrooms are up. HUD home to be sold as is. HUD case #491-745124 Buyer to verify all information wherein. Sq ft information is from FHA appraisal and is deemed accurate but not guaranteed.

12. 1999-12-20
    soldstatus
13. 1998-11-03
    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: $7,609 · $634/mo
• Projected year-2 tax: $7,609 · $634/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: $37,587
• − Mortgage interest: −$17,359
• − Property taxes: −$7,609
• − Insurance: −$1,550
• − Repairs & maintenance: −$3,007
• − Management: −$3,007
• − Depreciation: −$9,015
• Taxable loss: −$3,959
• Est. tax savings @ 24.0%: +$950
• After-tax cash flow: $1,984/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

+152.0% since first listed

15 events — show timeline

• 2026-05-28 Pending — NTREIS
• 2026-05-22 Relisted — NTREIS
• 2026-05-18 Contingent — NTREIS
• 2026-05-12 Listed $309,900 NTREIS
• 2019-04-10 Sold (Public Records) — Public Records
• 2014-04-14 Sold (MLS) — NTREIS
• 2014-02-25 Pending — NTREIS
• 2014-02-20 Relisted — NTREIS
• 2014-02-11 Pending — NTREIS
• 2014-02-11 Relisted — NTREIS
• 2014-01-28 Pending — NTREIS
• 2014-01-06 Contingent — NTREIS
• 2013-12-31 Listed $123,000 NTREIS
• 1999-12-20 Sold (Public Records) — Public Records
• 1998-11-03 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2025): $7,609 · -1.3% YoY. Source: county tax records.