1714 E 1st St · Mount Pleasant, TX 75455

$150,000

3 bd · 2.0 ba · 1,332 sqft · SingleFamily public records · 56 Days on market

Built 1959 $113/sqft · 18% below area Est $205k · 27% 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 +15.0/15.0
• 1% rule +5.8/10.0
• DSCR +5.8/10.0
• 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

Beautifully remodeled 3 bed 2 bath home close to Annie Sims Elementary School. Home features the original wood floors that have been shined to look brand new. The entire inside of the home has been freshly painted. The guest bathroom has new flooring, new vanity, and bath fixtures. The master bathroom is beautiful with a wooden barn door entrance. The kitchen is equipped with all new stainless steel appliances and granite throughout. The backyard and covered deck are perfect for entertaining! The property even has TWO storage buildings. Call today for your private showing!

Key facts

• Move in ready
• Built 1959
• Listed 55 days

Tags

• MOVE IN READY
• AC UNIT LESS THAN 2 YRS OLD
• ROOF ABOUT 5 MONTHS OLD
• LOTS OF TREES FOR SHADE

Property features AI

Exterior

• Utilities: Public sewer
• Home design: Single-family detached residence; One story
• Construction: Brick and wood siding exterior; Composition roof
• Exterior features: Chain link fencing; Storage structure on the property

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Refrigerator; Microwave; Garbage disposal
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Central and electric heating
• Interior features: Dishwasher; Electric oven; Electric range; Refrigerator; Microwave; Garbage disposal; Electric water heater; Central heating; Electric heating
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $145 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% 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-, 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: Annie Sims El (math 47% / reading 52%, grade D, #865 of 4,322 statewide, top 21%, 493 students, 76% 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).
• This rent runs 35% 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 $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 1959 — 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 $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — 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: 1.08% ✓
• Cap rate: 7.45%
• Cash-on-cash: 4.13%
• DSCR: 1.18
• GRM: 7.7

CMA / ARV

• ARV (median comp): $204,809
• List price: $150,000
• Delta: -26.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
520 N Cecelia	0.43mi	3/2.0	1,332 (0%)	3mo	$210,000	$158	77
1205 Lamar	0.52mi	3/1.5	1,352 (+2%)	10mo	$199,900	$148	62
1206 E 1st St	0.35mi	3/2.0	1,450 (+9%)	13mo	$224,000	$154	58

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: -9.8%
• Equity multiple: 0.64×
• Total profit: $-15,011
• Equity at exit: $22,365

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-873
• Equity at exit: $12,969

Cash invested: $42,000 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,615 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$282 /mo · $3,387/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $145

Break-even live

Break-even rent $1,432

Max offer price $150,000

Occupancy floor 86%

Sensitivity live

Price	-10% $230	-5% $187	+0% $145	+5% $102	+10% $60
Rent	-10% $17	-5% $81	+0% $145	+5% $208	+10% $272
Rate	-1.0pp $220	-0.5pp $183	base $145	+0.5pp $106	+1.0pp $66

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $150,000 Active 56 DOM
2. 2026-06-18
   days on market $150,000 Active 55 DOM
3. 2026-06-17
   days on market $150,000 Active 54 DOM
4. 2026-06-16
   days on market $150,000 Active 53 DOM
5. 2026-06-15
   days on market $150,000 Active 52 DOM
6. 2026-06-14
   days on market $150,000 Active 50 DOM
7. 2026-06-12
   days on market $150,000 Active 49 DOM
8. 2026-06-09
   days on market $150,000 Active 46 DOM
9. 2026-06-08
   days on market $150,000 Active 45 DOM
10. 2026-06-07
    days on market $150,000 Active 44 DOM
11. 2026-06-07
    days on market $150,000 Active 43 DOM
12. 2026-06-03
    days on market $150,000 Active 40 DOM
13. 2026-06-02
    days on market $150,000 Active 39 DOM
14. 2026-06-01
    days on market $150,000 Active 38 DOM
15. 2026-05-31
    days on market $150,000 Active 37 DOM
16. 2026-05-30
    days on market $150,000 Active 36 DOM
17. 2026-04-24
    listed $150,000 Active 189-char remark
18. 2025-12-09
    price $169,900
19. 2025-10-20
    price $179,900
20. 2017-09-08
    soldstatus
21. 2017-09-06
    soldstatus

    Show marketing remark (579 chars)

    Beautifully remodeled 3 bed 2 bath home close to Annie Sims Elementary School. Home features the original wood floors that have been shined to look brand new. The entire inside of the home has been freshly painted. The guest bathroom has new flooring, new vanity, and bath fixtures. The master bathroom is beautiful with a wooden barn door entrance. The kitchen is equipped with all new stainless steel appliances and granite throughout. The backyard and covered deck are perfect for entertaining! The property even has TWO storage buildings. Call today for your private showing!

22. 2017-07-11
    listed $112,900

    Show marketing remark (579 chars)

    Beautifully remodeled 3 bed 2 bath home close to Annie Sims Elementary School. Home features the original wood floors that have been shined to look brand new. The entire inside of the home has been freshly painted. The guest bathroom has new flooring, new vanity, and bath fixtures. The master bathroom is beautiful with a wooden barn door entrance. The kitchen is equipped with all new stainless steel appliances and granite throughout. The backyard and covered deck are perfect for entertaining! The property even has TWO storage buildings. Call today for your private showing!

23. 2008-07-16
    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: $3,387 · $282/mo
• Projected year-2 tax: $3,387 · $282/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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,383
• − Mortgage interest: −$8,402
• − Property taxes: −$3,387
• − Insurance: −$750
• − Repairs & maintenance: −$1,551
• − Management: −$1,551
• − Depreciation: −$4,364
• Taxable loss: −$622
• Est. tax savings @ 24.0%: +$149
• After-tax cash flow: $1,885/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

+32.9% since first listed

7 events — show timeline

• 2026-04-24 Listed $150,000 GTAR
• 2025-12-09 Price Changed $169,900 GTAR
• 2025-10-20 Price Changed $179,900 GTAR
• 2017-09-08 Sold (Public Records) — Public Records
• 2017-09-06 Sold (MLS) — GTAR
• 2017-07-11 Listed $112,900 GTAR
• 2008-07-16 Sold (Public Records) — Public Records

Property tax history

+9.2%/yr

Latest (2025): $3,387 · +8.5% YoY. Source: county tax records.