345 County Road 4231 · Mount Pleasant, TX 75455

$157,500

4 bd · 2.0 ba · 2,128 sqft · Manufactured public records · 129 Days on market

Built 2004 0.81 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 +21.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.8/10.0
• Schools +4.4/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

? Charming 4 Bedroom Home in Chapel Hill Estates Welcome to this beautifully appointed four bedroom, two bath home nestled on a generous . 81 acre lot in the desirable Chapel Hill Estates community, just outside Mount Pleasant, Texas. Designed for both comfort and everyday living, this property offers a warm, inviting atmosphere with thoughtful spaces throughout. Step inside to a spacious, light filled layout featuring a welcoming den anchored by a cozy fireplace—perfect for gathering on cool East Texas evenings and separate from the family room! The large kitchen provides ample room for cooking, hosting, and creating memories, with abundant counter space and storage to keep everything organized and within reach. The private primary suite is a true retreat, complete with a dedicated sitting area ideal for unwinding at the end of the day. The en suite bath elevates the experience with a luxurious soaking tub, separate shower, and dual, separate vanities that make mornings effortless. Three additional bedrooms offer flexibility for family, guests, or a home office, while the expansive . 81 acre lot provides room to roam, garden, or simply enjoy the peaceful surroundings of Chapel Hill Estates. To ensure a smooth and confident purchase experience, the sellers are willing to make any reasonable repairs needed to secure a successful sale. This home brings together space, comfort, and a serene setting—ready to welcome its next owners.

Key facts

• 0.81 acre lot
• 2 parking spots
• Built 2004

Property features AI

Finance

• Other: Property is not attached and has no accessory unit; Lot approximately 0.81 acre; will not subdivide
• Financial info: Listing available for cash, conventional, FHA, USDA and VA financing; No second mortgage
• HOA & community: No association

Exterior

• Parking: Covered parking; Detached carport; Carport with 2 covered spaces; On-site parking (asphalt and gravel)
• Security: Audio and video surveillance consent for visitors present
• Utilities: Electricity connected; Co-op electric; Co-op water; Rural water district; Individual water meter; Septic; Cable available; Phone available; Overhead utilities
• Home design: Single-family residence; One story; Residential property
• Construction: Built in 2004; Composition roof; Block foundation
• Exterior features: Large backyard with grass; Subdivision setting; All-weather and asphalt roads; Gravel areas on site; Outside city limits

Interior

• Kitchen: Eat-in kitchen with breakfast bar and kitchen island; Built-in cabinets; Water line to refrigerator; Dishwasher; Electric range; Microwave
• Bedrooms: Primary bedroom with sitting area, walk-in closet, dual sinks, garden tub, separate shower and ensuite bath; Three additional bedrooms (split-bedroom layout)
• Flooring: Carpet; Laminate; Combination flooring
• Bathrooms: Two full bathrooms; Primary bath includes dual sinks, separate vanities, garden tub, separate shower, linen closet and built-in cabinets
• Heating & cooling: Central heating; Electric heating; Fireplace insert; Fireplace(s); Central air; Ceiling fans; Electric cooling
• Interior features: Open floorplan; Decorative lighting; Double vanity; Eat-in kitchen; Kitchen island; Walk-in closets; Cable TV available; High-speed internet available; Window coverings
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $158k.

Deal economics

• At list price, monthly cash flow is $239 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $158k).
• Recommended offer: $139k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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-.
• Chapel Hill ISD (rural): math 52% / reading 50% proficiency, ranked #149 of 826 in TX (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 382 active listings in the ZIP; 47 units permitted in Titus County in 2024 (10 in 5+ unit buildings).
• This rent runs 37% 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($139k) is reasonable based on typical stale-listing flexibility.
• 4 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; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $138,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 8.11%
• Cash-on-cash: 6.49%
• DSCR: 1.29
• GRM: 7.7

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: -6.3%
• Equity multiple: 0.77×
• Total profit: $-10,291
• Equity at exit: $23,484

10-year hold

• IRR: 3.4%
• Equity multiple: 1.24×
• Total profit: $10,761
• Equity at exit: $13,618

Cash invested: $44,100 (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: $1,708 medium
• Mortgage (P&I): −$826
• Tax from tax record: −$219 /mo · $2,634/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $239

Break-even live

Break-even rent $1,406

Max offer price $157,500

Occupancy floor 81%

Sensitivity live

Price	-10% $328	-5% $283	+0% $239	+5% $194	+10% $149
Rent	-10% $104	-5% $171	+0% $239	+5% $306	+10% $373
Rate	-1.0pp $318	-0.5pp $279	base $239	+0.5pp $198	+1.0pp $156

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: $39,375
• Closing costs: $4,725
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $157,500 Active 129 DOM
2. 2026-06-18
   days on market $157,500 Active 128 DOM
3. 2026-06-17
   days on market $157,500 Active 127 DOM
4. 2026-06-16
   days on market $157,500 Active 126 DOM
5. 2026-06-15
   days on market $157,500 Active 125 DOM
6. 2026-06-14
   days on market $157,500 Active 123 DOM
7. 2026-06-12
   days on market $157,500 Active 122 DOM
8. 2026-06-09
   days on market $157,500 Active 119 DOM
9. 2026-06-08
   days on market $157,500 Active 118 DOM
10. 2026-06-07
    days on market $157,500 Active 117 DOM
11. 2026-06-05
    days on market $157,500 Active 115 DOM
12. 2026-06-02
    days on market $157,500 Active 112 DOM
13. 2026-06-01
    days on market $157,500 Active 111 DOM
14. 2026-05-31
    days on market $157,500 Active 110 DOM
15. 2026-05-30
    days on market $157,500 Active 109 DOM
16. 2026-05-07
    status Active 1464-char remark

    Show marketing remark (1464 chars)

    ? Charming 4 Bedroom Home in Chapel Hill Estates Welcome to this beautifully appointed four bedroom, two bath home nestled on a generous . 81 acre lot in the desirable Chapel Hill Estates community, just outside Mount Pleasant, Texas. Designed for both comfort and everyday living, this property offers a warm, inviting atmosphere with thoughtful spaces throughout. Step inside to a spacious, light filled layout featuring a welcoming den anchored by a cozy fireplace—perfect for gathering on cool East Texas evenings and separate from the family room! The large kitchen provides ample room for cooking, hosting, and creating memories, with abundant counter space and storage to keep everything organized and within reach. The private primary suite is a true retreat, complete with a dedicated sitting area ideal for unwinding at the end of the day. The en suite bath elevates the experience with a luxurious soaking tub, separate shower, and dual, separate vanities that make mornings effortless. Three additional bedrooms offer flexibility for family, guests, or a home office, while the expansive . 81 acre lot provides room to roam, garden, or simply enjoy the peaceful surroundings of Chapel Hill Estates. To ensure a smooth and confident purchase experience, the sellers are willing to make any reasonable repairs needed to secure a successful sale. This home brings together space, comfort, and a serene setting—ready to welcome its next owners.

17. 2026-05-06
    status Active
18. 2026-04-30
    status Pending 1464-char remark

    Show marketing remark (1464 chars)

    ? Charming 4 Bedroom Home in Chapel Hill Estates Welcome to this beautifully appointed four bedroom, two bath home nestled on a generous . 81 acre lot in the desirable Chapel Hill Estates community, just outside Mount Pleasant, Texas. Designed for both comfort and everyday living, this property offers a warm, inviting atmosphere with thoughtful spaces throughout. Step inside to a spacious, light filled layout featuring a welcoming den anchored by a cozy fireplace—perfect for gathering on cool East Texas evenings and separate from the family room! The large kitchen provides ample room for cooking, hosting, and creating memories, with abundant counter space and storage to keep everything organized and within reach. The private primary suite is a true retreat, complete with a dedicated sitting area ideal for unwinding at the end of the day. The en suite bath elevates the experience with a luxurious soaking tub, separate shower, and dual, separate vanities that make mornings effortless. Three additional bedrooms offer flexibility for family, guests, or a home office, while the expansive . 81 acre lot provides room to roam, garden, or simply enjoy the peaceful surroundings of Chapel Hill Estates. To ensure a smooth and confident purchase experience, the sellers are willing to make any reasonable repairs needed to secure a successful sale. This home brings together space, comfort, and a serene setting—ready to welcome its next owners.

19. 2026-04-21
    historical Active Option Contract
20. 2026-02-10
    listed $157,500 Active 1464-char remark

    Show marketing remark (1464 chars)

    ? Charming 4 Bedroom Home in Chapel Hill Estates Welcome to this beautifully appointed four bedroom, two bath home nestled on a generous . 81 acre lot in the desirable Chapel Hill Estates community, just outside Mount Pleasant, Texas. Designed for both comfort and everyday living, this property offers a warm, inviting atmosphere with thoughtful spaces throughout. Step inside to a spacious, light filled layout featuring a welcoming den anchored by a cozy fireplace—perfect for gathering on cool East Texas evenings and separate from the family room! The large kitchen provides ample room for cooking, hosting, and creating memories, with abundant counter space and storage to keep everything organized and within reach. The private primary suite is a true retreat, complete with a dedicated sitting area ideal for unwinding at the end of the day. The en suite bath elevates the experience with a luxurious soaking tub, separate shower, and dual, separate vanities that make mornings effortless. Three additional bedrooms offer flexibility for family, guests, or a home office, while the expansive . 81 acre lot provides room to roam, garden, or simply enjoy the peaceful surroundings of Chapel Hill Estates. To ensure a smooth and confident purchase experience, the sellers are willing to make any reasonable repairs needed to secure a successful sale. This home brings together space, comfort, and a serene setting—ready to welcome its next owners.

21. 2026-02-10
    listed $157,500 Active

    Show marketing remark (1464 chars)

    ? Charming 4 Bedroom Home in Chapel Hill Estates Welcome to this beautifully appointed four bedroom, two bath home nestled on a generous . 81 acre lot in the desirable Chapel Hill Estates community, just outside Mount Pleasant, Texas. Designed for both comfort and everyday living, this property offers a warm, inviting atmosphere with thoughtful spaces throughout. Step inside to a spacious, light filled layout featuring a welcoming den anchored by a cozy fireplace—perfect for gathering on cool East Texas evenings and separate from the family room! The large kitchen provides ample room for cooking, hosting, and creating memories, with abundant counter space and storage to keep everything organized and within reach. The private primary suite is a true retreat, complete with a dedicated sitting area ideal for unwinding at the end of the day. The en suite bath elevates the experience with a luxurious soaking tub, separate shower, and dual, separate vanities that make mornings effortless. Three additional bedrooms offer flexibility for family, guests, or a home office, while the expansive . 81 acre lot provides room to roam, garden, or simply enjoy the peaceful surroundings of Chapel Hill Estates. To ensure a smooth and confident purchase experience, the sellers are willing to make any reasonable repairs needed to secure a successful sale. This home brings together space, comfort, and a serene setting—ready to welcome its next owners.

22. 2025-10-01
    soldstatus
23. 2008-08-21
    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: $2,634 · $219/mo
• Projected year-2 tax: $2,882 · $240/mo
• Expected delta: +$249/yr (+$21/mo · 9.4%)

ⓘ 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 · 22 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: $20,500
• − Mortgage interest: −$8,822
• − Property taxes: −$2,634
• − Insurance: −$788
• − Repairs & maintenance: −$1,640
• − Management: −$1,640
• − Depreciation: −$4,582
• Taxable income: $394
• Est. tax owed @ 24.0%: −$95
• After-tax cash flow: $2,768/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: Chapel Hill ISD
• NCES district ID: 4813680
• Math proficiency: 52% ▼ -6.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $55,405
• Composite: 44.15/100
• National rank: #2862
• State rank: #149 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

+0.0% since first listed

8 events — show timeline

• 2026-05-07 Relisted — TBOR
• 2026-05-06 Relisted — NTREIS
• 2026-04-30 Pending — TBOR
• 2026-04-21 Contingent — NTREIS
• 2026-02-10 Listed $157,500 TBOR
• 2026-02-10 Listed $157,500 NTREIS
• 2025-10-01 Sold (Public Records) — Public Records
• 2008-08-21 Sold (Public Records) — Public Records

Property tax history

+10.7%/yr

Latest (2025): $2,634 · +10.8% YoY. Source: county tax records.