302 E 11th St · Mount Pleasant, TX 75455

$145,000

6 bd · 3.0 ba · 820 sqft · SingleFamily public records · 40 Days on market

Built 1948 7,318 sqft lot ↓ 44% 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 +25.2/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• 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 ALL INVESTORS! Are you looking for your next property or properties? This is it! This property offers 3-4 units currently being rented. The first is a 2 unit duplex and the second offers potential for a 3 bedroom and 2 bath unit. You don't want to miss out on this opportunity. Call for your showing today!

Key facts

• 7,318 sq ft lot
• Built 1948
• Listed 39 days

Property features AI

Finance

• Other: Property is listed for sale and marked Active; Possession at closing/funding; Tenants' belongings excluded from sale
• Financial info: Listing accepted conventional and cash offers; Special listing condition: Real Estate Owned; No second mortgage reported; Loan type treated as clear
• HOA & community: No association

Exterior

• Parking: Common parking (no covered, carport, or garage spaces listed)
• Security: No smart home features reported
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single family residence; One story; Accessory unit present; Property is not attached; Residential property
• Construction: Built in 1948; Concrete construction; Slab foundation; Composition roof
• Exterior features: Lot less than 0.5 acre; Lot reported as approximately 0.168 acre; Subdivision: Mt Pleasant City Blocks

Interior

• Kitchen: Other appliances
• Bedrooms: Six bedrooms (primary bedroom on level 1)
• Flooring: No flooring details provided
• Bathrooms: Three full bathrooms
• Heating & cooling: Other cooling; Other or no heating
• Interior features: Two total rooms; Three separate living areas; Other interior features
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 3.1% 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: Annie Sims El (math 47% / reading 52%, grade D, #865 of 4,322 statewide, top 21%, 493 students, 76% 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: 384 active listings in the ZIP; 47 units permitted in Titus County in 2024 (10 in 5+ unit buildings).
• This rent runs 35% 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1948 — 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.12% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.54%
• DSCR: 1.42
• GRM: 7.4

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: -1.9%
• Equity multiple: 0.93×
• Total profit: $-2,945
• Equity at exit: $21,620

10-year hold

• IRR: 7.8%
• Equity multiple: 1.59×
• Total profit: $23,900
• Equity at exit: $12,537

Cash invested: $40,600 (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: 384
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,627 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$142 /mo · $1,703/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $323

Break-even live

Break-even rent $1,219

Max offer price $145,000

Occupancy floor 75%

Sensitivity live

Price	-10% $405	-5% $364	+0% $323	+5% $282	+10% $241
Rent	-10% $194	-5% $258	+0% $323	+5% $387	+10% $451
Rate	-1.0pp $396	-0.5pp $360	base $323	+0.5pp $285	+1.0pp $247

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-22
   days on market $145,000 Active 40 DOM
2. 2026-06-19
   days on market $145,000 Active 37 DOM
3. 2026-06-18
   days on market $145,000 Active 36 DOM
4. 2026-06-17
   days on market $145,000 Active 35 DOM
5. 2026-06-17
   price $145,000 Active 34 DOM
6. 2026-06-16
   days on market $165,000 Active 34 DOM
7. 2026-06-15
   days on market $165,000 Active 33 DOM
8. 2026-06-14
   days on market $165,000 Active 31 DOM
9. 2026-06-12
   days on market $165,000 Active 30 DOM
10. 2026-06-09
    days on market $165,000 Active 27 DOM
11. 2026-06-08
    days on market $165,000 Active 26 DOM
12. 2026-06-07
    days on market $165,000 Active 25 DOM
13. 2026-06-07
    days on market $165,000 Active 24 DOM
14. 2026-06-03
    days on market $165,000 Active 21 DOM
15. 2026-06-02
    days on market $165,000 Active 20 DOM
16. 2026-06-01
    days on market $165,000 Active 19 DOM
17. 2026-05-31
    days on market $165,000 Active 18 DOM
18. 2026-05-30
    days on market $165,000 Active 17 DOM
19. 2026-05-13
    listed $165,000 Active 445-char remark
20. 2025-11-04
    soldstatus
21. 2025-09-19
    price $218,000
22. 2025-06-20
    price $219,000
23. 2025-04-01
    price $225,000
24. 2024-12-14
    price $227,500
25. 2024-10-24
    price $228,000
26. 2023-04-11
    soldstatus
27. 2022-06-22
    soldstatus
28. 2022-06-21
    soldstatus

    Show marketing remark (314 chars)

    CALLING ALL INVESTORS! Are you looking for your next property or properties? This is it! This property offers 3-4 units currently being rented. The first is a 2 unit duplex and the second offers potential for a 3 bedroom and 2 bath unit. You don't want to miss out on this opportunity. Call for your showing today!

29. 2022-06-21
    soldstatus Closed

    Show marketing remark (314 chars)

    CALLING ALL INVESTORS! Are you looking for your next property or properties? This is it! This property offers 3-4 units currently being rented. The first is a 2 unit duplex and the second offers potential for a 3 bedroom and 2 bath unit. You don't want to miss out on this opportunity. Call for your showing today!

30. 2022-05-23
    status Pending
31. 2022-05-16
    historical Active Option Contract

    Show marketing remark (314 chars)

    CALLING ALL INVESTORS! Are you looking for your next property or properties? This is it! This property offers 3-4 units currently being rented. The first is a 2 unit duplex and the second offers potential for a 3 bedroom and 2 bath unit. You don't want to miss out on this opportunity. Call for your showing today!

32. 2022-05-16
    listed $195,000

    Show marketing remark (314 chars)

    CALLING ALL INVESTORS! Are you looking for your next property or properties? This is it! This property offers 3-4 units currently being rented. The first is a 2 unit duplex and the second offers potential for a 3 bedroom and 2 bath unit. You don't want to miss out on this opportunity. Call for your showing today!

33. 2022-03-23
    price $195,000
34. 2022-02-14
    listed $259,999 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: $1,703 · $142/mo
• Projected year-2 tax: $2,654 · $221/mo
• Expected delta: +$950/yr (+$79/mo · 55.8%)

ⓘ 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 8/10 Severe 7 d/yr ≥113°F today · 24 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: $19,525
• − Mortgage interest: −$8,122
• − Property taxes: −$1,703
• − Insurance: −$725
• − Repairs & maintenance: −$1,562
• − Management: −$1,562
• − Depreciation: −$4,218
• Taxable income: $1,633
• Est. tax owed @ 24.0%: −$392
• After-tax cash flow: $3,480/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

-44.2% since first listed

17 events — show timeline

• 2026-06-16 Price Changed $145,000 NTREIS
• 2026-05-13 Listed $165,000 NTREIS
• 2025-11-04 Sold (Public Records) — Public Records
• 2025-09-19 Price Changed $218,000 GTAR
• 2025-06-20 Price Changed $219,000 GTAR
• 2025-04-01 Price Changed $225,000 GTAR
• 2024-12-14 Price Changed $227,500 GTAR
• 2024-10-24 Price Changed $228,000 GTAR
• 2023-04-11 Sold (Public Records) — Public Records
• 2022-06-22 Sold (Public Records) — Public Records
• 2022-06-21 Sold (MLS) — NTREIS
• 2022-06-21 Sold (MLS) — GTAR
• 2022-05-23 Pending — NTREIS
• 2022-05-16 Contingent — NTREIS
• 2022-05-16 Listed $195,000 GTAR
• 2022-03-23 Price Changed $195,000 NTREIS
• 2022-02-14 Listed $259,999 NTREIS

Property tax history

+8.8%/yr

Latest (2025): $1,703 · +10.3% YoY. Source: county tax records.