302 N O'tyson · Mount Pleasant, TX 75455

$155,000

3 bd · 2.0 ba · 1,232 sqft · SingleFamily public records · 17 Days on market

Built 1973 0.40 ac lot Est $200k · 22% 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 +19.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +4.7/10.0
• 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 to the neighborhood! Excellent potential 3 bedroom 2 bath home with new HVAC system sitting on a large 0.40 acre lot. Take advantage of the close proximity to shopping, grocery store, & restaurants. Do Your Thing, by calling to set your appointment.

Key facts

• Large 0.40 acre lot
• New hvac system
• 0.4 acre lot

Tags

• NEW HVAC SYSTEM
• LARGE 0.40 ACRE LOT
• CLOSE PROXIMITY TO SHOPPING
• CLOSE PROXIMITY TO RESTAURANTS

Property features AI

Exterior

• Parking: Concrete parking
• Utilities: Public water; Public sewer
• Home design: Single family detached residence; Single story
• Construction: Composition roof
• Exterior features: Covered patio/porch; Chain link fencing; Storage structure on property

Interior

• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $162 ($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 $150k (3.4% below list).
• Recommended offer: $150k (3.4% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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: Vivian Fowler El (math 47% / reading 37%, grade F, #1,335 of 4,322 statewide, top 33%, 404 students, 90% FRL); Mount Pleasant J H (math 40% / reading 45%, grade D-, #553 of 1,662 statewide, top 34%, 760 students, 81% FRL); Mount Pleasant H S (math 68% / reading 54%, grade C+, #258 of 1,632 statewide, top 16%, 1,521 students, 79% FRL).
• Market conditions: 382 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 47 units permitted in Titus County in 2024 (10 in 5+ unit buildings).
• This rent runs 32% of the median local income ($56k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $149,752 (3.4% below list)

Questions for the listing agent

1. Built in 1973 — 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: 0.97% ✗
• Cap rate: 7.54%
• Cash-on-cash: 4.47%
• DSCR: 1.20
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $199,584
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
312 Pleasant	0.52mi	3/1.0	1,112 (-10%)	6mo	$179,900	$162	50

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.3%
• Equity multiple: 0.66×
• Total profit: $-14,835
• Equity at exit: $23,111

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $300
• Equity at exit: $13,402

Cash invested: $43,400 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,498 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$144 /mo · $1,729/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $162

Break-even live

Break-even rent $1,293

Max offer price $155,000

Occupancy floor 84%

Sensitivity live

Price	-10% $249	-5% $205	+0% $162	+5% $118	+10% $74
Rent	-10% $43	-5% $102	+0% $162	+5% $221	+10% $280
Rate	-1.0pp $240	-0.5pp $201	base $162	+0.5pp $121	+1.0pp $81

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
911 W 16th St Unit 1 Mt Pleasant, TX	2.0	1.0	900	$1,100	$1.22	14d	1	1.15mi
1708 Shadywood Ln Mount Pleasant, TX	1.0–2.0	1.0–2.0	725	$975	$1.34	22d	12	1.24mi
172 W 17th St Mt Pleasant, TX	3.0	2.5	1500	$2,300	$1.53	22d	1	1.36mi
2241 W Burton Rd Unit 96 Mt Pleasant, TX	2.0	1.0	758	$925	$1.22	44d	1	1.38mi

Listing history 19 events

1. 2026-06-19
   days on market $155,000 Active 17 DOM
2. 2026-06-18
   days on market $155,000 Active 16 DOM
3. 2026-06-17
   days on market $155,000 Active 15 DOM
4. 2026-06-16
   days on market $155,000 Active 14 DOM
5. 2026-06-15
   days on market $155,000 Active 13 DOM
6. 2026-06-14
   days on market $155,000 Active 11 DOM
7. 2026-06-12
   days on market $155,000 Active 10 DOM
8. 2026-06-09
   days on market $155,000 Active 7 DOM
9. 2026-06-08
   days on market $155,000 Active 6 DOM
10. 2026-06-07
    days on market $155,000 Active 5 DOM
11. 2026-06-07
    days on market $155,000 Active 4 DOM
12. 2026-06-03
    days on marketlisting id $155,000 Active 1 DOM
13. 2026-06-02
    days on market $155,000 Active 6 DOM
14. 2026-06-01
    days on market $155,000 Active 5 DOM
15. 2026-05-31
    days on market $155,000 Active 4 DOM
16. 2026-05-30
    days on market $155,000 Active 3 DOM
17. 2026-05-29
    price $155,000
18. 2026-05-27
    listed $150,000 Active
19. 2008-07-10
    soldstatus

ⓘ 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: $1,729 · $144/mo
• Projected year-2 tax: $2,836 · $236/mo
• Expected delta: +$1,108/yr (+$92/mo · 64.1%)

ⓘ 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 ≥113°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,970
• − Mortgage interest: −$8,682
• − Property taxes: −$1,729
• − Insurance: −$775
• − Repairs & maintenance: −$1,438
• − Management: −$1,438
• − Depreciation: −$4,509
• Taxable loss: −$600
• Est. tax savings @ 24.0%: +$144
• After-tax cash flow: $2,083/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

+3.3% since first listed

3 events — show timeline

• 2026-05-29 Price Changed $155,000 GTAR
• 2026-05-27 Listed $150,000 GTAR
• 2008-07-10 Sold (Public Records) — Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,729 · +13.2% YoY. Source: county tax records.