122 Little Foxhold · Mesquite, TX 75181

$288,999

3 bd · 2.0 ba · 1,860 sqft · SingleFamily · 71 Days on market

Built 2026 Good condition 2-car garage $155/sqft · 29% below area Est $409k · 29% under

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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 +13.5/30.0
• DSCR +4.1/10.0
• Condition / age +4.0/5.0
• 1% rule +3.8/10.0
• Livability +3.5/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This new three-bedroom home offers convenient single-story living. A secluded flex space near the front of the home is ready to be used as a convenient home office or study. An open-concept layout blends the kitchen, living and dining areas to encourage seamless everyday transitions and multitasking. All three bedrooms are tucked away to the side for optimal comfort and privacy, including the lavish owner's suite at the back of the home with a full bathroom and walk-in closet.

Key facts

• Lavish owner's suite
• Single-story living
• Secluded flex space

Tags

• SINGLE-STORY LIVING
• SECLUDED FLEX SPACE
• OPEN-CONCEPT LAYOUT
• HOME OFFICE
• LAVISH OWNER'S SUITE
• FULL BATHROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $289k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $13 ($155/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (12.0% below list).
• Recommended offer: $254k (12.0% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: Achziger El (math 31% / reading 35%, grade F, #2,208 of 4,322 statewide, top 52%, 846 students, 75% FRL); Berry Middle (math 45% / reading 41%, grade D-, #540 of 1,662 statewide, top 33%, 579 students, 76% FRL); Horn H S (math 41% / reading 36%, grade F, #866 of 1,632 statewide, top 54%, 3,029 students, 74% FRL).
• Market conditions: Rents flat; 768 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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 71 days — a 6% lower offer ($272k) 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $254,451 (12.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.88% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.19%
• DSCR: 1.01
• GRM: 9.5

CMA / ARV

• ARV (median comp): $408,588
• List price: $288,999
• Delta: -29.27%
• 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
3105 Midnight Moon Dr	0.26mi	3/2.0	1,860 (0%)	7mo	$375,000	$202	82
2412 Ranch Hawk Sq	0.14mi	3/2.5	1,967 (+6%)	1mo	$424,990	$216	81
2524 Boardwalk Dr	0.31mi	4/2.0 (+1)	1,828 (-2%)	6mo	$269,990	$148	73
2416 Ranch Hawk Sq	0.58mi	3/2.5	1,889 (+2%)	0mo	$424,990	$225	68
2603 Palisades Pl	0.36mi	3/2.0	1,686 (-9%)	8mo	$210,000	$125	60
3106 Antelope Dr	0.69mi	3/2.0	2,063 (+11%)	2mo	$285,000	$138	48
4312 Evening Sun Dr	0.59mi	4/2.0 (+1)	2,056 (+10%)	4mo	$354,000	$172	47
2236 Tanglewood St	0.73mi	4/2.0 (+1)	2,029 (+9%)	2mo	$398,500	$196	44
3260 Southampton Dr	0.72mi	4/2.0 (+1)	2,013 (+8%)	6mo	$384,000	$191	43
4401 Soaring Star Ln	0.68mi	4/2.0 (+1)	2,046 (+10%)	6mo	$374,900	$183	42
3241 Southampton Dr	0.70mi	4/3.0 (+1)	2,102 (+13%)	6mo	$399,900	$190	32
3240 Southampton Dr	0.73mi	4/3.0 (+1)	2,098 (+13%)	8mo	$394,000	$188	29

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: -19.3%
• Equity multiple: 0.34×
• Total profit: $-53,255
• Equity at exit: $43,091

10-year hold

• IRR: -19.7%
• Equity multiple: 0.09×
• Total profit: $-73,359
• Equity at exit: $24,987

Cash invested: $80,920 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 104 active · 31 under contract
• Months of supply: 20.1 mo (5%/mo absorbed)
• Median asking: $373,995 ($184/sqft)
• Median days on market: 132 d
• This list price: 7% of active listings are priced below it
• ARV vs active asking: +19.3% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75181

• Home prices YoY: -9.4%
• Rents YoY: 0.1%
• Active inventory: 768
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,545 high
• Mortgage (P&I): −$1,516
• Tax est. 1.5%: −$361 /mo · $4,335/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$534
• Net cashflow: $13

Break-even live

Break-even rent $2,528

Max offer price $288,999

Occupancy floor 94%

Sensitivity live

Price	-10% $213	-5% $113	+0% $13	+5% $-87	+10% $-187
Rent	-10% $-188	-5% $-88	+0% $13	+5% $113	+10% $214
Rate	-1.0pp $158	-0.5pp $86	base $13	+0.5pp $-62	+1.0pp $-138

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: $72,250
• Closing costs: $8,670
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2600 Waterloo Ln Mesquite, TX	3.0	2.0	1460	$1,900	$1.30	139d	1	0.40mi
2508 Hawk Dr Mesquite, TX	3.0	2.0	1771	$2,225	$1.26	30d	1	0.62mi
2213 Creek Royal Dr Mesquite, TX	3.0	2.0	1505	$1,850	$1.23	139d	1	0.74mi
2213 Creek Royal Dr Mesquite, TX	3.0	2.0	1505	$1,850	$1.23	117d	1	0.74mi
2516 Buck Dr Mesquite, TX	3.0	2.0	1562	$2,850	$1.82	20d	1	0.80mi
2439 Whitetail Dr Mesquite, TX	4.0	2.5	2484	$2,800	$1.13	120d	1	0.80mi
2524 Park Valley Dr Mesquite, TX	3.0	2.0	1360	$2,020	$1.49	78d	1	0.82mi
2124 Creek Royal Dr Mesquite, TX	3.0	2.0	1472	$2,130	$1.45	20d	1	0.83mi
2136 Walden Pl Mesquite, TX	3.0	2.0	1704	$2,250	$1.32	139d	1	0.83mi
2124 Amber Spgs Mesquite, TX	4.0	2.5	1950	$2,699	$1.38	48d	1	0.84mi
2404 Liles Ln Mesquite, TX	4.0	2.0	2323	$2,829	$1.22	10d	1	0.88mi
2338 Liles Ln Mesquite, TX	4.0	2.0	2344	$2,400	$1.02	54d	1	0.89mi
2024 Emerald Oaks Mesquite, TX	3.0	2.0	1621	$2,075	$1.28	4d	1	0.89mi
2025 Birch Bnd Mesquite, TX	3.0	3.0	1711	$2,599	$1.52	42d	1	0.90mi
2008 Birch Bnd Mesquite, TX	3.0	2.0	1580	$2,799	$1.77	103d	1	0.94mi
3017 Southern Hills Ln Mesquite, TX	3.0	2.5	2346	$2,120	$0.90	18d	1	0.95mi
2302 Highbank Dr Mesquite, TX	3.0	2.0	1783	$2,145	$1.20	139d	1	0.95mi
3012 Southern Hills Ln Mesquite, TX	4.0	2.0	1957	$2,700	$1.38	139d	1	0.97mi
2829 Snowy Owl Dr Mesquite, TX	3.0	2.0	1873	$2,050	$1.09	18d	1	0.97mi
2840 Helen Ln Mesquite, TX	3.0	2.5	1628	$2,345	$1.44	11d	1	0.99mi
2705 Hidden Springs Dr Mesquite, TX	3.0	2.0	1656	$1,990	$1.20	41d	1	1.00mi
2505 Hidden Springs Dr Mesquite, TX	3.0	2.0	2020	$2,216	$1.10	4d	1	1.01mi
2628 Hidden Springs Dr Mesquite, TX	3.0	2.0	1360	$1,965	$1.44	31d	1	1.03mi
2816 Blue Heron Dr Mesquite, TX	4.0	2.0	2065	$2,425	$1.17	48d	1	1.05mi
2816 Blue Heron Dr Mesquite, TX	4.0	2.0	2065	$2,500	$1.21	103d	1	1.05mi
2338 Stillwater Dr Mesquite, TX	3.0	2.0	1765	$2,300	$1.30	116d	1	1.05mi
2729 Bent Brook Dr Mesquite, TX	4.0	2.0	1726	$2,075	$1.20	26d	1	1.06mi
2314 Stillwater Dr Mesquite, TX	4.0	2.0	1995	$2,600	$1.30	120d	1	1.07mi
2314 Stillwater Dr Mesquite, TX	4.0	2.0	1995	$2,600	$1.30	94d	1	1.07mi
2632 Bent Brook Dr Mesquite, TX	3.0	2.0	1622	$1,995	$1.23	101d	1	1.09mi
2321 Bent Brook Dr Mesquite, TX	3.0	2.0	2029	$2,460	$1.21	103d	1	1.09mi
2820 Bent Brook Dr Mesquite, TX	3.0	2.0	1360	$2,499	$1.84	69d	1	1.09mi
2824 Bent Brook Dr Mesquite, TX	3.0	2.0	1622	$1,945	$1.20	112d	1	1.09mi
2407 Springfield Dr Mesquite, TX	4.0	2.0	2323	$2,715	$1.17	77d	1	1.13mi
2616 Spring Rain Dr Mesquite, TX	3.0	2.0	1318	$2,049	$1.55	4d	1	1.14mi
2409 Becard Dr Mesquite, TX	4.0	2.5	2611	$2,499	$0.96	139d	1	1.16mi
2700 Crystal Falls Dr Mesquite, TX	4.0	2.5	2157	$2,595	$1.20	6d	1	1.19mi
2317 Homestead Dr Mesquite, TX	3.0	2.0	1873	$2,195	$1.17	5d	1	1.20mi
1615 Ariel Dr Mesquite, TX	4.0	2.0	2002	$3,200	$1.60	0d	1	1.22mi
2313 Becard Dr Mesquite, TX	3.0	2.0	2193	$2,600	$1.19	139d	1	1.22mi

Property features AI

Finance

• Other: Active listing
• Financial info: List price $290,999

Exterior

• Parking: 2 parking spaces2-car garage
• Home design: Layton planSpec new construction
• Construction: Living area approximately 1860Built as new construction (2026 listing)
• Exterior features: Property located at 122 Little Foxhold, Balch Springs, TX

Interior

• Kitchen: Standard kitchen (details not provided)
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area
• Laundry & utility: Laundry/utility room (details not provided)

Listing history 50 events

1. 2026-09-14
   days on market $288,999 Active 71 DOM
2. 2026-09-13
   days on market $288,999 Active 70 DOM
3. 2026-09-12
   days on market $288,999 Active 69 DOM
4. 2026-09-11
   days on market $288,999 Active 68 DOM
5. 2026-09-05
   days on market $288,999 Active 62 DOM
6. 2026-09-04
   days on market $288,999 Active 61 DOM
7. 2026-09-02
   days on market $288,999 Active 59 DOM
8. 2026-08-31
   days on market $288,999 Active 57 DOM
9. 2026-08-29
   days on market $288,999 Active 55 DOM
10. 2026-08-28
    days on market $288,999 Active 54 DOM
11. 2026-08-27
    days on market $288,999 Active 53 DOM
12. 2026-08-26
    days on market $288,999 Active 52 DOM
13. 2026-08-25
    days on market $288,999 Active 51 DOM
14. 2026-08-24
    days on market $288,999 Active 50 DOM
15. 2026-08-23
    days on market $288,999 Active 49 DOM
16. 2026-08-22
    days on market $288,999 Active 48 DOM
17. 2026-08-21
    days on market $288,999 Active 47 DOM
18. 2026-08-20
    days on market $288,999 Active 46 DOM
19. 2026-08-19
    days on market $288,999 Active 45 DOM
20. 2026-08-18
    days on market $288,999 Active 44 DOM
21. 2026-08-17
    days on market $288,999 Active 43 DOM
22. 2026-08-16
    days on market $288,999 Active 42 DOM
23. 2026-08-15
    days on market $288,999 Active 41 DOM
24. 2026-08-14
    pricedays on market $288,999 Active 40 DOM
25. 2026-08-13
    days on market $293,999 Active 39 DOM
26. 2026-08-12
    days on market $293,999 Active 38 DOM
27. 2026-08-11
    pricedays on market $293,999 Active 37 DOM
28. 2026-07-02
    pricedays on market $290,999 Active 36 DOM
29. 2026-07-01
    days on market $286,999 Active 35 DOM
30. 2026-06-30
    days on market $286,999 Active 34 DOM
31. 2026-06-29
    days on market $286,999 Active 33 DOM
32. 2026-06-28
    days on market $286,999 Active 32 DOM
33. 2026-06-26
    days on market $286,999 Active 30 DOM
34. 2026-06-24
    days on market $286,999 Active 28 DOM
35. 2026-06-22
    days on market $286,999 Active 26 DOM
36. 2026-06-21
    days on market $286,999 Active 25 DOM
37. 2026-06-18
    days on market $286,999 Active 22 DOM
38. 2026-06-17
    days on market $286,999 Active 21 DOM
39. 2026-06-16
    days on market $286,999 Active 20 DOM
40. 2026-06-15
    days on market $286,999 Active 19 DOM
41. 2026-06-13
    days on market $286,999 Active 17 DOM
42. 2026-06-13
    days on market $286,999 Active 16 DOM
43. 2026-06-09
    days on market $286,999 Active 13 DOM
44. 2026-06-08
    days on market $286,999 Active 12 DOM
45. 2026-06-07
    days on market $286,999 Active 11 DOM
46. 2026-06-04
    days on market $286,999 Active 8 DOM
47. 2026-06-03
    days on market $286,999 Active 7 DOM
48. 2026-06-02
    days on market $286,999 Active 6 DOM
49. 2026-06-01
    days on market $286,999 Active 5 DOM
50. 2026-05-31
    days on market $286,999 Active 4 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $30,534
• − Mortgage interest: −$16,188
• − Property taxes: −$4,335
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,443
• − Management: −$2,443
• − Depreciation: −$8,407
• Taxable loss: −$4,727
• Est. tax savings @ 24.0%: +$1,134
• After-tax cash flow: $1,290/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $9,300–$27,900 screening

This single-story home is in good condition with a modern interior and exterior. It is move-in ready and has a good resale and rental value.

Value-add opportunities

• Resale Paint the exterior walls — Fresh paint can enhance curb appeal and property value ↑
• Rental Replace the curtains — New curtains can improve the rental appeal and make the space more inviting ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 33/100

Zoned Schools

Elementary Achziger El F TX #2,208/4,322 Nat'l #24,614/41,679 Middle Dr Don Woolley Middle F TX #1,177/1,662 Nat'l #9,793/14,009 High Horn H S F TX #866/1,632 Nat'l #8,796/17,239

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

B Composite livability gradescore 70/100

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 · 2,979,839 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: 29% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Active listing
• Financial info: List price $290,999

Exterior

• Parking: 2 parking spaces2-car garage
• Home design: Layton planSpec new construction
• Construction: Living area approximately 1860Built as new construction (2026 listing)
• Exterior features: Property located at 122 Little Foxhold, Balch Springs, TX

Interior

• Kitchen: Standard kitchen (details not provided)
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area
• Laundry & utility: Laundry/utility room (details not provided)