120 Little Fox Way · Balch Springs, TX 75181

$295,999

4 bd · 2.0 ba · 1,908 sqft · Land · 25 Days on market

Built 2025 Good condition 4,400 sqft lot $79/mo HOA · 3% of rent ↓ 3% 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).

• Cash flow +16.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• Condition / age +4.0/5.0
• 1% rule +3.8/10.0
• Livability +3.4/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new four-bedroom home offers convenient single-story living. A bedroom is secluded near the front of the home, leading to an inviting and spacious open-concept layout shared between the kitchen, dining room and family room. Three additional bedrooms are tucked away to the side for improved 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

• 4,400 sq ft lot
• 2 garage spots
• Built 2025

Property features AI

Finance

• Financial info: Accepts Cash, Conventional, FHA, USDA loan, and VA loan
• HOA & community: Mandatory HOA; HOA management by CCMC; HOA fee $950 annually; Association covers full use of facilities, grounds maintenance, and management fees

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces; Garage faces front
• Security: Carbon monoxide detector(s); Fire alarm; Smoke detector(s)
• Utilities: City water; City sewer; Concrete curbs and gutters; Sidewalks; Located in a municipal utility district
• Home design: Single-family residence; One story; New construction (incomplete, 2025)
• Construction: Brick and rock/stone exterior; Composition roof; Slab foundation; Built in 2025
• Exterior features: Covered porch(es); Gutters; Wood fencing; Greenbelt nearby; Interior lot; Landscaped yard; Mature trees; Sprinkler system

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Gas cooktop; Microwave; Kitchen island; Natural stone/granite countertops; Breakfast bar; Eat-in kitchen; Walk-in pantry
• Bedrooms: 4 bedrooms, all on the main level
• Flooring: Carpet; Luxury vinyl plank; Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Built-in features; Cable TV available; Decorative lighting; High-speed internet available; Kitchen island; Pantry; Walk-in closets
• Laundry & utility: Tankless water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $296k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $170 ($2k/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 $260k (12.1% below list).
• Recommended offer: $260k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 4.7% in Balch Springs — 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 68/100 on livability (#487 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: employment D, crime F, amenities 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: Gentry El (math 34% / reading 40%, grade F, #1,769 of 4,322 statewide, top 44%, 637 students, 79% 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; 598 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $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 25 days — a 2% lower offer ($292k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $260,108 (12.1% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 6.98%
• Cash-on-cash: 2.47%
• DSCR: 1.11
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.07% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.46×
• Total profit: $-44,623
• Equity at exit: $44,134

10-year hold

• IRR: -12.6%
• Equity multiple: 0.35×
• Total profit: $-53,959
• Equity at exit: $25,593

Cash invested: $82,880 (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: 598
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,601 high
• Mortgage (P&I): −$1,552
• Tax from tax record: −$130 /mo · $1,559/yr
• Insurance: −$123
• HOA: −$79
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $170

Break-even live

Break-even rent $2,385

Max offer price $295,999

Occupancy floor 88%

Sensitivity live

Price	-10% $338	-5% $254	+0% $170	+5% $87	+10% $3
Rent	-10% $-35	-5% $68	+0% $170	+5% $273	+10% $376
Rate	-1.0pp $319	-0.5pp $246	base $170	+0.5pp $94	+1.0pp $16

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: $74,000
• Closing costs: $8,880
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
127 Woodhill St Mesquite, TX	3.0	2.0	1545	$1,950	$1.26	13d	1	0.73mi
4642 Elm Point Dr Balch Springs, TX	3.0	2.0	2100	$2,199	$1.05	7d	1	0.81mi
1332 Nimitz Way Mesquite, TX	4.0	2.0	2109	$2,280	$1.08	22d	1	0.88mi
1308 Dawson Way Mesquite, TX	4.0	2.5	2476	$3,573	$1.44	26d	1	0.94mi
1309 Dawson Way Mesquite, TX	4.0	2.0	1952	$2,222	$1.14	9d	1	0.97mi
2749 Ingram Cir Mesquite, TX	3.0	2.0	1791	$2,119	$1.18	5d	1	1.01mi
2829 Kerrville Dr Mesquite, TX	4.0	2.5	2349	$2,700	$1.15	6d	1	1.10mi
14419 Briarcrest Dr Balch Springs, TX	3.0	2.0	1350	$1,695	$1.26	45d	1	1.12mi
2805 Cameron Way Mesquite, TX	3.0	2.0	1660	$2,150	$1.30	14d	1	1.19mi
12416 Fish Rd Dallas, TX	4.0	2.0	1427	$2,011	$1.41	7d	1	1.19mi
2801 Sonora Ln Mesquite, TX	4.0	2.0	1938	$2,245	$1.16	26d	1	1.29mi
2800 Crockett Pl Mesquite, TX	3.0	2.0	1660	$1,895	$1.14	24d	1	1.32mi
13131 Rocky Ledge Dr Balch Springs, TX	3.0	2.0	1565	$1,883	$1.20	5d	1	1.35mi
716 Elm Falls Pl Mesquite, TX	3.0	2.0	2444	$2,300	$0.94	22d	1	1.40mi
2724 Windswept Ln Mesquite, TX	3.0	2.0	1402	$2,300	$1.64	26d	1	1.43mi
2004 Poppy Way Mesquite, TX	3.0	2.0	1572	$2,700	$1.72	45d	1	1.44mi
14005 Cimarron Dr Balch Springs, TX	3.0	1.0	1252	$1,650	$1.32	26d	1	1.46mi

HOA detail

• Monthly dues: $79 · $948/yr

Listing history 15 events

1. 2026-06-21
   days on market $295,999 Active 25 DOM
2. 2026-06-18
   days on market $295,999 Active 22 DOM
3. 2026-06-17
   days on market $295,999 Active 21 DOM
4. 2026-06-16
   days on market $295,999 Active 20 DOM
5. 2026-06-15
   days on market $295,999 Active 19 DOM
6. 2026-06-13
   days on market $295,999 Active 17 DOM
7. 2026-06-13
   days on market $295,999 Active 16 DOM
8. 2026-06-09
   days on market $295,999 Active 13 DOM
9. 2026-06-08
   days on market $295,999 Active 12 DOM
10. 2026-06-07
    days on market $295,999 Active 11 DOM
11. 2026-06-04
    days on market $295,999 Active 8 DOM
12. 2026-06-03
    days on market $295,999 Active 7 DOM
13. 2026-06-02
    days on market $295,999 Active 6 DOM
14. 2026-06-01
    days on market $295,999 Active 5 DOM
15. 2026-05-31
    days on market $295,999 Active 4 DOM

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

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $1,559 · $130/mo
• Projected year-2 tax: $5,417 · $451/mo
• Expected delta: +$3,858/yr (+$321/mo · 247.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $31,213
• − Mortgage interest: −$16,581
• − Property taxes: −$1,559
• − Insurance: −$1,480
• − Repairs & maintenance: −$2,497
• − Management: −$2,497
• − HOA: −$948
• − Depreciation: −$8,611
• Taxable loss: −$2,959
• Est. tax savings @ 24.0%: +$710
• After-tax cash flow: $2,755/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 · 1 photo

Good 80/100 Cosmetic rehab

This home is in good condition with a cosmetic rehab level, featuring a clean exterior, well-maintained landscaping, and no visible repairs needed. Painting the exterior trim and maintaining gutters would significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and can increase both resale and rental value.
• Both Clean and maintain gutters — Keeps the home looking well-maintained and prevents water damage

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Clean and maintain gutters — Keeps the home looking well-maintained and prevents water damage ↑

ⓘ 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 — Balch Springs

• Score: 68/100
• State rank: #487
• US rank: #9673

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D Housing A+ Health & safety B+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Dallas County · 2,612,404 people
• City population: 26,455
• 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

-2.6% since first listed

5 events — show timeline

• 2026-05-29 Price Changed $295,999 NTREIS
• 2026-05-29 Price Changed $295,999 Zillow
• 2026-05-27 Listed $294,999 NTREIS
• 2026-05-23 Price Changed $294,999 Zillow
• 2026-05-20 Listed $303,999 Zillow

Property tax history

+60.7%/yr

Latest (2025): $1,559 · +60.7% YoY. Source: county tax records.