333 County RD 1775

Mount Pleasant, TX 75455

$156,900C+

3 bd · 1.0 ba · 1,094 sqft · Built 1972 · SingleFamily · Active · 11 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,626/mo
• Mortgage (P&I): −$823
• Tax + insurance: −$212
• HOA: −$0
• Vac / Maint / Mgmt: −$341
• Net cashflow: $250/mo
• Annual: $2,998/yr
• Cap rate: 8.20%
• Cash-on-cash: 6.82%
• DSCR: 1.30
• 1% rule: 1.04%
• Cash to close: $43,932

Investor read

• This is a 3-bed/1.0-bath single-family listed at $157k. Condition is rated fair.
• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $157k).
• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• 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.
• Harts Bluff ISD (rural): math 46% / reading 42% proficiency, ranked #268 of 826 in TX (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Harts Bluff El (math 45% / reading 42%, grade F, #1,269 of 4,322 statewide, top 30%, 690 students, 55% FRL); Harts Bluff Early College H S (math 54% / reading 44%, grade D, #509 of 1,632 statewide, top 34%, 178 students, 61% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: 549 active listings in the ZIP; 47 units permitted in Titus County in 2024 (10 in 5+ unit buildings).
• 15 sale attempts since 4y 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.
• Current owner paid $77k; list at $157k implies a 105% gain — meaningful room to come down on a strong offer.
• Cap rate 8.2% vs local median 3.4% 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.
• This rent runs 35% of the median local income ($56k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Questions for listing agent

• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• Minor: exterior siding — some discoloration
• Minor: interior walls — paint appears worn