865 County Road 3534 Rd · Mount Vernon, TX 75478

$165,000

4 bd · 2.0 ba · 1,792 sqft · SingleFamily public records · 68 Days on market

Built 2006 1.00 ac lot Est $206k · 20% 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).

• ARV discount +15.0/15.0
• Cash flow +11.6/30.0
• Appreciation +5.7/10.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• DSCR +3.4/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This is a well-maintained double wide mobile home situated on 1 acre of clear level land. This spacious home features 4 bedrooms and 2 bathrooms with a functional layout and comfortable living spaces. The fully fenced property offers privacy, room to enjoy country living, and plenty of outdoor space. Conveniently located with easy access to US-67 and I30, making commuting simple while still enjoying the peacefulness of rural living. A great opportunity for those looking for space, convenience, and a well-kept property. Come see all that this property has to offer.

Key facts

• Level 1-acre lot
• Easy access to us-67
• Charming gazebo

Tags

• PARTIALLY FENCED YARD
• CHARMING GAZEBO
• LEVEL 1-ACRE LOT
• EASY ACCESS TO I-30
• EASY ACCESS TO US-67

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-51 ($-609/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (23.6% below list).
• Recommended offer: $126k (23.6% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 1.7% in Mount Vernon — 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 74/100 on livability (#190 in TX, #4,869 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, amenities F, commute F.
• Saltillo ISD (rural): math 60% / reading 45% proficiency, ranked #283 of 1,141 in TX (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 22 active listings in the ZIP; 66 units permitted in Hopkins County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $2k appreciation (1.4% local appreciation)).
• Hopkins County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~10 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y 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; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,034 (23.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.76% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.32%
• DSCR: 0.94
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $206,080
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
454 County Road 3534	0.29mi	3/2.0 (-1)	1,962 (+10%)	14mo	$225,000	$115	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.41% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.3%
• Equity multiple: 1.07×
• Total profit: $3,189
• Equity at exit: $59,917

10-year hold

• IRR: 5.7%
• Equity multiple: 1.73×
• Total profit: $33,672
• Equity at exit: $82,477

Cash invested: $46,200 (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 75478

• Home prices YoY: 1.5%
• Active inventory: 22
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,260 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$112 /mo · $1,349/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $-51

Break-even live

Break-even rent $1,325

Max offer price $156,039

Occupancy floor 99%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 41 events

1. 2026-06-19
   days on market $165,000 Active 68 DOM
2. 2026-06-18
   days on market $165,000 Active 67 DOM
3. 2026-06-17
   days on market $165,000 Active 66 DOM
4. 2026-06-16
   days on market $165,000 Active 65 DOM
5. 2026-06-15
   days on market $165,000 Active 64 DOM
6. 2026-06-14
   days on market $165,000 Active 62 DOM
7. 2026-06-12
   days on market $165,000 Active 61 DOM
8. 2026-06-09
   days on market $165,000 Active 58 DOM
9. 2026-06-08
   days on market $165,000 Active 57 DOM
10. 2026-06-07
    days on market $165,000 Active 56 DOM
11. 2026-06-05
    days on market $165,000 Active 54 DOM
12. 2026-06-03
    days on market $165,000 Active 52 DOM
13. 2026-06-02
    days on market $165,000 Active 51 DOM
14. 2026-06-01
    days on market $165,000 Active 50 DOM
15. 2026-05-31
    days on market $165,000 Active 49 DOM
16. 2026-05-30
    days on market $165,000 Active 48 DOM
17. 2026-04-23
    price $163,000 570-char remark

    Show marketing remark (570 chars)

    This is a well-maintained double wide mobile home situated on 1 acre of clear level land. This spacious home features 4 bedrooms and 2 bathrooms with a functional layout and comfortable living spaces. The fully fenced property offers privacy, room to enjoy country living, and plenty of outdoor space. Conveniently located with easy access to US-67 and I30, making commuting simple while still enjoying the peacefulness of rural living. A great opportunity for those looking for space, convenience, and a well-kept property. Come see all that this property has to offer.

18. 2026-04-12
    listed $165,000 Active 895-char remark

    Show marketing remark (895 chars)

    Welcome to this well maintained 4 bedroom, 2 bath double-wide home situated on a level 1-acre lot, offering the perfect blend of peaceful rural living and everyday accessibility. This property provides a partially fenced yard, ideal for added privacy, pets, or future improvements. Step inside to a generously sized layout with ample space for comfortable living, entertaining, or growing households. Outside, enjoy a charming gazebo, perfect for relaxing evenings, gatherings, or creating your own outdoor retreat. Conveniently located with easy access to I-30 and US-67, commuting and travel are seamless while still enjoying the tranquility of country surroundings. Whether you're looking for a primary residence, investment opportunity, or a property with room to expand, this one-acre tract opens the door to endless possibilities. This is your chance to own a piece of East Texas!

19. 2026-03-30
    price $165,000 570-char remark

    Show marketing remark (570 chars)

    This is a well-maintained double wide mobile home situated on 1 acre of clear level land. This spacious home features 4 bedrooms and 2 bathrooms with a functional layout and comfortable living spaces. The fully fenced property offers privacy, room to enjoy country living, and plenty of outdoor space. Conveniently located with easy access to US-67 and I30, making commuting simple while still enjoying the peacefulness of rural living. A great opportunity for those looking for space, convenience, and a well-kept property. Come see all that this property has to offer.

20. 2026-03-06
    listed $168,000 Active 570-char remark

    Show marketing remark (570 chars)

    This is a well-maintained double wide mobile home situated on 1 acre of clear level land. This spacious home features 4 bedrooms and 2 bathrooms with a functional layout and comfortable living spaces. The fully fenced property offers privacy, room to enjoy country living, and plenty of outdoor space. Conveniently located with easy access to US-67 and I30, making commuting simple while still enjoying the peacefulness of rural living. A great opportunity for those looking for space, convenience, and a well-kept property. Come see all that this property has to offer.

21. 2026-01-15
    price $173,000
22. 2025-10-25
    listed $175,000 Active
23. 2025-08-07
    historical
24. 2025-04-03
    price $161,400
25. 2025-04-03
    price $161,400
26. 2025-03-07
    price $163,400
27. 2025-03-07
    listed $163,400 Active
28. 2025-03-04
    listed $168,400 Active
29. 2024-04-17
    soldstatus
30. 2023-12-20
    historical
31. 2023-10-25
    price $148,500
32. 2023-10-25
    status Active
33. 2023-09-25
    status Pending
34. 2023-09-15
    historical Active Option Contract
35. 2023-08-04
    price $145,000
36. 2023-07-24
    listed $149,900 Active
37. 2023-07-17
    price $149,900
38. 2023-07-05
    price $155,000
39. 2023-06-21
    listed $160,000 Active
40. 2009-03-06
    soldstatus
41. 2006-10-24
    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: $1,349 · $112/mo
• Projected year-2 tax: $3,020 · $252/mo
• Expected delta: +$1,671/yr (+$139/mo · 123.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,124
• − Mortgage interest: −$9,243
• − Property taxes: −$1,349
• − Insurance: −$825
• − Repairs & maintenance: −$1,210
• − Management: −$1,210
• − Depreciation: −$4,800
• Taxable loss: −$3,512
• Est. tax savings @ 24.0%: +$843
• After-tax cash flow: $234/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: Saltillo ISD
• NCES district ID: 4838610
• Math proficiency: 60% ▬ 0.00%
• Reading proficiency: 45% ▼ -5.00%
• Median HH income: $46,476
• Composite: 46.47/100
• National rank: #5327
• State rank: #283 of 1141 in TX

Livability — Mount Vernon

• Score: 74/100
• State rank: #190
• US rank: #4869

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment D+ Housing A+ Health & safety A+ User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 855

Population outlook (Hopkins County) Hauer SSP2

• Today (2025): 38,107 people
• By 2030: 38,867 · +2.0%
• By 2040: 40,009 · +5.0%
• By 2050: 40,448 · +6.1%
• By 2075: 40,669 · +6.7%
• By 2100: 37,234 · -2.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 14% Two or more races 5% Pacific Islander 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Serbian 3% Lithuanian 2% Iranian 1%
• Foreign-born: 10% · Canada
• Languages at home: 89% English-only · Spanish 9% German/W. Germanic 1% Other Indo-European 1%

Political lean MEDSL · Hopkins

• 2024 margin: Solid R (+64.6) · D 17.4% · R 82.0%
• 2008→2024 swing: -20.0pp toward R · 2008: -44.7pp · 2024: -64.6pp
• All cycles: 2024: R+64.6 2020: R+60.7 2016: R+60.8 2012: R+55.4 2008: R+44.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.41%
• Current HPI: 95.1403
• Rent YoY: —
• Metro: —
• 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

+1.9% since first listed

25 events — show timeline

• 2026-04-23 Price Changed $163,000 GTAR
• 2026-04-12 Listed $165,000 NTREIS
• 2026-03-30 Price Changed $165,000 GTAR
• 2026-03-06 Listed $168,000 GTAR
• 2026-01-15 Price Changed $173,000 GTAR
• 2025-10-25 Listed $175,000 GTAR
• 2025-08-07 Listing Removed — NTREIS
• 2025-04-03 Price Changed $161,400 NTREIS
• 2025-04-03 Price Changed $161,400 LAAR
• 2025-03-07 Price Changed $163,400 LAAR
• 2025-03-07 Listed $163,400 NTREIS
• 2025-03-04 Listed $168,400 LAAR
• 2024-04-17 Sold (Public Records) — Public Records
• 2023-12-20 Listing Removed — NTREIS
• 2023-10-25 Price Changed $148,500 NTREIS
• 2023-10-25 Relisted — NTREIS
• 2023-09-25 Pending — NTREIS
• 2023-09-15 Contingent — NTREIS
• 2023-08-04 Price Changed $145,000 NTREIS
• 2023-07-24 Listed $149,900 GTAR
• 2023-07-17 Price Changed $149,900 NTREIS
• 2023-07-05 Price Changed $155,000 NTREIS
• 2023-06-21 Listed $160,000 NTREIS
• 2009-03-06 Sold (Public Records) — Public Records
• 2006-10-24 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2025): $1,349 · -2.5% YoY. Source: county tax records.