1210 E 4th St · Mount Pleasant, TX 75455

$180,000

3 bd · 2.0 ba · 1,668 sqft · SingleFamily public records · 150 Days on market

Built 1955 0.56 ac lot $108/sqft · 10% below area Est $206k · 13% 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 +18.6/30.0
• ARV discount +13.1/15.0
• DSCR +5.9/10.0
• 1% rule +5.6/10.0
• 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 MLS

Welcome to this charming 3-bedroom, 2-bath home that offers 1,716 sq ft of living space on over half an acre near Journey Park. This property boasts hardwood flooring, a spacious living area, and a functional kitchen equipped with an electric range. The garage has been converted into a versatile additional room currently used as a workout space. Covered parking and large back yard make hosting family and friends easy! Situated in Mount Pleasant ISD, this home offers easy access to schools, shopping, and dining. Don't miss the opportunity to make this property your own!

Key facts

• Hardwood flooring
• Functional kitchen
• Electric range

Tags

• HARDWOOD FLOORING
• SPACIOUS LIVING AREA
• FUNCTIONAL KITCHEN
• ELECTRIC RANGE
• VERSATILE ADDITIONAL ROOM
• WORKOUT SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $175 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• 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-, schools D-, amenities D-.
• 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.
• Market conditions: 382 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 47 units permitted in Titus County in 2024 (10 in 5+ unit buildings).
• This rent runs 41% 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 150 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago 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.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $158,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.06% ✓
• Cap rate: 7.46%
• Cash-on-cash: 4.17%
• DSCR: 1.19
• GRM: 7.8

CMA / ARV

• ARV (median comp): $205,809
• List price: $180,000
• Delta: -12.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1302 E 1st St	0.21mi	3/1.0	1,659 (-0%)	7mo	$155,500	$94	79
312 N Florey St	0.37mi	3/2.0	1,700 (+2%)	13mo	$169,500	$100	69
507 Dunn Ave	0.68mi	3/2.0	1,660 (-0%)	1mo	$208,000	$125	67
1170 E 1st St	0.18mi	3/2.5	1,744 (+5%)	20mo	$245,000	$140	65
1708 E 1st St	0.43mi	3/2.0	1,710 (+2%)	15mo	$190,000	$111	63
1206 E 1st St	0.20mi	3/2.0	1,450 (-13%)	13mo	$224,000	$154	58
710 Florey	0.69mi	3/2.0	1,562 (-6%)	21mo	$229,000	$147	40

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: -9.7%
• Equity multiple: 0.64×
• Total profit: $-17,932
• Equity at exit: $26,839

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-912
• Equity at exit: $15,563

Cash invested: $50,400 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,912 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$316 /mo · $3,796/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $175

Break-even live

Break-even rent $1,690

Max offer price $180,000

Occupancy floor 86%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 W Holland St Mount Pleasant, TX	3.0	1.0	1608	$1,800	$1.12	20d	1	1.28mi
172 W 17th St Mt Pleasant, TX	3.0	2.5	1500	$2,300	$1.53	20d	1	1.39mi

Listing history 24 events

1. 2026-06-19
   days on market $180,000 Active 150 DOM
2. 2026-06-18
   days on market $180,000 Active 149 DOM
3. 2026-06-17
   days on market $180,000 Active 148 DOM
4. 2026-06-16
   days on market $180,000 Active 147 DOM
5. 2026-06-15
   days on market $180,000 Active 146 DOM
6. 2026-06-14
   days on market $180,000 Active 144 DOM
7. 2026-06-12
   days on market $180,000 Active 143 DOM
8. 2026-06-09
   days on market $180,000 Active 140 DOM
9. 2026-06-08
   days on market $180,000 Active 139 DOM
10. 2026-06-07
    days on market $180,000 Active 138 DOM
11. 2026-06-07
    days on market $180,000 Active 137 DOM
12. 2026-06-03
    days on market $180,000 Active 134 DOM
13. 2026-06-02
    days on market $180,000 Active 133 DOM
14. 2026-06-01
    days on market $180,000 Active 132 DOM
15. 2026-05-31
    days on market $180,000 Active 131 DOM
16. 2026-05-30
    days on market $180,000 Active 130 DOM
17. 2026-04-27
    status Active 575-char remark

    Show marketing remark (575 chars)

    Welcome to this charming 3-bedroom, 2-bath home that offers 1,716 sq ft of living space on over half an acre near Journey Park. This property boasts hardwood flooring, a spacious living area, and a functional kitchen equipped with an electric range. The garage has been converted into a versatile additional room currently used as a workout space. Covered parking and large back yard make hosting family and friends easy! Situated in Mount Pleasant ISD, this home offers easy access to schools, shopping, and dining. Don't miss the opportunity to make this property your own!

18. 2026-04-23
    historical Active Option Contract 575-char remark

    Show marketing remark (575 chars)

    Welcome to this charming 3-bedroom, 2-bath home that offers 1,716 sq ft of living space on over half an acre near Journey Park. This property boasts hardwood flooring, a spacious living area, and a functional kitchen equipped with an electric range. The garage has been converted into a versatile additional room currently used as a workout space. Covered parking and large back yard make hosting family and friends easy! Situated in Mount Pleasant ISD, this home offers easy access to schools, shopping, and dining. Don't miss the opportunity to make this property your own!

19. 2026-03-05
    status Active 575-char remark

    Show marketing remark (575 chars)

    Welcome to this charming 3-bedroom, 2-bath home that offers 1,716 sq ft of living space on over half an acre near Journey Park. This property boasts hardwood flooring, a spacious living area, and a functional kitchen equipped with an electric range. The garage has been converted into a versatile additional room currently used as a workout space. Covered parking and large back yard make hosting family and friends easy! Situated in Mount Pleasant ISD, this home offers easy access to schools, shopping, and dining. Don't miss the opportunity to make this property your own!

20. 2026-02-28
    historical Active Option Contract 575-char remark

    Show marketing remark (575 chars)

    Welcome to this charming 3-bedroom, 2-bath home that offers 1,716 sq ft of living space on over half an acre near Journey Park. This property boasts hardwood flooring, a spacious living area, and a functional kitchen equipped with an electric range. The garage has been converted into a versatile additional room currently used as a workout space. Covered parking and large back yard make hosting family and friends easy! Situated in Mount Pleasant ISD, this home offers easy access to schools, shopping, and dining. Don't miss the opportunity to make this property your own!

21. 2026-01-19
    listed $180,000 Active 575-char remark

    Show marketing remark (575 chars)

    Welcome to this charming 3-bedroom, 2-bath home that offers 1,716 sq ft of living space on over half an acre near Journey Park. This property boasts hardwood flooring, a spacious living area, and a functional kitchen equipped with an electric range. The garage has been converted into a versatile additional room currently used as a workout space. Covered parking and large back yard make hosting family and friends easy! Situated in Mount Pleasant ISD, this home offers easy access to schools, shopping, and dining. Don't miss the opportunity to make this property your own!

22. 2021-01-27
    soldstatus
23. 2021-01-21
    soldstatus 191-char remark

    Show marketing remark (191 chars)

    Great Starter home with 3 or 2 bedroom with 2 baths. Two living areas, CH/CA, Large kitchen & a huge back yard for your enjoyment! Newer roof. Take a look soon. .. . will not last long!

24. 2020-12-21
    listed $99,500 191-char remark

    Show marketing remark (191 chars)

    Great Starter home with 3 or 2 bedroom with 2 baths. Two living areas, CH/CA, Large kitchen & a huge back yard for your enjoyment! Newer roof. Take a look soon. .. . will not last long!

ⓘ 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: $3,796 · $316/mo
• Projected year-2 tax: $3,796 · $316/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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: $22,941
• − Mortgage interest: −$10,083
• − Property taxes: −$3,796
• − Insurance: −$900
• − Repairs & maintenance: −$1,835
• − Management: −$1,835
• − Depreciation: −$5,236
• Taxable loss: −$744
• Est. tax savings @ 24.0%: +$179
• After-tax cash flow: $2,279/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

+80.9% since first listed

8 events — show timeline

• 2026-04-27 Relisted — NTREIS
• 2026-04-23 Contingent — NTREIS
• 2026-03-05 Relisted — NTREIS
• 2026-02-28 Contingent — NTREIS
• 2026-01-19 Listed $180,000 NTREIS
• 2021-01-27 Sold (Public Records) — Public Records
• 2021-01-21 Sold (MLS) — GTAR
• 2020-12-21 Listed $99,500 GTAR

Property tax history

+9.8%/yr

Latest (2025): $3,796 · +13.4% YoY. Source: county tax records.