194 Sabine St · Mount Vernon, TX 75480

$324,500

3 bd · 1.0 ba · 1,600 sqft · SingleFamily public records · 12 Days on market

Built 2002 0.29 ac lot $141/mo HOA · 6% of rent

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Why this score? — see what drove the D- 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).

• Appreciation +7.6/10.0
• Cash flow +7.5/30.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0

Listing remarks MLS

Rare opportunity to find a “cabin in the woods” but have all the amenities of a gated subdivision. This beautiful 3 Br, 2 Ba log home is located in the prestigious Pine Valley Subdivision of the beautiful Lake Cypress Springs and is within walking distance of the community boat ramp, pool, playground and tennis-basketball courts. The family room includes a vaulted ceiling and floor to ceiling stone wood-burning fireplace and pine wood accent walls and ceiling throughout. Galley-style kitchen with electric stove-range, dishwasher and microwave and lots of cabinet space plus a large utility room with additional storage. The master suite includes a vaulted ceiling and walk in closet and a master bath with a tub-shower combo plus an additional separate shower. Two nice size additional guest bedrooms with an additional bath. Full length covered back porch. The house has high speed fiber internet. Must see to appreciate. Call listing agent to schedule your private showing 6.5 days per week.

Key facts

• Matching back porch
• Community boat ramp
• Walk-in closet

Tags

• MATCHING BACK PORCH
• WELL-EQUIPPED KITCHEN
• LARGE UTILITY ROOM
• WALK-IN CLOSET
• PRIVATE MASTER BATH
• COMMUNITY BOAT RAMP

Property features AI

Finance

• HOA & community: Homeowners association with annual fee; Annual association fee: $1,686; Community features: Gated, pool, tennis courts

Exterior

• Parking: Gravel parking
• Security: Smoke detector(s)
• Utilities: Septic tank
• Home design: Single family detached residence; 1 story
• Construction: Log construction; Composition roof
• Exterior features: Porch; Wooded lot; Located on a lake (Cypress Springs)

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Refrigerator; Microwave
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Vaulted ceilings; Walk-in closet(s); Wood-burning fireplace
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $324k.

Deal economics

• At list price, monthly cash flow is $-399 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (21.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (25.4% below list).
• Recommended offer: $242k (25.4% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 1.7% in Mount Vernon — 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 74/100 on livability (#190 in TX, #4,869 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, amenities F, commute F.
• Mount Vernon ISD (town): math 49% / reading 43% proficiency, ranked #251 of 826 in TX (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mt Vernon El (math 47% / reading 40%, grade F, #1,269 of 4,322 statewide, top 30%, 610 students, 70% FRL); Mt Vernon Middle (math 52% / reading 43%, grade C-, #408 of 1,662 statewide, top 25%, 472 students, 72% FRL); Mt Vernon H S (math 42% / reading 52%, grade D-, #591 of 1,632 statewide, top 38%, 489 students, 63% FRL) — zoned schools average 68% FRL vs 52% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 98 active listings in the ZIP; 7 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($2k loan paydown + $17k appreciation (5.1% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $242,138 (25.4% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.75% ✗
• Cap rate: 4.82%
• Cash-on-cash: -5.26%
• DSCR: 0.77
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $694,400
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
814 King Leonard Ct	0.65mi	3/2.0	1,612 (+1%)	24mo	$699,900	$434	44

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

Projected returns pro-forma

5.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.8%
• Equity multiple: 1.57×
• Total profit: $51,832
• Equity at exit: $186,383

10-year hold

• IRR: 10.5%
• Equity multiple: 2.96×
• Total profit: $177,768
• Equity at exit: $323,752

Cash invested: $90,860 (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 75480

• Home prices YoY: 2.2%
• Active inventory: 98
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,421 medium
• Mortgage (P&I): −$1,702
• Tax from tax record: −$333 /mo · $4,002/yr
• Insurance: −$135
• HOA: −$141
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $-399

Break-even live

Break-even rent $2,926

Max offer price $254,098

Occupancy floor —

Sensitivity live

Price	-10% $-215	-5% $-307	+0% $-399	+5% $-490	+10% $-582
Rent	-10% $-590	-5% $-494	+0% $-399	+5% $-303	+10% $-207
Rate	-1.0pp $-235	-0.5pp $-316	base $-399	+0.5pp $-483	+1.0pp $-568

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: $81,125
• Closing costs: $9,735
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $141 · $1,692/yr
• Likely covers: electricinternetpoolsecurity

Listing history 8 events

1. 2026-05-16
   listed $324,500 Active
2. 2024-06-24
   soldstatus Closed 1011-char remark

   Show marketing remark (1011 chars)

   Rare opportunity to find a “cabin in the woods” but have all the amenities of a gated subdivision. This beautiful 3 Br, 2 Ba log home is located in the prestigious Pine Valley Subdivision of the beautiful Lake Cypress Springs and is within walking distance of the community boat ramp, pool, playground and tennis-basketball courts. The family room includes a vaulted ceiling and floor to ceiling stone wood-burning fireplace and pine wood accent walls and ceiling throughout. Galley-style kitchen with electric stove-range, dishwasher and microwave and lots of cabinet space plus a large utility room with additional storage. The master suite includes a vaulted ceiling and walk in closet and a master bath with a tub-shower combo plus an additional separate shower. Two nice size additional guest bedrooms with an additional bath. Full length covered back porch. The house has high speed fiber internet. Must see to appreciate. Call listing agent to schedule your private showing 6.5 days per week.

3. 2024-05-24
   soldstatus Closed 1116-char remark

   Show marketing remark (1116 chars)

   Rare opportunity to find a “cabin in the woods” but have all the amenities of a gated subdivision. This beautiful 3 Br/2 Ba log home is located in the prestigious Pine Valley Subdivision of the beautiful Lake Cypress Springs and is within walking distance of the community boat ramp, pool, playground and tennis/basketball courts. Nature watch while you enjoy your morning coffee sitting on your full-length covered front porch. The family room includes a vaulted ceiling and floor to ceiling stone wood-burning fireplace and pine wood accent walls and ceiling throughout. Galley-style kitchen with electric stove/range, dishwasher and microwave and lots of cabinet space plus a large utility room with additional storage. The master suite includes a vaulted ceiling and walk in closet and a master bath with a tub/shower combo plus an additional separate shower. Two nice size additional guest bedrooms with an additional bath. Full length covered back porch. The house has high speed fiber internet. Must see to appreciate. Call listing agent to schedule your private showing 6 ½ days per week.

4. 2024-05-24
   soldstatus

   Show marketing remark (1116 chars)

   Rare opportunity to find a “cabin in the woods” but have all the amenities of a gated subdivision. This beautiful 3 Br/2 Ba log home is located in the prestigious Pine Valley Subdivision of the beautiful Lake Cypress Springs and is within walking distance of the community boat ramp, pool, playground and tennis/basketball courts. Nature watch while you enjoy your morning coffee sitting on your full-length covered front porch. The family room includes a vaulted ceiling and floor to ceiling stone wood-burning fireplace and pine wood accent walls and ceiling throughout. Galley-style kitchen with electric stove/range, dishwasher and microwave and lots of cabinet space plus a large utility room with additional storage. The master suite includes a vaulted ceiling and walk in closet and a master bath with a tub/shower combo plus an additional separate shower. Two nice size additional guest bedrooms with an additional bath. Full length covered back porch. The house has high speed fiber internet. Must see to appreciate. Call listing agent to schedule your private showing 6 ½ days per week.

5. 2024-05-09
   historical 1116-char remark

   Show marketing remark (1116 chars)

   Rare opportunity to find a “cabin in the woods” but have all the amenities of a gated subdivision. This beautiful 3 Br/2 Ba log home is located in the prestigious Pine Valley Subdivision of the beautiful Lake Cypress Springs and is within walking distance of the community boat ramp, pool, playground and tennis/basketball courts. Nature watch while you enjoy your morning coffee sitting on your full-length covered front porch. The family room includes a vaulted ceiling and floor to ceiling stone wood-burning fireplace and pine wood accent walls and ceiling throughout. Galley-style kitchen with electric stove/range, dishwasher and microwave and lots of cabinet space plus a large utility room with additional storage. The master suite includes a vaulted ceiling and walk in closet and a master bath with a tub/shower combo plus an additional separate shower. Two nice size additional guest bedrooms with an additional bath. Full length covered back porch. The house has high speed fiber internet. Must see to appreciate. Call listing agent to schedule your private showing 6 ½ days per week.

6. 2024-02-19
   listed $289,000 Active 1116-char remark

   Show marketing remark (1116 chars)

   Rare opportunity to find a “cabin in the woods” but have all the amenities of a gated subdivision. This beautiful 3 Br/2 Ba log home is located in the prestigious Pine Valley Subdivision of the beautiful Lake Cypress Springs and is within walking distance of the community boat ramp, pool, playground and tennis/basketball courts. Nature watch while you enjoy your morning coffee sitting on your full-length covered front porch. The family room includes a vaulted ceiling and floor to ceiling stone wood-burning fireplace and pine wood accent walls and ceiling throughout. Galley-style kitchen with electric stove/range, dishwasher and microwave and lots of cabinet space plus a large utility room with additional storage. The master suite includes a vaulted ceiling and walk in closet and a master bath with a tub/shower combo plus an additional separate shower. Two nice size additional guest bedrooms with an additional bath. Full length covered back porch. The house has high speed fiber internet. Must see to appreciate. Call listing agent to schedule your private showing 6 ½ days per week.

7. 2024-02-14
   listed $289,000 Active 1011-char remark

   Show marketing remark (1011 chars)

   Rare opportunity to find a “cabin in the woods” but have all the amenities of a gated subdivision. This beautiful 3 Br, 2 Ba log home is located in the prestigious Pine Valley Subdivision of the beautiful Lake Cypress Springs and is within walking distance of the community boat ramp, pool, playground and tennis-basketball courts. The family room includes a vaulted ceiling and floor to ceiling stone wood-burning fireplace and pine wood accent walls and ceiling throughout. Galley-style kitchen with electric stove-range, dishwasher and microwave and lots of cabinet space plus a large utility room with additional storage. The master suite includes a vaulted ceiling and walk in closet and a master bath with a tub-shower combo plus an additional separate shower. Two nice size additional guest bedrooms with an additional bath. Full length covered back porch. The house has high speed fiber internet. Must see to appreciate. Call listing agent to schedule your private showing 6.5 days per week.

8. 2007-08-03
   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: $4,002 · $333/mo
• Projected year-2 tax: $5,938 · $495/mo
• Expected delta: +$1,936/yr (+$161/mo · 48.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,057
• − Mortgage interest: −$18,177
• − Property taxes: −$4,002
• − Insurance: −$1,622
• − Repairs & maintenance: −$2,325
• − Management: −$2,325
• − HOA: −$1,692
• − Depreciation: −$9,440
• Taxable loss: −$10,526
• Est. tax savings @ 24.0%: +$2,526
• After-tax cash flow: $-2,256/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 Vernon ISD
• NCES district ID: 4831770
• Math proficiency: 49% ▼ -6.00%
• Reading proficiency: 43% ▬ 0.00%
• Median HH income: $46,788
• Composite: 39.19/100
• National rank: #4021
• State rank: #251 of 826 in TX

Livability — Mount Vernon

• Score: 74/100
• State rank: #190
• US rank: #4869

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,787

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 10,621 people
• By 2030: 10,648 · +0.3%
• By 2040: 10,629 · +0.1%
• By 2050: 10,486 · -1.3%
• By 2075: 10,038 · -5.5%
• By 2100: 8,816 · -17.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 16% Hispanic / Latino 14%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 8% German 7% Romanian 4%
• Foreign-born: 9% · Canada
• Languages at home: 86% English-only · Spanish 13%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+68.9) · D 15.3% · R 84.2%
• 2008→2024 swing: -16.5pp toward R · 2008: -52.5pp · 2024: -68.9pp
• All cycles: 2024: R+68.9 2020: R+67.0 2016: R+67.0 2012: R+63.4 2008: R+52.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.13%
• Current HPI: 234.5679
• 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

+12.3% since first listed

8 events — show timeline

• 2026-05-16 Listed $324,500 GTAR
• 2024-06-24 Sold (MLS) — NTREIS
• 2024-05-24 Sold (Public Records) — Public Records
• 2024-05-24 Sold (MLS) — GTAR
• 2024-05-09 Delisted — GTAR
• 2024-02-19 Listed $289,000 GTAR
• 2024-02-14 Listed $289,000 NTREIS
• 2007-08-03 Sold (Public Records) — Public Records

Property tax history

+3.7%/yr

Latest (2025): $4,002 · +6.9% YoY. Source: county tax records.