123 E 12th St · Mount Pleasant, TX 75455

$115,000

3 bd · 1.0 ba · 1,628 sqft · SingleFamily public records · 61 Days on market

Built 1931 0.41 ac lot ↓ 28% since listing

---

Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling Investors! Spacious 3 bedroom 1 bath home with 1600+SF featuring a large living area with fireplace, formal dining, and office/study or potential 4th bedroom. All sitting on a large 0.41 acre corner lot. Opportunity is knocking!

Key facts

• Formal dining
• Large living area
• Office-study

Tags

• LARGE LIVING AREA
• FIREPLACE
• FORMAL DINING
• OFFICE-STUDY
• CORNER LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $650 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.1% 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-, amenities D-, commute 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: Vivian Fowler El (math 47% / reading 37%, grade F, #1,335 of 4,322 statewide, top 33%, 404 students, 90% FRL) — zoned schools average 90% FRL vs 74% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 382 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 47 units permitted in Titus County in 2024 (10 in 5+ unit buildings).
• This rent runs 42% 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 $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 7 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

• Watch-outs: property tax is 2.8% of price; built in 1931 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1931 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.73% ✓
• Cap rate: 13.08%
• Cash-on-cash: 24.24%
• DSCR: 2.08
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $252,340
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
312 N Florey St	0.72mi	3/2.0	1,700 (+4%)	13mo	$169,500	$100	44
803 E 9th St	0.61mi	3/2.0	1,401 (-14%)	11mo	$217,000	$155	35

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

Projected returns pro-forma

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

5-year hold

• IRR: 17.6%
• Equity multiple: 1.71×
• Total profit: $22,901
• Equity at exit: $17,147

10-year hold

• IRR: 26.1%
• Equity multiple: 3.29×
• Total profit: $73,720
• Equity at exit: $9,943

Cash invested: $32,200 (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 75455

• Home prices YoY: -27.0%
• Active inventory: 382
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,987 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$268 /mo · $3,215/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $650

Break-even live

Break-even rent $1,163

Max offer price $115,000

Occupancy floor 62%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
172 W 17th St Mt Pleasant, TX	3.0	2.5	1500	$2,300	$1.53	21d	1	0.41mi
111 W Holland St Mount Pleasant, TX	3.0	1.0	1608	$1,800	$1.12	21d	1	1.41mi

Listing history 17 events

1. 2025-12-29
   status Pending

   Show marketing remark (236 chars)

   Calling Investors! Spacious 3 bedroom 1 bath home with 1600+SF featuring a large living area with fireplace, formal dining, and office/study or potential 4th bedroom. All sitting on a large 0.41 acre corner lot. Opportunity is knocking!

2. 2025-12-29
   status Pending 236-char remark

   Show marketing remark (236 chars)

   Calling Investors! Spacious 3 bedroom 1 bath home with 1600+SF featuring a large living area with fireplace, formal dining, and office/study or potential 4th bedroom. All sitting on a large 0.41 acre corner lot. Opportunity is knocking!

3. 2025-12-16
   historical Active Option Contract

   Show marketing remark (236 chars)

   Calling Investors! Spacious 3 bedroom 2 bath home with 1600+SF featuring a large living area with fireplace, formal dining, and office/study or potential 4th bedroom. All sitting on a large 0.41 acre corner lot. Opportunity is knocking!

4. 2025-12-16
   status Pending 236-char remark

   Show marketing remark (236 chars)

   Calling Investors! Spacious 3 bedroom 2 bath home with 1600+SF featuring a large living area with fireplace, formal dining, and office/study or potential 4th bedroom. All sitting on a large 0.41 acre corner lot. Opportunity is knocking!

5. 2025-10-30
   status Active

   Show marketing remark (236 chars)

   Calling Investors! Spacious 3 bedroom 2 bath home with 1600+SF featuring a large living area with fireplace, formal dining, and office/study or potential 4th bedroom. All sitting on a large 0.41 acre corner lot. Opportunity is knocking!

6. 2025-10-30
   status Active 236-char remark

   Show marketing remark (236 chars)

   Calling Investors! Spacious 3 bedroom 2 bath home with 1600+SF featuring a large living area with fireplace, formal dining, and office/study or potential 4th bedroom. All sitting on a large 0.41 acre corner lot. Opportunity is knocking!

7. 2025-10-29
   historical Active Option Contract

   Show marketing remark (236 chars)

   Calling Investors! Spacious 3 bedroom 2 bath home with 1600+SF featuring a large living area with fireplace, formal dining, and office/study or potential 4th bedroom. All sitting on a large 0.41 acre corner lot. Opportunity is knocking!

8. 2025-10-29
   status Pending 236-char remark

   Show marketing remark (236 chars)

   Calling Investors! Spacious 3 bedroom 2 bath home with 1600+SF featuring a large living area with fireplace, formal dining, and office/study or potential 4th bedroom. All sitting on a large 0.41 acre corner lot. Opportunity is knocking!

9. 2025-10-29
   listed $115,000 Active

   Show marketing remark (236 chars)

   Calling Investors! Spacious 3 bedroom 2 bath home with 1600+SF featuring a large living area with fireplace, formal dining, and office/study or potential 4th bedroom. All sitting on a large 0.41 acre corner lot. Opportunity is knocking!

10. 2025-10-21
    listed $115,000 Active 236-char remark

    Show marketing remark (236 chars)

    Calling Investors! Spacious 3 bedroom 1 bath home with 1600+SF featuring a large living area with fireplace, formal dining, and office/study or potential 4th bedroom. All sitting on a large 0.41 acre corner lot. Opportunity is knocking!

11. 2025-10-20
    listed $115,000 Active 236-char remark

    Show marketing remark (236 chars)

    Calling Investors! Spacious 3 bedroom 2 bath home with 1600+SF featuring a large living area with fireplace, formal dining, and office/study or potential 4th bedroom. All sitting on a large 0.41 acre corner lot. Opportunity is knocking!

12. 2025-10-16
    historical
13. 2025-07-23
    price $145,000
14. 2025-07-23
    price $145,000
15. 2025-07-22
    price $145,000
16. 2025-05-20
    listed $160,000 Active
17. 2025-05-13
    listed $160,000 Active

ⓘ 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: $3,215 · $268/mo
• Projected year-2 tax: $3,215 · $268/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥113°F today · 23 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: $23,839
• − Mortgage interest: −$6,442
• − Property taxes: −$3,215
• − Insurance: −$575
• − Repairs & maintenance: −$1,907
• − Management: −$1,907
• − Depreciation: −$3,345
• Taxable income: $6,447
• Est. tax owed @ 24.0%: −$1,547
• After-tax cash flow: $6,258/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 — 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

• Census place: Mount Pleasant, TX
• 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

-28.1% since first listed

17 events — show timeline

• 2025-12-29 Pending — NTREIS
• 2025-12-29 Pending — LAAR
• 2025-12-16 Contingent — NTREIS
• 2025-12-16 Pending — GTAR
• 2025-10-30 Relisted — NTREIS
• 2025-10-30 Relisted — GTAR
• 2025-10-29 Contingent — NTREIS
• 2025-10-29 Pending — GTAR
• 2025-10-29 Listed $115,000 NTREIS
• 2025-10-21 Listed $115,000 LAAR
• 2025-10-20 Listed $115,000 GTAR
• 2025-10-16 Listing Removed — NTREIS
• 2025-07-23 Price Changed $145,000 NTREIS
• 2025-07-23 Price Changed $145,000 LAAR
• 2025-07-22 Price Changed $145,000 GTAR
• 2025-05-20 Listed $160,000 LAAR
• 2025-05-13 Listed $160,000 NTREIS

Property tax history

+5.9%/yr

Latest (2025): $3,215 · +56.4% YoY. Source: county tax records.