8708 Farm Road 127 · Rocky Mound, TX 75455

$130,000

3 bd · 2.0 ba · 1,664 sqft · SingleFamily public records · 99 Days on market

Built 1975 1.09 ac lot $78/sqft · 70% below area ↓ 7% 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 +26.7/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Handy Man Alert! This 3BR-2BA Home has had some renovations done. There's 1664 Sq Ft of living space, and you have1.09 Acres to make your own. There's enough space here for a small homestead. Located in Mount Pleasant, Texas - Titus County, with plenty of amenities nearby. Lake Bob Sandlin and Cypress Springs Lake are only minutes away. In 2022 a New Roof and New HVAC system was added. The kitchen is spacious, and has a large dining area attached, as well as a breakfast bar. The living room features a vaulted ceiling, and plenty of space for get togethers. The primary bath has double vanities-sinks and there's lots of closet space. BBQ on the back deck, and enjoy the views.

Key facts

• 1.09 acres
• Lake bob sandlin
• Back deck

Tags

• 1.09 ACRES
• LAKE BOB SANDLIN
• CYPRESS SPRINGS LAKE
• NEW ROOF
• NEW HVAC SYSTEM
• BACK DECK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $354 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 1.1% in Rocky Mound — 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 43/100 on livability (#1,576 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment 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: Child Development Center (452 students, 91% 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 34% 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 $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

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 $118,300 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.24% ✓
• Cap rate: 9.56%
• Cash-on-cash: 11.66%
• DSCR: 1.52
• GRM: 6.7

CMA / ARV

• ARV (median comp): $434,248
• List price: $130,000
• Delta: -70.06%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 1.1%
• Equity multiple: 1.04×
• Total profit: $1,505
• Equity at exit: $19,383

10-year hold

• IRR: 10.7%
• Equity multiple: 1.84×
• Total profit: $30,477
• Equity at exit: $11,240

Cash invested: $36,400 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,612 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$184 /mo · $2,202/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $354

Break-even live

Break-even rent $1,164

Max offer price $130,000

Occupancy floor 73%

Sensitivity live

Price	-10% $427	-5% $391	+0% $354	+5% $317	+10% $280
Rent	-10% $226	-5% $290	+0% $354	+5% $417	+10% $481
Rate	-1.0pp $419	-0.5pp $387	base $354	+0.5pp $320	+1.0pp $286

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $130,000 Active 99 DOM
2. 2026-06-18
   days on market $130,000 Active 98 DOM
3. 2026-06-17
   days on market $130,000 Active 97 DOM
4. 2026-06-16
   days on market $130,000 Active 96 DOM
5. 2026-06-15
   days on market $130,000 Active 95 DOM
6. 2026-06-14
   days on market $130,000 Active 93 DOM
7. 2026-06-12
   days on market $130,000 Active 92 DOM
8. 2026-06-09
   days on market $130,000 Active 89 DOM
9. 2026-06-08
   days on market $130,000 Active 88 DOM
10. 2026-06-07
    days on market $130,000 Active 87 DOM
11. 2026-06-07
    days on market $130,000 Active 86 DOM
12. 2026-06-03
    days on market $130,000 Active 83 DOM
13. 2026-06-02
    days on market $130,000 Active 82 DOM
14. 2026-06-01
    days on market $130,000 Active 81 DOM
15. 2026-05-31
    days on market $130,000 Active 80 DOM
16. 2026-05-30
    days on market $130,000 Active 79 DOM
17. 2026-04-14
    price $130,000 682-char remark

    Show marketing remark (682 chars)

    Handy Man Alert! This 3BR-2BA Home has had some renovations done. There's 1664 Sq Ft of living space, and you have1.09 Acres to make your own. There's enough space here for a small homestead. Located in Mount Pleasant, Texas - Titus County, with plenty of amenities nearby. Lake Bob Sandlin and Cypress Springs Lake are only minutes away. In 2022 a New Roof and New HVAC system was added. The kitchen is spacious, and has a large dining area attached, as well as a breakfast bar. The living room features a vaulted ceiling, and plenty of space for get togethers. The primary bath has double vanities-sinks and there's lots of closet space. BBQ on the back deck, and enjoy the views.

18. 2026-03-10
    listed $139,900 Active 682-char remark

    Show marketing remark (682 chars)

    Handy Man Alert! This 3BR-2BA Home has had some renovations done. There's 1664 Sq Ft of living space, and you have1.09 Acres to make your own. There's enough space here for a small homestead. Located in Mount Pleasant, Texas - Titus County, with plenty of amenities nearby. Lake Bob Sandlin and Cypress Springs Lake are only minutes away. In 2022 a New Roof and New HVAC system was added. The kitchen is spacious, and has a large dining area attached, as well as a breakfast bar. The living room features a vaulted ceiling, and plenty of space for get togethers. The primary bath has double vanities-sinks and there's lots of closet space. BBQ on the back deck, and enjoy the views.

ⓘ 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: $2,202 · $184/mo
• Projected year-2 tax: $2,379 · $198/mo
• Expected delta: +$177/yr (+$15/mo · 8.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,340
• − Mortgage interest: −$7,282
• − Property taxes: −$2,202
• − Insurance: −$650
• − Repairs & maintenance: −$1,547
• − Management: −$1,547
• − Depreciation: −$3,782
• Taxable income: $2,329
• Est. tax owed @ 24.0%: −$559
• After-tax cash flow: $3,686/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 — Rocky Mound

• Score: 43/100
• State rank: #1576
• US rank: #26922

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Titus County · 26,903 people
• 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

-7.1% since first listed

2 events — show timeline

• 2026-04-14 Price Changed $130,000 NTREIS
• 2026-03-10 Listed $139,900 NTREIS

Property tax history

+6.3%/yr

Latest (2025): $2,202 · +6.2% YoY. Source: county tax records.