2523 Beverly Hills Ln · Mesquite, TX 75150

$205,000

3 bd · 2.0 ba · 1,422 sqft · SingleFamily public records · 161 Days on market

Built 1981 4,138 sqft lot $144/sqft · 16% below area Est $245k · 16% under ↓ 12% 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 +14.8/15.0
• Cash flow +8.1/30.0
• 1% rule +4.1/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Key facts

• 4,138 sq ft lot
• 2 garage spots
• Built 1981

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $-197 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (17.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (8.9% below list).
• Recommended offer: $170k (17.0% below list) — sets the bar for cash-flow.

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; 186 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 34% of the median local income ($65k/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 $1k of loan paydown is wiped out by about $6k 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 161 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.
• 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 $170,245 (17.0% 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 161 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
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. 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?
8. 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.
9. 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.
10. 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: 0.91% ✗
• Cap rate: 5.14%
• Cash-on-cash: -4.11%
• DSCR: 0.82
• GRM: 9.1

CMA / ARV

• ARV (median comp): $244,700
• List price: $205,000
• Delta: -16.22%
• 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
5424 Village Green Dr	0.13mi	3/2.0	1,422 (0%)	2mo	$230,000	$162	92
4601 Las Hadas	0.52mi	3/2.0	1,427 (+0%)	4mo	$260,000	$182	72
4725 Snow Dr	0.40mi	3/2.0	1,544 (+9%)	1mo	$294,900	$191	66
4416 Ocean Reef	0.65mi	3/2.0	1,445 (+2%)	3mo	$240,000	$166	65
5320 Waterford Dr	0.22mi	2/2.0 (-1)	1,240 (-13%)	3mo	$229,000	$185	61
3120 Caribbean Dr	0.71mi	4/2.5 (+1)	1,405 (-1%)	0mo	$269,000	$191	58
1014 Ravencroft Dr	0.68mi	3/2.0	1,478 (+4%)	5mo	$265,000	$179	58
4826 Bedford Dr	0.45mi	4/1.5 (+1)	1,310 (-8%)	3mo	$245,000	$187	57
1017 Ravencroft Dr	0.68mi	4/2.0 (+1)	1,497 (+5%)	1mo	$249,000	$166	54
4775 Bedford Dr	0.50mi	4/2.5 (+1)	1,318 (-7%)	5mo	$274,990	$209	54
1421 Park East Dr	0.67mi	3/2.0	1,208 (-15%)	1mo	$265,000	$219	43
1705 Alameda Dr	0.70mi	3/2.5	1,614 (+14%)	3mo	$250,000	$155	40

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 · 0.4% rent growth · sell at horizon

5-year hold

• IRR: -26.7%
• Equity multiple: 0.12×
• Total profit: $-50,328
• Equity at exit: $30,566

10-year hold

• IRR: -39.5%
• Equity multiple: -0.35×
• Total profit: $-77,764
• Equity at exit: $17,725

Cash invested: $57,400 (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 75150

• Home prices YoY: -33.8%
• Rents YoY: 0.4%
• Active inventory: 186
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,868 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$512 /mo · $6,148/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $-197

Break-even live

Break-even rent $2,118

Max offer price $170,245

Occupancy floor —

Sensitivity live

Price	-10% $-81	-5% $-139	+0% $-197	+5% $-255	+10% $-313
Rent	-10% $-344	-5% $-271	+0% $-197	+5% $-123	+10% $-49
Rate	-1.0pp $-94	-0.5pp $-145	base $-197	+0.5pp $-250	+1.0pp $-304

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2640 Glenmore Dr Mesquite, TX	3.0	2.0	1464	$1,950	$1.33	24d	1	0.10mi
5412 Village Green Dr Mesquite, TX	3.0	2.0	1422	$2,000	$1.41	24d	1	0.13mi
2101 Pinehurst Ln Mesquite, TX	2.0	1.0–2.0	737	$1,549	$2.10	2d	11	0.19mi
1901 Pinehurst Ln Mesquite, TX	1.0–2.0	1.0–2.5	842	$1,770	$2.10	2d	15	0.21mi
1300 Wooded Lake Dr Mesquite, TX	1.0–3.0	1.0–2.0	897	$1,993	$2.22	5d	1	0.55mi
10700 Woodmeadow Pkwy Dallas, TX	1.0–2.0	1.0–2.0	789	$1,495	$1.89	4d	25	0.59mi
3057 Dogwood Dr Mesquite, TX	3.0	1.0	1348	$1,575	$1.17	8d	1	0.71mi
3064 Clover Dr Mesquite, TX	3.0	1.5	1334	$1,795	$1.35	11d	1	0.72mi
3064 Clover Dr Mesquite, TX	3.0	1.5	1334	$1,795	$1.35	8d	1	0.72mi
813 Hudson Dr Garland, TX	4.0	2.0	1567	$2,100	$1.34	44d	1	0.76mi
11011 Woodmeadow Pkwy Dallas, TX	1.0–2.0	1.0–2.0	864	$1,763	$2.04	3d	4	0.80mi
2310 La Costa Mesquite, TX	3.0	2.0	1479	$2,000	$1.35	8d	1	0.80mi
11050 Woodmeadow Pkwy Dallas, TX	1.0–2.0	1.0–2.0	726	$1,345	$1.85	21d	20	0.83mi
805 Greenbriar Dr Garland, TX	4.0	3.0	1581	$2,300	$1.45	22d	1	0.85mi
1101 Key Colony Dr Garland, TX	3.0	2.0	1219	$2,000	$1.64	44d	1	0.90mi
4819 N Galloway Ave Mesquite, TX	1.0–3.0	1.0–2.0	963	$1,815	$1.88	5d	41	0.90mi
5800 Northwest Dr Mesquite, TX	1.0–2.0	1.0–2.5	802	$1,690	$2.11	8d	48	0.91mi
726 Ravencroft Dr Garland, TX	3.0	2.0	1392	$2,100	$1.51	13d	1	0.91mi
11110 Woodmeadow Pkwy Dallas, TX	2.0	1.0–2.0	719	$1,478	$2.06	2d	13	0.91mi
11111 Woodmeadow Pkwy Dallas, TX	1.0–2.0	1.0–2.0	749	$1,375	$1.83	3d	10	0.92mi
11111 Woodmeadow Pkwy Dallas, TX	1.0–2.0	1.0–2.0	749	$1,785	$2.38	44d	10	0.92mi
734 Spring Lake Dr Garland, TX	3.0	2.0	1314	$1,995	$1.52	15d	1	0.94mi
734 Spring Lake Dr Garland, TX	3.0	2.0	1314	$1,995	$1.52	14d	1	0.94mi
4345 Chestnut Dr Mesquite, TX	3.0	2.0	1100	$1,525	$1.39	2d	1	0.94mi
2502 Rosewood Dr Mesquite, TX	4.0	2.0	1665	$2,150	$1.29	44d	1	1.00mi
633 Stroud Ln Garland, TX	3.0	2.0	1288	$2,295	$1.78	2d	1	1.02mi
633 Stroud Ln Garland, TX	3.0	2.0	1288	$2,395	$1.86	15d	1	1.02mi
759 Meadowcreek Ct Garland, TX	3.0	2.0	1373	$2,195	$1.60	24d	1	1.09mi
751 Meadowcreek Ct Garland, TX	4.0	3.0	1804	$2,150	$1.19	24d	1	1.11mi
11321 Woodmeadow Pkwy Dallas, TX	1.0–3.0	1.0–2.0	1027	$1,499	$1.46	4d	1	1.14mi
5303 Kiamesha Way Mesquite, TX	3.0	2.0	1534	$1,725	$1.12	44d	1	1.14mi
625 San Carlos Dr Garland, TX	3.0	2.0	1784	$2,300	$1.29	44d	1	1.18mi
10403 Sandra Lynn Dr Dallas, TX	3.0	2.0	1610	$2,195	$1.36	4d	1	1.24mi
6115 Spyglass Ln Garland, TX	3.0	2.0	1439	$1,995	$1.39	44d	1	1.27mi
10830 Cotillion Dr Dallas, TX	3.0	1.5	1200	$1,795	$1.50	24d	1	1.27mi
4437 Scottsdale Dr Mesquite, TX	4.0	3.0	1300	$1,950	$1.50	4d	1	1.30mi
821 Pebble Beach Dr Garland, TX	3.0	2.5	1539	$2,000	$1.30	24d	1	1.31mi
5309 Heather Glen Dr Garland, TX	3.0	2.0	1503	$2,100	$1.40	24d	1	1.32mi
4035 Towne Crossing Blvd Mesquite, TX	1.0–2.0	1.0–2.0	747	$1,480	$1.98	2d	30	1.33mi
3216 San Vicente Ave Dallas, TX	3.0	1.0	1209	$2,250	$1.86	5d	1	1.40mi

Listing history 23 events

1. 2026-06-18
   days on market $205,000 Active 161 DOM
2. 2026-06-17
   days on market $205,000 Active 160 DOM
3. 2026-06-16
   days on market $205,000 Active 159 DOM
4. 2026-06-15
   days on market $205,000 Active 158 DOM
5. 2026-06-13
   days on market $205,000 Active 156 DOM
6. 2026-06-13
   statusdays on market $205,000 Active 155 DOM
7. 2026-06-09
   days on market $205,000 Active Option Contract 152 DOM
8. 2026-06-08
   days on market $205,000 Active Option Contract 151 DOM
9. 2026-06-08
   status $205,000 Active Option Contract 150 DOM
10. 2026-06-07
    days on market $205,000 Active 150 DOM
11. 2026-06-04
    days on market $205,000 Active 147 DOM
12. 2026-06-03
    days on market $205,000 Active 146 DOM
13. 2026-06-01
    days on market $205,000 Active 145 DOM
14. 2026-05-31
    days on market $205,000 Active 144 DOM
15. 2026-05-19
    status Active
16. 2026-05-15
    status Pending
17. 2026-05-03
    price $210,000
18. 2026-03-23
    price $212,000
19. 2026-03-13
    price $215,000
20. 2026-02-24
    price $219,000
21. 2026-01-01
    listed $240,000 Active
22. 1990-10-29
    soldstatus
23. 1981-08-01
    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: $6,148 · $512/mo
• Projected year-2 tax: $6,148 · $512/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 ≥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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,422
• − Mortgage interest: −$11,483
• − Property taxes: −$6,148
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,794
• − Management: −$1,794
• − Depreciation: −$5,964
• Taxable loss: −$5,786
• Est. tax savings @ 24.0%: +$1,389
• After-tax cash flow: $-972/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): 62,738
• Household income: $65,440
• Rent vs Own: 48.6% rent · 51.4% own
• Severe rent burden: 3609.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 47% White 27% Two or more races 21% Black 21% Asian 3%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Slovak 1% Lithuanian 1% Serbian 1%
• Foreign-born: 20% · Canada, Vietnam, China
• Languages at home: 56% English-only · Spanish 40% Other Asian/Pacific 1% Arabic 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: ▼ -172.95%
• Current HPI: 338.3934
• Rent YoY: ▲ 0.40%
• 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

-12.5% since first listed

9 events — show timeline

• 2026-05-19 Relisted — NTREIS
• 2026-05-15 Pending — NTREIS
• 2026-05-03 Price Changed $210,000 NTREIS
• 2026-03-23 Price Changed $212,000 NTREIS
• 2026-03-13 Price Changed $215,000 NTREIS
• 2026-02-24 Price Changed $219,000 NTREIS
• 2026-01-01 Listed $240,000 NTREIS
• 1990-10-29 Sold (Public Records) — Public Records
• 1981-08-01 Sold (Public Records) — Public Records

Property tax history

+5.6%/yr

Latest (2025): $6,148 · +1.1% YoY. Source: county tax records.