110 Yorke St · Mount Pleasant, TX 75455

$129,000

3 bd · 1.0 ba · 744 sqft · SingleFamily public records · 16 Days on market

Built 1947 10,498 sqft lot

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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 +23.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +5.4/10.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this charming 3-bedroom, 1-bath residence in the heart of Mount Pleasant, Texas. Situated on a spacious lot with a large backyard, this property offers plenty of room for outdoor entertaining, gardening, pets, or future expansion. Inside, you'll find a comfortable layout filled with natural light and endless potential to make it your own. A convenient storage building provides extra space for tools, lawn equipment, hobbies, or seasonal items, helping keep everything organized. Whether you're a first-time homebuyer, looking to downsize, or searching for an investment opportunity, this property combines small-town charm with practical amenities. Conveniently located near local

Key facts

• Outdoor entertaining
• Large backyard
• Natural light

Tags

• LARGE BACKYARD
• CONVENIENT STORAGE BUILDING
• SPACIOUS LOT
• NATURAL LIGHT
• OUTDOOR ENTERTAINING

Property features AI

Finance

• Other: Parcel number: 14395
• Financial info: Accepting Cash and Conventional offers; No second mortgage reported
• HOA & community: No homeowners association

Exterior

• Parking: Driveway; 1 covered parking space; No carport spaces
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single-family residence; Residential property; Attached property
• Construction: Built in 1947
• Exterior features: Lot under 0.5 acre (approximately 0.241 acre); Subdivision: Latson Heights Add; Directions: Take Business 271 toward Walmart, left on Yorke — property on the right

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 3 bedrooms (all on main level); Primary bedroom on main level
• Bathrooms: 1 full bathroom
• Interior features: Decorative lighting; 6 total rooms; One-level layout; 1 living area; 1 dining area
• Laundry & utility: Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Recommended offer: $127k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 3.5% in Mount Pleasant — 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 77/100 on livability (#81 in TX, #2,808 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities D-, commute F.
• Mount Pleasant ISD (town): math 45% / reading 44% proficiency, ranked #291 of 826 in TX (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: E C Brice El (math 47% / reading 52%, grade D, #865 of 4,322 statewide, top 21%, 460 students, 80% FRL).
• Market conditions: 382 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 47 units permitted in Titus County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $892 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($127k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,065 (1.5% below list)

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-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. 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.
5. 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.
6. 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: 1.04% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.63%
• DSCR: 1.34
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -4.7%
• Equity multiple: 0.83×
• Total profit: $-6,291
• Equity at exit: $19,234

10-year hold

• IRR: 5.0%
• Equity multiple: 1.37×
• Total profit: $13,287
• Equity at exit: $11,154

Cash invested: $36,120 (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 75455

• Home prices YoY: -27.0%
• Active inventory: 382
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,340 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$99 /mo · $1,183/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $230

Break-even live

Break-even rent $1,049

Max offer price $129,000

Occupancy floor 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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1708 Shadywood Ln Mount Pleasant, TX	1.0–2.0	1.0–2.0	725	$975	$1.34	21d	12	0.24mi

Listing history 13 events

1. 2026-06-19
   days on market $129,000 Active 16 DOM
2. 2026-06-18
   days on market $129,000 Active 15 DOM
3. 2026-06-17
   days on market $129,000 Active 14 DOM
4. 2026-06-16
   days on market $129,000 Active 13 DOM
5. 2026-06-15
   days on market $129,000 Active 12 DOM
6. 2026-06-14
   days on market $129,000 Active 10 DOM
7. 2026-06-12
   days on market $129,000 Active 9 DOM
8. 2026-06-09
   days on market $129,000 Active 6 DOM
9. 2026-06-08
   days on market $129,000 Active 5 DOM
10. 2026-06-07
    days on market $129,000 Active 4 DOM
11. 2026-06-07
    days on market $129,000 Active 3 DOM
12. 2026-06-03
    remarks 699-char remark
13. 2026-06-03
    listed $129,000 Active 1 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: $1,183 · $99/mo
• Projected year-2 tax: $2,361 · $197/mo
• Expected delta: +$1,178/yr (+$98/mo · 99.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,079
• − Mortgage interest: −$7,226
• − Property taxes: −$1,183
• − Insurance: −$645
• − Repairs & maintenance: −$1,286
• − Management: −$1,286
• − Depreciation: −$3,753
• Taxable income: $700
• Est. tax owed @ 24.0%: −$168
• After-tax cash flow: $2,589/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: Mount Pleasant ISD
• NCES district ID: 4831760
• Math proficiency: 45% ▼ -7.00%
• Reading proficiency: 44% ▲ 2.00%
• Median HH income: $40,642
• Composite: 37.35/100
• National rank: #4437
• State rank: #291 of 826 in TX

Livability — Mount Pleasant

• Score: 77/100
• State rank: #81
• US rank: #2808

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Pleasant, TX
• County: Titus County · 26,903 people
• City population: 26,903
• Metro: Mount Pleasant, TX
• Population (ZIP): 26,903
• Household income: $56,163
• Rent vs Own: 32.3% rent · 67.7% own
• Severe rent burden: 758.0

Population outlook (Titus County) Hauer SSP2

• Today (2025): 33,205 people
• By 2030: 33,187 · -0.1%
• By 2040: 32,931 · -0.8%
• By 2050: 32,231 · -2.9%
• By 2075: 29,507 · -11.1%
• By 2100: 25,369 · -23.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Hispanic / Latino 45% White 42% Two or more races 15% Black 10% Asian 1%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Lithuanian 1% Slovak 1% Italian 1%
• Foreign-born: 18% · Canada, Vietnam
• Languages at home: 61% English-only · Spanish 37% Vietnamese 1%

Political lean MEDSL · Titus

• 2024 margin: Solid R (+54.7) · D 22.3% · R 77.0%
• 2008→2024 swing: -23.5pp toward R · 2008: -31.2pp · 2024: -54.7pp
• All cycles: 2024: R+54.7 2020: R+44.7 2016: R+42.1 2012: R+39.0 2008: R+31.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -79.66%
• Current HPI: 215.4205
• Rent YoY: —
• Metro: Mount Pleasant, 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 events — show timeline

• 2026-06-03 Listed $129,000 NTREIS
• 2005-12-09 Sold (Public Records) — Public Records

Property tax history

+4.9%/yr

Latest (2025): $1,183 · +13.2% YoY. Source: county tax records.