350 County Road 4030 · Mount Pleasant, TX 75455

$229,900

5 bd · 2.5 ba · 2,128 sqft · Manufactured public records · 13 Days on market

Built 1995 Est $202k · 14% over

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Why this score? — see what drove the D- 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 +14.4/30.0
• DSCR +4.4/10.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.3/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this newly remodeled country gem! It's the perfect mix of modern updates and country charm. Here’s what you’ll love about this 5 bedrooms, 2.5 bath home: brand new flooring , paint, lighting, windows , HVAC system , tub and tub surround, and countertops. The Exterior was updated only 4 years old which includes: composition roof, wood siding with metal skirting and porches. This spacious home has room for everyone, whether you’re hosting a big family or lots of friends. With all the recent updates, it's completely move-in ready. The big, non-restrictive, 1 acre yard is perfect for outdoor activities, gardening, or whatever else you can dream up. Don’t miss your chance to own this large, beautifully updated home in the country.

Key facts

• New lighting
• New flooring
• New paint

Tags

• NEW FLOORING
• NEW PAINT
• NEW LIGHTING
• NEW WINDOWS
• NEW HVAC SYSTEM
• NEW TUB

Property features AI

Exterior

• Security: Smoke detectors
• Utilities: Septic tank
• Home design: Single-story; Residential mobile (manufactured) home
• Construction: Wood siding; Composition roof
• Exterior features: Deck; Porch

Interior

• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Walk-in closets; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath manufactured listed at $230k.

Deal economics

• At list price, monthly cash flow is $47 ($565/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 $178k (22.5% below list).
• Recommended offer: $178k (22.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.1% 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); P E Wallace Middle (math 39% / reading 37%, grade F, #717 of 1,662 statewide, top 44%, 658 students, 82% 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: 384 active listings in the ZIP; 47 units permitted in Titus County in 2024 (10 in 5+ unit buildings).
• This rent runs 38% 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major 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 $178,208 (22.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.78% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.88%
• DSCR: 1.04
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $202,160
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
350 County Road 4030	0.01mi	5/2.5	2,108 (-1%)	19mo	$199,900	$95	82

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: -15.0%
• Equity multiple: 0.47×
• Total profit: $-34,370
• Equity at exit: $34,279

10-year hold

• IRR: -6.4%
• Equity multiple: 0.59×
• Total profit: $-26,529
• Equity at exit: $19,878

Cash invested: $64,372 (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: 384
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,782 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$59 /mo · $712/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $47

Break-even live

Break-even rent $1,723

Max offer price $229,900

Occupancy floor 92%

Sensitivity live

Price	-10% $177	-5% $112	+0% $47	+5% $-18	+10% $-83
Rent	-10% $-94	-5% $-23	+0% $47	+5% $117	+10% $188
Rate	-1.0pp $163	-0.5pp $106	base $47	+0.5pp $-13	+1.0pp $-73

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-22
   days on market $229,900 Active 13 DOM
2. 2026-06-19
   days on market $229,900 Active 10 DOM
3. 2026-06-18
   days on market $229,900 Active 9 DOM
4. 2026-06-17
   days on market $229,900 Active 8 DOM
5. 2026-06-16
   days on market $229,900 Active 7 DOM
6. 2026-06-15
   days on market $229,900 Active 6 DOM
7. 2026-06-14
   days on market $229,900 Active 4 DOM
8. 2026-06-12
   days on market $229,900 Active 3 DOM
9. 2026-06-09
   remarks 681-char remark
10. 2026-06-09
    listed $229,900 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: $712 · $59/mo
• Projected year-2 tax: $4,207 · $351/mo
• Expected delta: +$3,495/yr (+$291/mo · 490.5%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,385
• − Mortgage interest: −$12,878
• − Property taxes: −$712
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,711
• − Management: −$1,711
• − Depreciation: −$6,688
• Taxable loss: −$3,465
• Est. tax savings @ 24.0%: +$831
• After-tax cash flow: $1,396/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

• 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

+142.3% since first listed

16 events — show timeline

• 2026-06-09 Listed $229,900 GTAR
• 2024-11-15 Sold (MLS) — NTREIS
• 2024-11-15 Sold (MLS) — GTAR
• 2024-10-23 Contingent — NTREIS
• 2024-09-06 Price Changed $199,900 NTREIS
• 2024-09-06 Price Changed $199,900 GTAR
• 2024-08-30 Listed $214,900 NTREIS
• 2024-08-30 Listed $214,900 GTAR
• 2024-08-21 Price Changed $214,900 GTAR
• 2024-08-05 Price Changed $218,900 GTAR
• 2024-08-03 Relisted — GTAR
• 2024-07-28 Delisted — GTAR
• 2024-07-06 Price Changed $219,900 GTAR
• 2024-06-17 Listed $229,900 GTAR
• 2020-05-08 Sold (MLS) — GTAR
• 2020-04-08 Listed $94,900 GTAR

Property tax history

-2.8%/yr

Latest (2020): $712 · +0.8% YoY. Source: county tax records.