2380 Fm 21 · Rocky Mound, TX 75686

$199,000

3 bd · 3.0 ba · 600 sqft · SingleFamily public records · 10 Days on market

Built 2001 Poor condition 0.96 ac lot ↓ 26% since listing

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Why this score? — see what drove the F 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 +9.1/30.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• 1% rule +2.3/10.0
• Livability +2.1/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Located just minutes from beautiful Lake Bob Sandlin State Park, this unique East Texas property offers an exceptional opportunity to combine lake living with income-producing potential. The versatile layout lends itself to a variety of uses, whether as a primary residence, weekend retreat, short-term rental, or business venture. Surrounded by the natural beauty of East Texas, the property provides a peaceful setting while remaining conveniently close to one of the area’s most popular recreational destinations. Lake Bob Sandlin attracts visitors year-round for boating, fishing, camping, hiking, and outdoor recreation, creating strong potential for opportunities. Whether you’re e

Key facts

• Retreat space
• Outdoor recreation
• Versatile layout

Tags

• INCOME PRODUCING POTENTIAL
• VERSATILE LAYOUT
• PEACEFUL SETTING
• VACATION RENTAL
• RETREAT SPACE
• OUTDOOR RECREATION

Property features AI

Exterior

• Home design: Single family detached residence; 2 stories
• Construction: Metal siding; Aluminum, composition, and metal roof materials
• Exterior features: Porch; Outbuilding; Workshop

Interior

• Kitchen: Electric oven; Refrigerator
• Bathrooms: 3 full bathrooms
• Heating & cooling: Wood stove heating
• Interior features: In-law floorplan

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $199k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-154 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (13.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (27.4% below list).
• Recommended offer: $144k (27.4% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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: 313 active listings in the ZIP; 47 units permitted in Titus County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,421 (27.4% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.73% ✗
• Cap rate: 5.36%
• Cash-on-cash: -3.32%
• DSCR: 0.85
• GRM: 11.5

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: -21.9%
• Equity multiple: 0.24×
• Total profit: $-42,088
• Equity at exit: $29,672

10-year hold

• IRR: -15.8%
• Equity multiple: 0.11×
• Total profit: $-49,399
• Equity at exit: $17,206

Cash invested: $55,720 (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 75686

• Home prices YoY: -21.6%
• Active inventory: 313
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,444 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$169 /mo · $2,022/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $-154

Break-even live

Break-even rent $1,639

Max offer price $171,778

Occupancy floor —

Sensitivity live

Price	-10% $-41	-5% $-98	+0% $-154	+5% $-210	+10% $-267
Rent	-10% $-268	-5% $-211	+0% $-154	+5% $-97	+10% $-40
Rate	-1.0pp $-54	-0.5pp $-103	base $-154	+0.5pp $-206	+1.0pp $-258

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-19
   days on market $199,000 Active 10 DOM
2. 2026-06-18
   days on market $199,000 Active 9 DOM
3. 2026-06-17
   days on market $199,000 Active 8 DOM
4. 2026-06-16
   days on market $199,000 Active 7 DOM
5. 2026-06-15
   days on market $199,000 Active 6 DOM
6. 2026-06-14
   days on market $199,000 Active 4 DOM
7. 2026-06-12
   days on market $199,000 Active 3 DOM
8. 2026-06-09
   remarks 687-char remark
9. 2026-06-09
   listed $199,000 Active 1 DOM

ⓘ 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: $2,022 · $169/mo
• Projected year-2 tax: $3,642 · $303/mo
• Expected delta: +$1,619/yr (+$135/mo · 80.1%)

ⓘ 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 · 25 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: $17,331
• − Mortgage interest: −$11,147
• − Property taxes: −$2,022
• − Insurance: −$995
• − Repairs & maintenance: −$1,386
• − Management: −$1,386
• − Depreciation: −$5,789
• Taxable loss: −$5,396
• Est. tax savings @ 24.0%: +$1,295
• After-tax cash flow: $-554/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 · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance to improve its condition and make it more marketable for both resale and rental.

Repairs flagged

• Major Kitchen cabinets — Cluttered and disorganized, likely in need of replacement.
• Major Bathroom fixtures — Cluttered and disorganized, likely in need of replacement.
• Major Exterior siding — Cluttered and disorganized, likely in need of replacement.
• Major Flooring — Worn and discolored, likely in need of replacement.
• Major Paint — Painted walls appear chipped and dirty, likely in need of repainting.
• Major HVAC system — No visible damage, but may need inspection and cleaning.
• Major Landscaping — Cluttered and disorganized, likely in need of landscaping and maintenance.

Value-add opportunities

• Both Deep cleaning and decluttering — This would improve the home's appearance and make it more marketable for both resale and rental.
• Both Painting — Repainting the walls would improve the home's appearance and make it more marketable for both resale and rental.
• Both Flooring replacement — Replacing the worn flooring would improve the home's appearance and make it more marketable for both resale and rental.
• Both HVAC system inspection and cleaning — This would improve the home's comfort and energy efficiency, making it more marketable for both resale and rental.
• Both Landscaping and curb appeal — This would improve the home's curb appeal and make it more marketable for both resale and rental.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Cluttered and disorganized, likely in need of replacement.	Major	$15,000–50,000
Bathroom fixtures · Cluttered and disorganized, likely in need of replacement.	Major	$15,000–50,000
Exterior siding · Cluttered and disorganized, likely in need of replacement.	Major	$15,000–50,000
Flooring · Worn and discolored, likely in need of replacement.	Major	$15,000–50,000
Paint · Painted walls appear chipped and dirty, likely in need of repainting.	Major	$15,000–50,000
HVAC system · No visible damage, but may need inspection and cleaning.	Major	$15,000–50,000
Landscaping · Cluttered and disorganized, likely in need of landscaping and maintenance.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both Deep cleaning and decluttering — This would improve the home's appearance and make it more marketable for both resale and rental. ↑
• Both Painting — Repainting the walls would improve the home's appearance and make it more marketable for both resale and rental. ↑
• Both Flooring replacement — Replacing the worn flooring would improve the home's appearance and make it more marketable for both resale and rental. ↑
• Both HVAC system inspection and cleaning — This would improve the home's comfort and energy efficiency, making it more marketable for both resale and rental. ↑
• Both Landscaping and curb appeal — This would improve the home's curb appeal and make it more marketable for both resale and rental. ↑

ⓘ 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 — 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

• Population (ZIP): 13,427

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 0.63)
• Race & ethnicity: White 52% Hispanic / Latino 28% Two or more races 16% Black 14% Asian 1%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Slovak 1% Scottish 1% Serbian 1%
• Foreign-born: 11% · Canada, Vietnam, Dominican Republic
• Languages at home: 79% English-only · Spanish 20% 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: ▼ -50.12%
• Current HPI: 181.5522
• 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

-26.3% since first listed

6 events — show timeline

• 2026-06-09 Listed $199,000 GTAR
• 2025-05-27 Price Changed $225,000 GTAR
• 2025-02-14 Price Changed $235,000 GTAR
• 2025-01-03 Price Changed $242,500 GTAR
• 2024-09-11 Listing Removed — NTREIS
• 2024-06-09 Listed $269,900 NTREIS

Property tax history

+17.1%/yr

Latest (2025): $2,022 · +9.4% YoY. Source: county tax records.