513 W 6th St · Mount Pleasant, TX 75455

$219,000

1 bd · 1.0 ba · 600 sqft · MultiFamily public records · 168 Days on market

Built 1956 0.36 ac lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Great investment opportunity with this 4-unit income-producing property. Layout includes two 1-bed/1-bath units within one structure, plus a separate 2-bed/1-bath unit and an additional 1-bed/1-bath unit. Tenants are month-to-month and interested in staying, allowing for immediate rental income with future upside. Property offers potential for updates to increase rents and overall value.

Key facts

• 0.36 acre lot
• Built 1956
• Listed 167 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath multifamily listed at $219k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $219k).
• Recommended offer: $193k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.4% 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: 382 active listings in the ZIP; 47 units permitted in Titus County in 2024 (10 in 5+ unit buildings).
• At $4,259/mo this rent would consume 91% of the median local household income ($56k/yr) (locally 758% of renters already pay >50% of income on rent) — 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $61k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 168 days — a 12% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $16k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1956 — 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 $192,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 168 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 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.94% ✓
• Cap rate: 15.38%
• Cash-on-cash: 32.46%
• DSCR: 2.44
• GRM: 4.3

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: 27.6%
• Equity multiple: 2.15×
• Total profit: $70,351
• Equity at exit: $32,654

10-year hold

• IRR: 35.1%
• Equity multiple: 4.23×
• Total profit: $198,051
• Equity at exit: $18,935

Cash invested: $61,320 (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: 18.1×

Monthly cashflow live

• Estimated rent: $4,259 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$466 /mo · $5,592/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$894
• Net cashflow: $1,659

Break-even live

Break-even rent $2,159

Max offer price $219,000

Occupancy floor 56%

Sensitivity live

Price	-10% $1,783	-5% $1,721	+0% $1,659	+5% $1,597	+10% $1,535
Rent	-10% $1,322	-5% $1,491	+0% $1,659	+5% $1,827	+10% $1,995
Rate	-1.0pp $1,769	-0.5pp $1,715	base $1,659	+0.5pp $1,602	+1.0pp $1,544

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$3,027
1× unit	2	1	$1,232
Total (4 units)			$4,259

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $219,000 Active 168 DOM
2. 2026-06-18
   days on market $219,000 Active 167 DOM
3. 2026-06-17
   days on market $219,000 Active 166 DOM
4. 2026-06-16
   days on market $219,000 Active 165 DOM
5. 2026-06-15
   days on market $219,000 Active 164 DOM
6. 2026-06-14
   days on market $219,000 Active 162 DOM
7. 2026-06-12
   days on market $219,000 Active 161 DOM
8. 2026-06-09
   days on market $219,000 Active 158 DOM
9. 2026-06-08
   days on market $219,000 Active 157 DOM
10. 2026-06-07
    days on market $219,000 Active 156 DOM
11. 2026-06-07
    days on market $219,000 Active 155 DOM
12. 2026-06-03
    days on market $219,000 Active 152 DOM
13. 2026-06-02
    days on market $219,000 Active 151 DOM
14. 2026-06-01
    days on market $219,000 Active 150 DOM
15. 2026-05-31
    days on market $219,000 Active 149 DOM
16. 2026-05-30
    days on market $219,000 Active 148 DOM
17. 2026-03-18
    price $219,000 390-char remark

    Show marketing remark (390 chars)

    Great investment opportunity with this 4-unit income-producing property. Layout includes two 1-bed/1-bath units within one structure, plus a separate 2-bed/1-bath unit and an additional 1-bed/1-bath unit. Tenants are month-to-month and interested in staying, allowing for immediate rental income with future upside. Property offers potential for updates to increase rents and overall value.

18. 2026-01-02
    listed $235,000 Active 390-char remark

    Show marketing remark (390 chars)

    Great investment opportunity with this 4-unit income-producing property. Layout includes two 1-bed/1-bath units within one structure, plus a separate 2-bed/1-bath unit and an additional 1-bed/1-bath unit. Tenants are month-to-month and interested in staying, allowing for immediate rental income with future upside. Property offers potential for updates to increase rents and overall value.

19. 2023-09-18
    soldstatus
20. 2023-09-15
    soldstatus Closed 726-char remark

    Show marketing remark (726 chars)

    * * 4 income producing rentals in the heart of Mt. Pleasant, TX. * * 1 unit is a duplex. Live in one and rent the others! All units have 1 bedroom, 1 full bathroom, a living area and a kitchen with a dine in area except for 519 which has 2 bedrooms! Each unit has a tenant! All want to stay. Would you like to have an income producing property that pays right away? If so, there is no need to look any further. Schedule a tour today. Owner will need a 24-hour notice as a courtesy to his tenants for showing requests. Apartments are located in Caldwell subdivision in Titus County. 519 - approximately 600 sqft and has 1 unit 517 - approximately 1,232 sqft and has 1 unit 513 & 515 - approximately 952 sqft, 2 units.

21. 2023-08-23
    historical 726-char remark

    Show marketing remark (726 chars)

    * * 4 income producing rentals in the heart of Mt. Pleasant, TX. * * 1 unit is a duplex. Live in one and rent the others! All units have 1 bedroom, 1 full bathroom, a living area and a kitchen with a dine in area except for 519 which has 2 bedrooms! Each unit has a tenant! All want to stay. Would you like to have an income producing property that pays right away? If so, there is no need to look any further. Schedule a tour today. Owner will need a 24-hour notice as a courtesy to his tenants for showing requests. Apartments are located in Caldwell subdivision in Titus County. 519 - approximately 600 sqft and has 1 unit 517 - approximately 1,232 sqft and has 1 unit 513 & 515 - approximately 952 sqft, 2 units.

22. 2023-07-19
    listed $210,000 Active 726-char remark

    Show marketing remark (726 chars)

    * * 4 income producing rentals in the heart of Mt. Pleasant, TX. * * 1 unit is a duplex. Live in one and rent the others! All units have 1 bedroom, 1 full bathroom, a living area and a kitchen with a dine in area except for 519 which has 2 bedrooms! Each unit has a tenant! All want to stay. Would you like to have an income producing property that pays right away? If so, there is no need to look any further. Schedule a tour today. Owner will need a 24-hour notice as a courtesy to his tenants for showing requests. Apartments are located in Caldwell subdivision in Titus County. 519 - approximately 600 sqft and has 1 unit 517 - approximately 1,232 sqft and has 1 unit 513 & 515 - approximately 952 sqft, 2 units.

23. 2001-04-03
    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: $5,592 · $466/mo
• Projected year-2 tax: $5,592 · $466/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 4/10 Moderate FEMA zone X (unshaded) · 24% 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: $51,108
• − Mortgage interest: −$12,267
• − Property taxes: −$5,592
• − Insurance: −$1,095
• − Repairs & maintenance: −$4,089
• − Management: −$4,089
• − Depreciation: −$6,371
• Taxable income: $17,605
• Est. tax owed @ 24.0%: −$4,225
• After-tax cash flow: $15,681/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

+4.3% since first listed

7 events — show timeline

• 2026-03-18 Price Changed $219,000 GTAR
• 2026-01-02 Listed $235,000 GTAR
• 2023-09-18 Sold (Public Records) — Public Records
• 2023-09-15 Sold (MLS) — GTAR
• 2023-08-23 Delisted — GTAR
• 2023-07-19 Listed $210,000 GTAR
• 2001-04-03 Sold (Public Records) — Public Records

Property tax history

+10.3%/yr

Latest (2025): $5,592 · +9.9% YoY. Source: county tax records.