2431 N Jefferson · Mount Pleasant, TX 75455

$239,000

4 bd · 2.0 ba · 1,951 sqft · SingleFamily · 235 Days on market

Built 1950 Fair condition 4.85 ac lot $123/sqft · 38% below area Est $388k · 38% under ↓ 39% since listing

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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 +16.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• Schools +5.0/10.0
• 1% rule +4.4/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a great location with infinite possibilities, or maybe a country feel with the convenience of city living? Don’t miss out on this gem in the heart of Mount Pleasant! This 4.85-acre property is located near lakes, a golf course, sports complex, medical offices, hospital, restaurants & stores. This property boasts almost 700 feet of road frontage, neighbors city owned property possessing the Old City Lake and is walking distance to the New City and Town Lake. Part of the property has been mulched and contains trees offering abundant shade. While a portion of the property includes a brick house offering approximately 1951 square feet with 2 living areas, spacious kitchen & dining area, 4 bedrooms, 2 bathrooms, a cozy front porch, storage building and carport. Roof was replaced in March 2022; New aerobic septic system installed Aug. 2024. This property offers endless possibilities and has a convenient location! Don’t wait – view this property now! Sold As-Is.

Key facts

• Brick house
• Spacious kitchen
• Dining area

Tags

• 4.85 ACRE PROPERTY
• BRICK HOUSE
• 2 LIVING AREAS
• SPACIOUS KITCHEN
• DINING AREA
• COZY FRONT PORCH

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $239k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $125 ($1k/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 $225k (5.9% below list).
• Recommended offer: $210k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 3.4% 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: Child Development Center (452 students, 91% 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: 549 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 162d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 47 units permitted in Titus County in 2024 (10 in 5+ unit buildings).
• At $2,248/mo this rent would consume 48% of the median local household income ($56k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 235 days — a 12% lower offer ($210k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 2y ago; this cycle's ask has dropped $30k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $210,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 235 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.94% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.23%
• DSCR: 1.10
• GRM: 8.9

CMA / ARV

• ARV (median comp): $387,562
• List price: $239,000
• Delta: -38.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3008 Masters Dr	0.46mi	3/2.0 (-1)	1,917 (-2%)	7mo	$469,900	$245	65
108 Links Dr	1.02mi	3/2.0 (-1)	1,874 (-4%)	2mo	$360,000	$192	52
255 Kathryn's Ct	0.63mi	4/3.0	2,118 (+9%)	3mo	$400,000	$189	50
103 Sweet Pea Ct	0.79mi	4/2.0	2,079 (+7%)	7mo	$299,000	$144	48
114 Diane Ln	0.79mi	4/2.0	2,184 (+12%)	3mo	$365,000	$167	42
2713 Sleepy Holw	1.02mi	4/2.0	2,189 (+12%)	8mo	$350,000	$160	38
108 Mockingbird St	0.43mi	3/2.0 (-1)	1,610 (-18%)	16mo	$155,000	$96	36
2105 Micah Dr	0.94mi	3/2.5 (-1)	1,825 (-6%)	14mo	$338,000	$185	36
247 Kathryn's Ct	0.66mi	3/2.0 (-1)	2,223 (+14%)	10mo	$439,000	$197	32
253 Kathryns Ct	0.62mi	4/3.0	2,171 (+11%)	23mo	$449,000	$207	29

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: -12.7%
• Equity multiple: 0.54×
• Total profit: $-30,761
• Equity at exit: $35,636

10-year hold

• IRR: -3.7%
• Equity multiple: 0.75×
• Total profit: $-16,433
• Equity at exit: $20,664

Cash invested: $66,920 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 10 active · 1 under contract
• Months of supply: 30.0 mo (3%/mo absorbed)
• Median asking: $374,000 ($185/sqft)
• Median days on market: 102 d
• This list price: 10% of active listings are priced below it
• ARV vs active asking: +7.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75455

• Home prices YoY: -27.0%
• Active inventory: 549
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,248 medium
• Mortgage (P&I): −$1,253
• Tax est. 1.5%: −$299 /mo · $3,585/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $125

Break-even live

Break-even rent $2,091

Max offer price $239,000

Occupancy floor 89%

Sensitivity live

Price	-10% $290	-5% $207	+0% $125	+5% $42	+10% $-41
Rent	-10% $-53	-5% $36	+0% $125	+5% $213	+10% $302
Rate	-1.0pp $245	-0.5pp $185	base $125	+0.5pp $63	+1.0pp $0

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: $59,750
• Closing costs: $7,170
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
172 W 17th St Mt Pleasant, TX	3.0	2.5	1500	$2,300	$1.53	162d	1	0.87mi
1000 Stone Shore St Mount Pleasant, TX	4.0	2.0	1983	$2,300	$1.16	184d	1	1.08mi
2751 N Jefferson Ave Mount Pleasant, TX	3.0	2.0	1522	$2,300	$1.51	0d	1	1.45mi

Listing history 50 events

1. 2026-11-08
   days on market $239,000 Active 235 DOM
2. 2026-11-07
   days on market $239,000 Active 234 DOM
3. 2026-11-06
   days on market $239,000 Active 233 DOM
4. 2026-11-05
   days on market $239,000 Active 232 DOM
5. 2026-11-04
   days on market $239,000 Active 231 DOM
6. 2026-11-02
   days on market $239,000 Active 229 DOM
7. 2026-11-01
   days on market $239,000 Active 228 DOM
8. 2026-10-31
   days on market $239,000 Active 227 DOM
9. 2026-10-30
   days on market $239,000 Active 226 DOM
10. 2026-10-29
    days on market $239,000 Active 225 DOM
11. 2026-10-28
    days on market $239,000 Active 224 DOM
12. 2026-10-27
    days on market $239,000 Active 223 DOM
13. 2026-10-26
    days on market $239,000 Active 222 DOM
14. 2026-10-25
    days on market $239,000 Active 221 DOM
15. 2026-10-24
    days on market $239,000 Active 220 DOM
16. 2026-10-23
    price $239,000 Active 219 DOM
17. 2026-10-23
    days on market $249,000 Active 219 DOM
18. 2026-10-22
    days on market $249,000 Active 218 DOM
19. 2026-10-21
    days on market $249,000 Active 217 DOM
20. 2026-10-20
    days on market $249,000 Active 216 DOM
21. 2026-10-19
    days on market $249,000 Active 215 DOM
22. 2026-10-18
    days on market $249,000 Active 214 DOM
23. 2026-10-17
    days on market $249,000 Active 213 DOM
24. 2026-10-16
    days on market $249,000 Active 212 DOM
25. 2026-10-15
    days on market $249,000 Active 211 DOM
26. 2026-10-14
    days on market $249,000 Active 210 DOM
27. 2026-10-13
    days on market $249,000 Active 209 DOM
28. 2026-10-12
    days on market $249,000 Active 208 DOM
29. 2026-10-11
    days on market $249,000 Active 207 DOM
30. 2026-10-10
    days on market $249,000 Active 206 DOM
31. 2026-10-09
    days on market $249,000 Active 205 DOM
32. 2026-10-08
    days on market $249,000 Active 204 DOM
33. 2026-10-07
    days on market $249,000 Active 203 DOM
34. 2026-10-06
    days on market $249,000 Active 202 DOM
35. 2026-10-05
    days on market $249,000 Active 201 DOM
36. 2026-10-04
    days on market $249,000 Active 200 DOM
37. 2026-10-03
    days on market $249,000 Active 199 DOM
38. 2026-10-02
    days on market $249,000 Active 198 DOM
39. 2026-10-01
    days on market $249,000 Active 197 DOM
40. 2026-09-30
    days on market $249,000 Active 196 DOM
41. 2026-09-29
    days on market $249,000 Active 195 DOM
42. 2026-09-28
    days on market $249,000 Active 194 DOM
43. 2026-09-27
    days on market $249,000 Active 193 DOM
44. 2026-09-26
    days on market $249,000 Active 192 DOM
45. 2026-09-25
    days on market $249,000 Active 191 DOM
46. 2026-09-24
    days on market $249,000 Active 190 DOM
47. 2026-09-23
    days on market $249,000 Active 189 DOM
48. 2026-09-21
    days on market $249,000 Active 187 DOM
49. 2026-09-20
    days on market $249,000 Active 186 DOM
50. 2026-09-18
    days on market $249,000 Active 184 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥113°F today · 21 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: $26,981
• − Mortgage interest: −$13,388
• − Property taxes: −$3,585
• − Insurance: −$1,195
• − Repairs & maintenance: −$2,158
• − Management: −$2,158
• − Depreciation: −$6,953
• Taxable loss: −$2,457
• Est. tax savings @ 24.0%: +$590
• After-tax cash flow: $2,084/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 · 12 photos

Fair 45/100 Moderate rehab Est. rehab $48,775–$87,795 screening

This 4.85-acre property in Mount Pleasant, TX, offers a great location with potential for renovation. The home requires significant updates to the kitchen and bathrooms, flooring, and paint, but the surrounding area and property size make it a valuable investment.

Repairs flagged

• Major kitchen cabinets — dated and worn
• Major bathroom fixtures — dated and worn
• Major flooring — worn and outdated
• Major paint — dated and peeling

Value-add opportunities

• Resale kitchen renovation — modernizing the kitchen would attract more buyers ↑
• Resale bathroom renovation — modernizing the bathrooms would attract more buyers ↑
• Resale flooring replacement — new flooring would improve the home's appearance ↑
• Resale painting — fresh paint would improve the home's appearance ↑
• Both HVAC upgrade — an efficient HVAC system would improve comfort and energy efficiency ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 50/100

Zoned Schools

Elementary Child Development Center Middle P E Wallace Middle F TX #717/1,662 Nat'l #6,571/14,009 High Mount Pleasant H S C+ TX #258/1,632 Nat'l #3,443/17,239

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

B Composite livability gradescore 77/100

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 · 33,205 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: 4% of renters

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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%

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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%
• Languages at home: 61% English-only · Spanish 37% Vietnamese 1%

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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

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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

-39.1% since first listed

31 events — show timeline

• 2026-04-16 Price Changed $259,000 NTREIS
• 2026-04-16 Price Changed $259,000 LAAR
• 2026-04-16 Price Changed $259,000 GTAR
• 2026-03-18 Listed $269,000 LAAR
• 2026-03-18 Listed $269,000 NTREIS
• 2026-03-17 Listed $269,000 GTAR
• 2026-03-17 Price Changed $269,000 GTAR
• 2026-03-15 Listing Removed — NTREIS
• 2026-01-05 Price Changed $279,000 NTREIS
• 2026-01-05 Price Changed $279,000 LAAR
• 2026-01-04 Price Changed $279,000 GTAR
• 2025-11-07 Price Changed $289,000 NTREIS
• 2025-11-07 Price Changed $289,000 LAAR
• 2025-11-06 Price Changed $289,000 GTAR
• 2025-09-17 Listed $299,000 NTREIS
• 2025-09-17 Listed $299,000 LAAR
• 2025-09-14 Listing Removed — NTREIS
• 2025-07-15 Price Changed $349,900 NTREIS
• 2025-07-15 Price Changed $349,900 LAAR
• 2025-07-15 Price Changed $349,900 GTAR
• 2025-06-02 Price Changed $379,900 NTREIS
• 2025-06-02 Price Changed $379,900 LAAR
• 2025-06-02 Price Changed $379,900 GTAR
• 2025-05-22 Listed $399,000 LAAR
• 2025-03-14 Listed $399,000 NTREIS
• 2025-03-06 Listing Removed — NTREIS
• 2025-02-13 Listed $399,000 LAAR
• 2024-11-19 Price Changed $399,000 NTREIS
• 2024-11-19 Price Changed $399,000 GTAR
• 2024-09-27 Listed $425,000 NTREIS
• 2024-09-17 Listed $425,000 GTAR