87 & 133 E Fm 71 · Mount Pleasant, TX 75455

$139,000

3 bd · 1.0 ba · 1,520 sqft · SingleFamily · 365 Days on market

Built 1955 Poor condition 1.45 ac lot

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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 +25.3/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming house nestled in the Sugar Hill area. This new listing offers a cozy retreat with 3 bedrooms and 1 bathroom, perfect for a growing family or those looking for extra space. The interior spans 1520 sqft, providing ample room for relaxation and entertainment. This property boasts a storage building, ensuring you have enough space for all your belongings. The primary bedroom offers a peaceful sanctuary, while the remaining rooms can be customized to suit your needs. Located in Titus County, this house is surrounded by a welcoming community, offering a tranquil environment to call home. Whether you're looking to invest or settle down, this property presents a fantastic opportunity to create the lifestyle you desire. Don't miss out on this gem in the SUGAR Hill Area. Schedule a tour today and see the potential this home has to offer!

Key facts

• Storage building
• 1.45 acre lot
• Built 1955

Tags

• STORAGE BUILDING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $139k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $317 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $122k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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; 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 $961 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 365 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 365 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.16% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.77%
• DSCR: 1.43
• GRM: 7.2

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: -1.6%
• Equity multiple: 0.94×
• Total profit: $-2,321
• Equity at exit: $20,725

10-year hold

• IRR: 8.1%
• Equity multiple: 1.62×
• Total profit: $24,060
• Equity at exit: $12,018

Cash invested: $38,920 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,617 medium
• Mortgage (P&I): −$729
• Tax est. 1.5%: −$174 /mo · $2,085/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $317

Break-even live

Break-even rent $1,216

Max offer price $139,000

Occupancy floor 75%

Sensitivity live

Price	-10% $413	-5% $365	+0% $317	+5% $269	+10% $221
Rent	-10% $189	-5% $253	+0% $317	+5% $381	+10% $445
Rate	-1.0pp $387	-0.5pp $352	base $317	+0.5pp $281	+1.0pp $244

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-16
   days on market $139,000 Active 365 DOM
2. 2026-06-15
   days on market $139,000 Active 364 DOM
3. 2026-06-14
   days on market $139,000 Active 362 DOM
4. 2026-06-12
   days on market $139,000 Active 361 DOM
5. 2026-06-09
   days on market $139,000 Active 358 DOM
6. 2026-06-08
   days on market $139,000 Active 357 DOM
7. 2026-06-07
   days on market $139,000 Active 356 DOM
8. 2026-06-07
   days on market $139,000 Active 355 DOM
9. 2026-06-03
   days on market $139,000 Active 352 DOM
10. 2026-06-02
    days on market $139,000 Active 351 DOM
11. 2026-06-01
    days on market $139,000 Active 350 DOM
12. 2026-05-31
    days on market $139,000 Active 349 DOM
13. 2026-05-30
    days on market $139,000 Active 348 DOM
14. 2025-06-16
    listed $139,000 Active 864-char remark

    Show marketing remark (864 chars)

    Welcome to this charming house nestled in the Sugar Hill area. This new listing offers a cozy retreat with 3 bedrooms and 1 bathroom, perfect for a growing family or those looking for extra space. The interior spans 1520 sqft, providing ample room for relaxation and entertainment. This property boasts a storage building, ensuring you have enough space for all your belongings. The primary bedroom offers a peaceful sanctuary, while the remaining rooms can be customized to suit your needs. Located in Titus County, this house is surrounded by a welcoming community, offering a tranquil environment to call home. Whether you're looking to invest or settle down, this property presents a fantastic opportunity to create the lifestyle you desire. Don't miss out on this gem in the SUGAR Hill Area. Schedule a tour today and see the potential this home has to offer!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $19,404
• − Mortgage interest: −$7,786
• − Property taxes: −$2,085
• − Insurance: −$695
• − Repairs & maintenance: −$1,552
• − Management: −$1,552
• − Depreciation: −$4,044
• Taxable income: $1,689
• Est. tax owed @ 24.0%: −$405
• After-tax cash flow: $3,396/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.

Condition & rehab AI · 13 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including a new roof, siding, flooring, interior walls, and HVAC systems. Upgrading these areas will significantly increase its resale and rental value.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible wear and tear.
• Major exterior siding — The exterior siding appears to be in poor condition, with visible wear and tear and discoloration.
• Major flooring — The flooring appears to be in poor condition, with visible wear and tear and discoloration.
• Major interior walls — The interior walls appear to be in poor condition, with visible wear and tear and discoloration.
• Major HVAC and mechanical systems — The HVAC and mechanical systems appear to be in poor condition, with visible wear and tear and discoloration.

Value-add opportunities

• Resale roof replacement — A new roof will significantly improve the home's appearance and increase its resale value.
• Resale exterior siding and paint — New siding and paint will improve the home's appearance and increase its resale value.
• Resale flooring — New flooring will improve the home's appearance and increase its resale value.
• Resale interior walls — New interior walls will improve the home's appearance and increase its resale value.
• Resale HVAC and mechanical systems — Upgraded HVAC and mechanical systems will improve the home's comfort and increase its resale value.
• Both landscaping — New landscaping will improve the home's curb appeal and increase both its resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
exterior siding · The exterior siding appears to be in poor condition, with visible wear and tear and discoloration.	Major	$15,000–50,000
flooring · The flooring appears to be in poor condition, with visible wear and tear and discoloration.	Major	$15,000–50,000
interior walls · The interior walls appear to be in poor condition, with visible wear and tear and discoloration.	Major	$15,000–50,000
HVAC and mechanical systems · The HVAC and mechanical systems appear to be in poor condition, with visible wear and tear and discoloration.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale roof replacement — A new roof will significantly improve the home's appearance and increase its resale value. ↑
• Resale exterior siding and paint — New siding and paint will improve the home's appearance and increase its resale value. ↑
• Resale flooring — New flooring will improve the home's appearance and increase its resale value. ↑
• Resale interior walls — New interior walls will improve the home's appearance and increase its resale value. ↑
• Resale HVAC and mechanical systems — Upgraded HVAC and mechanical systems will improve the home's comfort and increase its resale value. ↑
• Both landscaping — New landscaping will improve the home's curb appeal and increase both its resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2025-06-16 Listed $139,000 GTAR