107 Bluebird · Mount Pleasant, TX 75455

$220,000

3 bd · 2.0 ba · 1,816 sqft · SingleFamily public records · 36 Days on market

Built 1960 0.43 ac lot $121/sqft · 21% below area Est $279k · 21% under ↓ 2% 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 +15.4/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• 1% rule +4.3/10.0
• 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

This house is a complete duet-2 bedrooms, 2 bathrooms, 2 living rooms. New windows, new flooring in most of the house, open concept for kitchen, dining and one living room. Lots of cabinets and working counter space. HUGE fenced back yard with a shop and extra storage space. The front yard was professionally landscaped and is easy to maintain.

Key facts

• Fenced back yard
• Open concept
• New flooring

Tags

• NEW WINDOWS
• NEW FLOORING
• OPEN CONCEPT
• FENCED BACK YARD
• PROFESSIONALLY LANDSCAPED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $83 ($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 $205k (7.0% below list).
• Recommended offer: $205k (7.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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 44% 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

• It's been on market 36 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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; 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 $204,600 (7.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.93% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.63%
• DSCR: 1.07
• GRM: 9.0

CMA / ARV

• ARV (median comp): $278,926
• List price: $220,000
• Delta: -19.33%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Mockingbird St	0.07mi	3/2.0	1,610 (-11%)	12mo	$155,000	$96	68
3008 Masters Dr	0.63mi	3/2.0	1,917 (+6%)	2mo	$469,900	$245	60
103 Sweet Pea Ct	0.62mi	4/2.0 (+1)	2,079 (+14%)	3mo	$299,000	$144	40
3118 Eagle Dr	0.72mi	3/2.0	2,032 (+12%)	23mo	$510,000	$251	27

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: -13.7%
• Equity multiple: 0.51×
• Total profit: $-30,295
• Equity at exit: $32,803

10-year hold

• IRR: -4.8%
• Equity multiple: 0.69×
• Total profit: $-19,379
• Equity at exit: $19,022

Cash invested: $61,600 (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: 9.0×

Monthly cashflow live

• Estimated rent: $2,046 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$288 /mo · $3,450/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $83

Break-even live

Break-even rent $1,940

Max offer price $220,000

Occupancy floor 91%

Sensitivity live

Price	-10% $208	-5% $146	+0% $83	+5% $21	+10% $-41
Rent	-10% $-78	-5% $3	+0% $83	+5% $164	+10% $245
Rate	-1.0pp $194	-0.5pp $139	base $83	+0.5pp $26	+1.0pp $-32

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	22d	1	0.60mi
1000 Stone Shore St Mount Pleasant, TX	4.0	2.0	1983	$2,300	$1.16	44d	1	1.13mi

Listing history 22 events

1. 2026-06-19
   days on market $220,000 Active 36 DOM
2. 2026-06-18
   days on market $220,000 Active 35 DOM
3. 2026-06-17
   days on market $220,000 Active 34 DOM
4. 2026-06-16
   days on market $220,000 Active 33 DOM
5. 2026-06-15
   days on market $220,000 Active 32 DOM
6. 2026-06-14
   days on market $220,000 Active 30 DOM
7. 2026-06-12
   days on market $220,000 Active 29 DOM
8. 2026-06-09
   days on market $220,000 Active 26 DOM
9. 2026-06-08
   days on market $220,000 Active 25 DOM
10. 2026-06-07
    days on market $220,000 Active 24 DOM
11. 2026-06-07
    days on market $220,000 Active 23 DOM
12. 2026-06-03
    days on market $220,000 Active 20 DOM
13. 2026-06-03
    price $220,000 Active 19 DOM
14. 2026-06-02
    days on market $230,000 Active 19 DOM
15. 2026-06-01
    days on market $230,000 Active 18 DOM
16. 2026-05-31
    days on market $230,000 Active 17 DOM
17. 2026-05-30
    days on market $230,000 Active 16 DOM
18. 2026-05-13
    listed $230,000 Active 345-char remark

    Show marketing remark (345 chars)

    This house is a complete duet-2 bedrooms, 2 bathrooms, 2 living rooms. New windows, new flooring in most of the house, open concept for kitchen, dining and one living room. Lots of cabinets and working counter space. HUGE fenced back yard with a shop and extra storage space. The front yard was professionally landscaped and is easy to maintain.

19. 2026-04-12
    price $225,000 1172-char remark

    Show marketing remark (1172 chars)

    This charming 2-bedroom, 2-bath home sits on a generous . 43-acre lot and offers the perfect blend of comfort, functionality, and outdoor space. Inside, you’ll find two spacious living areas, providing flexibility for entertaining, relaxing, or working from home. The kitchen is full of character and charm, featuring ample counter space and abundant storage to meet everyday needs. Throughout the home, newer windows and flooring enhance both style and efficiency, while custom blinds add a refined finishing touch. Storage is plentiful throughout the home, making organization effortless. Outside, the professionally landscaped and meticulously manicured yard creates inviting curb appeal, while the huge fenced backyard offers privacy and room to enjoy the outdoors. A deck provides an ideal spot for gatherings or quiet evenings, and the shop with electricity is perfect for hobbies or projects. A convenient lean-to offers additional covered storage for yard equipment and machines. As an added bonus, the seller is willing to leave the washer and dryer for the new owners. This well-cared-for property offers space, charm, and versatility—inside and out.

20. 2026-03-11
    price $230,000 1172-char remark

    Show marketing remark (1172 chars)

    This charming 2-bedroom, 2-bath home sits on a generous . 43-acre lot and offers the perfect blend of comfort, functionality, and outdoor space. Inside, you’ll find two spacious living areas, providing flexibility for entertaining, relaxing, or working from home. The kitchen is full of character and charm, featuring ample counter space and abundant storage to meet everyday needs. Throughout the home, newer windows and flooring enhance both style and efficiency, while custom blinds add a refined finishing touch. Storage is plentiful throughout the home, making organization effortless. Outside, the professionally landscaped and meticulously manicured yard creates inviting curb appeal, while the huge fenced backyard offers privacy and room to enjoy the outdoors. A deck provides an ideal spot for gatherings or quiet evenings, and the shop with electricity is perfect for hobbies or projects. A convenient lean-to offers additional covered storage for yard equipment and machines. As an added bonus, the seller is willing to leave the washer and dryer for the new owners. This well-cared-for property offers space, charm, and versatility—inside and out.

21. 2026-01-03
    listed $235,000 Active 1172-char remark

    Show marketing remark (1172 chars)

    This charming 2-bedroom, 2-bath home sits on a generous . 43-acre lot and offers the perfect blend of comfort, functionality, and outdoor space. Inside, you’ll find two spacious living areas, providing flexibility for entertaining, relaxing, or working from home. The kitchen is full of character and charm, featuring ample counter space and abundant storage to meet everyday needs. Throughout the home, newer windows and flooring enhance both style and efficiency, while custom blinds add a refined finishing touch. Storage is plentiful throughout the home, making organization effortless. Outside, the professionally landscaped and meticulously manicured yard creates inviting curb appeal, while the huge fenced backyard offers privacy and room to enjoy the outdoors. A deck provides an ideal spot for gatherings or quiet evenings, and the shop with electricity is perfect for hobbies or projects. A convenient lean-to offers additional covered storage for yard equipment and machines. As an added bonus, the seller is willing to leave the washer and dryer for the new owners. This well-cared-for property offers space, charm, and versatility—inside and out.

22. 2012-10-19
    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: $3,450 · $288/mo
• Projected year-2 tax: $4,026 · $336/mo
• Expected delta: +$576/yr (+$48/mo · 16.7%)

ⓘ 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: $24,552
• − Mortgage interest: −$12,323
• − Property taxes: −$3,450
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,964
• − Management: −$1,964
• − Depreciation: −$6,400
• Taxable loss: −$2,650
• Est. tax savings @ 24.0%: +$636
• After-tax cash flow: $1,638/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

-2.1% since first listed

5 events — show timeline

• 2026-05-13 Listed $230,000 NTREIS
• 2026-04-12 Price Changed $225,000 GTAR
• 2026-03-11 Price Changed $230,000 GTAR
• 2026-01-03 Listed $235,000 GTAR
• 2012-10-19 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $3,450 · +13.2% YoY. Source: county tax records.