MISSION RANCH
901 E US HWY 80, MESQUITE (DALLAS CO), TX, 751505728
$52,950,300
2025 Appraised Value
↑ 15.2% from prior year
EXECUTIVE SUMMARY
Mission Ranch presents a high-risk operational turnaround embedded in a structurally constrained location—the 3.8 Google rating masks 24.9% one-star reviews citing roaches, sewage odors, and chronic management failures, signaling execution problems that transcend typical capital fixes. The $52.95M appraisal (15.2% YoY) on a 26-year-old asset derives 93% from improvements with minimal land redevelopment optionality, while the mysterious $8.1M "sale price" estimate represents a massive valuation disconnect requiring immediate clarification—either a data error or portfolio distress signal. Demographically, Mission Ranch's 1-mile affordability ratio of 27.3% suggests tenant strain relative to $62.5K median income, with 21.1% of households earning under $25K indicating vulnerability to rent pressure; the property appears to draw tenants from the stronger 3-mile ring ($72.6K median) rather than tight local supply. Operationally, Class B+ physical condition and zero pipeline risk are offset by Walk Score 49 car-dependency and no transit infrastructure—fundamentally limiting appeal to growth demographics and constraining rent trajectory even if management stabilizes. Pass or deep-dive investigation only: the property merits a watch-list position pending ownership clarity and operational due diligence, but the combination of systemic operational decay, demographic headwinds, and valuation opacity makes this a likely portfolio hold or distressed refinance rather than a core acquisition target.
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A LUXURY APARTMENT COMMUNITY LOCATED IN MESQUITE, TX
The best apartments in Mesquite, Texas! Mission Ranch Apartments is ideally established in Mesquite, TX and offers distinctive 1, 2 and 3 bedroom apartments to fit your needs. These rental homes are conveniently located next to major highways, shopping and entertainment. Mission Ranch is a Mesquite address of privacy and prestige that is big on Hill Country style, architecture, and hospitality. Residents enjoy many of the same personal benefits found at the finest Texas country clubs. Features include expansive fully-equipped kitchens, vaulted ceilings, and walk-in closets. Community amenities include elegant landscaping, sparkling swimming pool, clubhouse, and fitness center.
Mission Ranch: Well-Executed Mid-2010s Renovation with Strong Physical Condition
The 295-unit community underwent broad-based renovation during 2016–2020, with 39 of 48 upgraded units displaying consistent finishes: white quartz countertops, white shaker/raised-panel cabinetry, subway tile backsplashes, and mid-range stainless steel appliances across 15 analyzed kitchens. Vinyl plank flooring dominates (37 observations), and 59 of 103 photos show excellent condition with fresh paint (52 observations), positioning the asset solidly as Class B+ with minimal deferred maintenance. The resort-caliber pool, stone-anchored clubhouse with farmhouse aesthetic, and manicured landscaping support premium positioning relative to typical garden-style competition, though appliance selection remains builder-grade rather than luxury-tier, limiting Class A positioning.
Limited value-add upside exists on the renovation side; capital would be better deployed toward accretive amenity upgrades or unit-level differentiation (primary suite enhancements, premium flooring in select units) if the portfolio strategy demands Class A positioning.
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AI Analysis
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Location Profile Misaligned with Urban Multifamily Fundamentals
Mission Ranch's Walk Score of 49 (Car-Dependent) and absent transit infrastructure position this 295-unit property as a suburban asset fundamentally dependent on personal vehicle ownership—a structural headwind for millennial/Gen Z cohorts driving rent growth. The Mesquite submarket lacks the walkable amenity density (groceries, dining, fitness within quarter-mile) and employment center proximity that typically support premium urban rents. Without disclosed average monthly rent, the viability hinge on whether the property is positioned for value/workforce housing (where car-dependency is acceptable) or aspirational renters with density preferences—the latter would face material lease-up friction in this location profile.
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Supply Pipeline:
Zero pipeline risk at this property—no nearby construction projects and 0.0% competitive supply in the pipeline. However, the deteriorating submarket vacancy trend suggests broader softening that will likely pressure occupancy and rents regardless of new supply, implying demand fundamentals are already weakening. Mission Ranch faces headwinds from existing competition rather than future deliveries, making near-term operational performance dependent on market stabilization or relative property positioning within the submarket.
No multifamily construction permits found within 3 miles
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Financial Estimates
Estimated from loan records, rental listings, and appraisal data using industry-standard assumptions.
Sale & Valuation
- Est. Sale Price ⓘ
- $8,134,940
- Sale $/Unit
- $27,576
- Value YoY
- +15.2%
- Implied Cap Rate ⓘ
- —
- Est. Cap Rate ⓘ
- —
Operating Income
- Gross Potential Rent ⓘ
- —
- Est. Vacancy ⓘ
- —
- Submarket Vac. ⓘ
- 3.7%
- Eff. Gross Income
- —
- OpEx Ratio ⓘ
- 45%
- Est. NOI
- —
- NOI/Unit
- —
Debt & Taxes
- Taxes/Unit ⓘ
- $4,487/yr
- Est. DSCR ⓘ
- —
Based on most recent loan: $6,752,000 (Jan 2020, hud_fha) @ 3.3%
Submarket Benchmarks
📊Computed from nearby properties within 3 miles of similar vintage
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Property Summary
Mission Ranch is a 295-unit, 3-story garden-style apartment community built in 1999 with brick exterior and wood-frame construction, offering 1-3 bedroom floor plans across 296,370 gross SF in Mesquite. Units feature stainless steel appliances, quartz countertops, hardwood-style flooring, and in-unit washer/dryers, with covered parking and a full amenity suite including resort pool, fitness center, and clubhouse. Located adjacent to major highways with Walk Score of 49, the property carries an "Excellent" quality rating and "Good" condition, though specific utility inclusions are not itemized. Pet policy caps at 2 animals per household with breed/behavior screening and separate fees for non-assistance animals.
Property Details
- Account #
- 380750000A0010000
- Market
- Dallas County, TX
- Building Class
- APARTMENT (BRICK EXTERIOR)
- Building Style
- Garden
- Construction
- D-WOOD FRAME
- Quality
- EXCELLENT
- Condition
- GOOD
- Stories
- 3
- Gross Building Area
- 296,370 SF
- Net Leasable Area
- 278,576 SF
- Neighborhood
- UNASSIGNED
- Last Sale
- June 23, 2021
- Place ID
- ChIJCXqfrMelToYRbB9mfDED4QI
- Business Status
- Operational
- Enriched
- about 2 months ago
Owner Information
- Owner
- TRIPP FEE OWNER LLC
- Mailing Address
-
STE 400LOS ANGELES, CALIFORNIA 900674108
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Rental Performance
Rent Trends
Estimated Occupancy
Estimated from listed vacancies vs total units
Asking Rent Range
Min/avg/max asking rents from property website
Concession Trend (Weeks Free)
Available Units Over Time
Latest Scrape (Mar 20, 2026)
Fees
Concession Details
- • Move In by 3/31/2026 to Enjoy 6 Weeks FREE Rent on any Floorplan
| Unit | Beds | Baths | Sqft | Rent | Status | Listed | Days |
|---|---|---|---|---|---|---|---|
| 1BR | 1 | 738 | $1,218 | Inactive | Mar 20 | — | |
|
Mar $1,218
|
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| 1BR | 1 | 768 | $1,183 | Inactive | Mar 20 | — | |
|
Mar $1,183
|
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| 1BR | 1 | 738 | $1,023 | Inactive | Mar 20 | — | |
|
Mar $1,023
|
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Demographics
Affordability and demand mismatch in urban core. The 1-mile radius shows a 27.3% affordability ratio against a median income of $62.5K—elevated relative to the 3-mile ($25.8%) and 5-mile ($24.6%) rings—suggesting Mission Ranch's rent may strain immediate neighborhood renters. However, 53.2% renter occupancy within 1 mile signals strong demand depth, though income skew is concerning: 21.1% of households earn under $25K, the highest concentration across all radii, indicating a working-class tenant base vulnerable to rent increases. The 3-mile ring offers better fundamentals—$72.6K median income, lower affordability ratio, and flatter income distribution—suggesting Mission Ranch may be drawing tenants from a broader secondary market rather than tight local supply.
1-Mile Radius
- Population
- 17,242
- Households
- 6,439
- Avg Household Size
- 2.71
- Median HH Income
- $62,495
- Median Home Value
- $199,928
- Median Rent
- $1,421
- % Renter Occupied
- 53.2%
- Affordability
- 27.3% (rent/income)
- Income Distribution
-
<$25k $150k+
3-Mile Radius
- Population
- 88,940
- Households
- 31,344
- Avg Household Size
- 2.89
- Median HH Income
- $72,581
- Median Home Value
- $206,786
- Median Rent
- $1,559
- % Renter Occupied
- 40.0%
- Affordability
- 25.8% (rent/income)
- Income Distribution
-
<$25k $150k+
5-Mile Radius
- Population
- 276,991
- Households
- 94,214
- Avg Household Size
- 3.0
- Median HH Income
- $69,541
- Median Home Value
- $228,571
- Median Rent
- $1,424
- % Renter Occupied
- 44.6%
- Affordability
- 24.6% (rent/income)
- Income Distribution
-
<$25k $150k+
Source: US Census ACS 5-Year Estimates (2023) · 4 tracts (1mi)
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Amenities
Pet Policy
Maximum of 2 pets per household. The Community will not accept any animals that exhibit any type of aggressive behavior. A pet interview will be conducted prior to move in. Either a bird cage or a fish tank not to exceed 20-gallons will be allowed in each apartment. Only domesticated, common household pets will be allowed. The Community does not guarantee or represent those pets currently residing at the Community qualify under the criteria stated herein. Number and size limitations and pet rent requirements do not apply to assistance animals.
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Appraisal History
Appraisal History: Mission Ranch
Mission Ranch's $52.95M valuation reflects a 15.2% year-over-year jump, yielding $179.5K per unit—a pace inconsistent with modest market appreciation and suggesting either recent operational uplift or appraisal catch-up. The 93.0% improvement-to-total value ratio leaves minimal land value ($3.73M, or $12.7K/unit) for redevelopment optionality, signaling the property's value is locked into the existing 26-year-old structure rather than the dirt. Without prior-year comparables, the trend direction remains unclear, but the magnitude of the increase warrants scrutiny into whether it reflects sustainable NOI growth or temporary market enthusiasm.
| Year | Total Value | Change |
|---|---|---|
| 2025 | $52,950,300 | +15.2% |
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Google Reviews
Rating deterioration and operational inconsistency undermine investment thesis. The 3.8 rating masks a bifurcated property: 62.1% of reviews are 5-star (likely staff-driven praise for Marco, Candra, and Olivia), while 24.9% are 1-star centered on systemic failures—roaches, sewage odors, unresponsive management, delayed move-ins, and unresolved HVAC issues over months. The 0.2-point decline in six-month trailing rating suggests deterioration despite individual staff excellence. Negative reviews cite broken contracts and management communication gaps, indicating execution problems beyond maintenance capability that would require operational restructuring to address unit turnover and retention risk.
Rating Distribution
315 reviews total
Rating Trend
Reviews
Do NOT move into these apartments.The staff is rude & lies. The property has serious maintenance and cleanliness issues. There are ongoing roach problems, bathrooms often smell like sewage, and some bathtubs appear to be poorly spray-painted instead of properly repaired.
During the summer, the outdoor areas frequently smell like urine and dog waste, and management does little to address the odor. Walkways are heavily stained and covered with spiderwebs, giving the complex a neglected appearance.
Parking is also a major concern — vehicles risk being towed even when properly registered, which feels extremely unfair to both residents and guests. Many former tenants report difficulty getting their deposits back and say extra charges are added after move-out.
Don’t be misled by the photos or low prices(THE PRICE WILL BE MUCH HIGHER). I strongly recommend looking elsewhere before signing a lease here.
I am extremely FURIOUS with this apartment complex and company. The only reason I am giving 2 stars instead of 1 is because I love the house we live in and the neighborhood is fantastic, but the MANAGEMENT and PEST CONTROL is HORRIBLE. We have been living here for over 2 years, and have had a constant roach problem in our house. I am not perfect, but I keep my house fairly clean and a roach or 2 seem to come around at least once or twice a month. We pay A LOT in terms of rent that also include pest control. I have called the apartments numerous times to come and bomb the house or do SOMETHING to fix this issue, and every time they send someone all they do is set a "peanut butter trap" (exact words from the manager) and wait to see if there is any infestation activity and they ALWAYS leave empty handed saying that the house is fine and they will set more traps. And they even had the nerve to blame the issue on my cleanliness, because I had a few dishes in the sink! I have had roaches land on me at least on 5 different occasions and tonight was the last straw. I see roaches on the walls outside in the breezeway and have called every single time begging the apartment to bomb the whole building because it has to be in the walls, but they refuse!!! Now, I get it we live in Texas and I can handle a few roaches here and there, but when they are joining me in the shower and jumping on my face and my boyfriend's back I. AM. DONE. I pay too much to live here and not feel comfortable and clean in my own home! I CANNOT WAIT TO MOVE OUT.
Owner response
Thank you for your review. After reviewing our records, we are unable to identify you as a current or former resident of Mission Ranch. The concerns described also do not align with our property, and we strongly believe this review was posted for a different community with a similar name.
We do not have any pest issues at our community. We maintain a proactive, professionally managed pest control program with detailed service logs, which we would be happy to share if verification is needed.
We take the accuracy of public feedback seriously and respectfully ask that this review be updated or removed to reflect the correct community.
I haven't been here very long but management is very helpful when it comes to service requests. Victor got my thermostat unit working within 10 minutes. Very knowledgeable, friendly, and respectful. He ran down the issues for me so I could understand why it wasn't working.
Owner response
Thank you for your 5-star review! We’re so glad to hear you’re enjoying your experience in our community. Your kind feedback means a lot to our team, and we truly appreciate you being a valued resident.
Owner response
Thank you for your feedback. We understand that rental rate increases can be frustrating and are determined based on market conditions and operating costs. We appreciate you having been part of our community and wish you the best moving forward.
Thank you to Carmella for helping me and my sister apply for an apartment. She was very sweet and straight forward. Now we’re just waiting to getting approved, thank yaaaa.
Owner response
Thank you so much for the 5-star review! We’re thrilled you chose to lease with us and are excited to welcome you to our community. If there’s anything you need as you get settled in, our team is always here to help. Welcome home!
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Data Sources
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