124 Little Foxhold · Mesquite, TX 75181

$262,999

3 bd · 2.0 ba · 1,522 sqft · SingleFamily · 18 Days on market

Built 2026 Excellent condition Est $288k · 9% 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).

• Cash flow +17.8/30.0
• ARV discount +11.4/15.0
• DSCR +5.6/10.0
• 1% rule +4.8/10.0
• Condition / age +4.8/5.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests.

Key facts

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECONDARY BEDROOMS

Property features AI

Finance

• Other: Address: 124 Little Foxhold, Balch Springs TX 75181; Listing status: Active; Last updated: 2026-05-22
• Financial info: List price $262,999

Exterior

• Parking: 2-car garage / 2 parking spaces
• Home design: Single-family home (Newlin plan); Spec new construction
• Exterior features: Living area approximately 1522

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $263k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $216 ($3k/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 $257k (2.1% below list).
• Recommended offer: $257k (2.1% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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: 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; 590 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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

• It's been on market 18 days — a 2% lower offer ($259k) 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 $257,369 (2.1% 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: 0.98% ✗
• Cap rate: 7.28%
• Cash-on-cash: 3.51%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $287,658
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1809 Forest Wood	0.13mi	3/2.0	1,643 (+8%)	18mo	$389,990	$237	65
2603 Palisades Pl	0.36mi	3/2.0	1,686 (+11%)	5mo	$210,000	$125	61
2602 Palisades Pl	0.34mi	3/2.0	1,585 (+4%)	23mo	$299,000	$189	58
2525 Widgeon Way	0.69mi	3/2.0	1,388 (-9%)	7mo	$265,000	$191	48
2602 Whitetail Dr	0.70mi	3/2.0	1,648 (+8%)	10mo	$330,000	$200	45
2622 Whitetail Dr	0.68mi	3/2.0	1,592 (+5%)	20mo	$290,000	$182	44
2220 Waterway Dr	0.73mi	3/2.0	1,679 (+10%)	12mo	$267,000	$159	39

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: -14.1%
• Equity multiple: 0.51×
• Total profit: $-36,212
• Equity at exit: $39,214

10-year hold

• IRR: -11.0%
• Equity multiple: 0.43×
• Total profit: $-42,213
• Equity at exit: $22,739

Cash invested: $73,640 (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: 8.5×

Monthly cashflow live

• Estimated rent: $2,574 high
• Mortgage (P&I): −$1,379
• Tax est. 1.5%: −$329 /mo · $3,945/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $216

Break-even live

Break-even rent $2,301

Max offer price $262,999

Occupancy floor 87%

Sensitivity live

Price	-10% $397	-5% $307	+0% $216	+5% $125	+10% $34
Rent	-10% $12	-5% $114	+0% $216	+5% $317	+10% $419
Rate	-1.0pp $348	-0.5pp $283	base $216	+0.5pp $148	+1.0pp $78

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: $65,750
• Closing costs: $7,890
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2600 Waterloo Ln Mesquite, TX	3.0	2.0	1460	$1,900	$1.30	44d	1	0.40mi
2213 Creek Royal Dr Mesquite, TX	3.0	2.0	1505	$1,850	$1.23	22d	1	0.74mi
2213 Creek Royal Dr Mesquite, TX	3.0	2.0	1505	$1,850	$1.23	44d	1	0.74mi
2524 Park Valley Dr Mesquite, TX	3.0	2.0	1360	$2,085	$1.53	2d	1	0.82mi
2136 Walden Pl Mesquite, TX	3.0	2.0	1704	$2,250	$1.32	44d	1	0.83mi
2124 Amber Spgs Mesquite, TX	4.0	2.5	1950	$3,049	$1.56	13d	1	0.84mi
2008 Birch Bnd Mesquite, TX	3.0	2.0	1580	$2,799	$1.77	8d	1	0.94mi
2302 Highbank Dr Mesquite, TX	3.0	2.0	1783	$2,145	$1.20	44d	1	0.95mi
3012 Southern Hills Ln Mesquite, TX	4.0	2.0	1957	$2,700	$1.38	44d	1	0.97mi
2705 Hidden Springs Dr Mesquite, TX	3.0	2.0	1656	$2,280	$1.38	3d	1	1.00mi
2816 Blue Heron Dr Mesquite, TX	4.0	2.0	2065	$2,500	$1.21	8d	1	1.05mi
2338 Stillwater Dr Mesquite, TX	3.0	2.0	1765	$2,300	$1.30	21d	1	1.05mi
2314 Stillwater Dr Mesquite, TX	4.0	2.0	1995	$2,600	$1.30	25d	1	1.07mi
2632 Bent Brook Dr Mesquite, TX	3.0	2.0	1622	$1,995	$1.23	6d	1	1.09mi
2321 Bent Brook Dr Mesquite, TX	3.0	2.0	2029	$2,460	$1.21	8d	1	1.09mi
2820 Bent Brook Dr Mesquite, TX	3.0	2.0	1360	$2,889	$2.12	25d	1	1.09mi
2824 Bent Brook Dr Mesquite, TX	3.0	2.0	1622	$1,945	$1.20	17d	1	1.09mi
1615 Ariel Dr Mesquite, TX	4.0	2.0	2002	$3,200	$1.60	2d	1	1.22mi
2313 Becard Dr Mesquite, TX	3.0	2.0	2193	$2,600	$1.19	44d	1	1.22mi
2821 Shelduck Dr Mesquite, TX	4.0	2.0	1984	$2,850	$1.44	25d	1	1.28mi
2004 Poppy Way Mesquite, TX	3.0	2.0	1572	$2,700	$1.72	44d	1	1.29mi
1809 Osage Trl Mesquite, TX	4.0	2.0	2022	$2,599	$1.29	18d	1	1.32mi
1521 Cool Springs Dr Mesquite, TX	4.0	2.0	1924	$2,295	$1.19	25d	1	1.33mi
2013 Cranberry Ct Mesquite, TX	3.0	2.5	1584	$2,300	$1.45	2d	1	1.36mi
1729 Hazer Ln Mesquite, TX	3.0	2.0	1498	$2,400	$1.60	21d	1	1.37mi
1411 Sandalwood Dr Mesquite, TX	3.0	2.0	1491	$2,195	$1.47	2d	1	1.38mi
1417 Stillmeadow Dr Mesquite, TX	3.0	1.5	1251	$2,800	$2.24	0d	1	1.38mi
1411 Springwood Dr Mesquite, TX	4.0	2.5	1874	$2,081	$1.11	44d	1	1.41mi
2812 Clearmeadow Dr Mesquite, TX	4.0	2.0	1837	$2,800	$1.52	2d	1	1.45mi
3613 Dove Ln Mesquite, TX	4.0	2.0	1858	$2,600	$1.40	16d	1	1.46mi
2621 Ash Crk Mesquite, TX	3.0	2.0	1843	$2,299	$1.25	44d	1	1.48mi
3545 Carriage Ave Mesquite, TX	4.0	2.0	1917	$2,950	$1.54	2d	1	1.49mi

Listing history 5 events

1. 2026-06-04
   days on market $262,999 Active 18 DOM
2. 2026-06-03
   days on market $262,999 Active 17 DOM
3. 2026-06-02
   days on market $262,999 Active 16 DOM
4. 2026-06-01
   days on market $262,999 Active 15 DOM
5. 2026-05-31
   days on market $262,999 Active 14 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 2/10 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,884
• − Mortgage interest: −$14,732
• − Property taxes: −$3,945
• − Insurance: −$1,315
• − Repairs & maintenance: −$2,471
• − Management: −$2,471
• − Depreciation: −$7,651
• Taxable loss: −$1,700
• Est. tax savings @ 24.0%: +$408
• After-tax cash flow: $2,996/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 · 18 photos

Excellent 95/100 None rehab

This single-level home is in excellent condition with a spacious open floorplan and modern finishes. It is move-in ready and would benefit from minor exterior updates to enhance curb appeal.

Value-add opportunities

• Resale Painting exterior siding — Enhances curb appeal
• Resale Landscaping improvements — Enhances curb appeal
• Rental New flooring in bathrooms — Improves aesthetics and cleanliness

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting exterior siding — Enhances curb appeal ↑
• Resale Landscaping improvements — Enhances curb appeal ↑
• Rental New flooring in bathrooms — Improves aesthetics and cleanliness ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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