411 Redbud Ln · Mount Pleasant, TX 75455

$139,000

3 bd · 2.0 ba · 1,222 sqft · SingleFamily public records · 127 Days on market

Built 1960 9,583 sqft lot $114/sqft · 29% below area Est $212k · 34% under ↓ 18% 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 +20.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.7/10.0
• 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

A wonderful and affordable starter home in a highly convenient location! This 3-bedroom, 2-bath property sits on a 0.22-acre lot and offers a great layout with room for personal updates and customization. Close to restaurants, shopping, parks, and schools, this home is ideal for buyers looking for value, location, and long-term potential.

Key facts

• Close to parks
• Close to restaurants
• Close to schools

Tags

• HIGHLY CONVENIENT LOCATION
• CLOSE TO RESTAURANTS
• CLOSE TO SHOPPING
• CLOSE TO PARKS
• CLOSE TO SCHOOLS
• ROOM FOR PERSONAL UPDATES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $139k).
• Recommended offer: $122k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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-, schools D-, amenities D-.
• 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.
• Market conditions: 382 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 47 units permitted in Titus County in 2024 (10 in 5+ unit buildings).
• This rent runs 32% 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 $961 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.07% ✓
• Cap rate: 7.93%
• Cash-on-cash: 5.85%
• DSCR: 1.26
• GRM: 7.8

CMA / ARV

• ARV (median comp): $212,139
• List price: $139,000
• Delta: -34.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
402 E Magnolia Dr	0.13mi	3/2.0	1,376 (+13%)	11mo	$229,000	$166	64
1205 E Mt Pleasant	0.66mi	3/1.0	1,252 (+2%)	18mo	$224,900	$180	46
1321 Merritt Ave	0.43mi	2/1.0 (-1)	1,115 (-9%)	22mo	$49,999	$45	38
1315 Merritt Ave	0.45mi	2/1.0 (-1)	1,072 (-12%)	14mo	$157,500	$147	38

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: -7.2%
• Equity multiple: 0.73×
• Total profit: $-10,399
• Equity at exit: $20,725

10-year hold

• IRR: 2.4%
• Equity multiple: 1.17×
• Total profit: $6,664
• Equity at exit: $12,018

Cash invested: $38,920 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,488 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$199 /mo · $2,388/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $190

Break-even live

Break-even rent $1,248

Max offer price $139,000

Occupancy floor 82%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1708 Shadywood Ln Mount Pleasant, TX	1.0–2.0	1.0–2.0	725	$975	$1.34	21d	12	0.57mi

Listing history 9 events

1. 2026-05-12
   status Pending 340-char remark

   Show marketing remark (340 chars)

   A wonderful and affordable starter home in a highly convenient location! This 3-bedroom, 2-bath property sits on a 0.22-acre lot and offers a great layout with room for personal updates and customization. Close to restaurants, shopping, parks, and schools, this home is ideal for buyers looking for value, location, and long-term potential.

2. 2026-05-08
   price $139,000 340-char remark

   Show marketing remark (340 chars)

   A wonderful and affordable starter home in a highly convenient location! This 3-bedroom, 2-bath property sits on a 0.22-acre lot and offers a great layout with room for personal updates and customization. Close to restaurants, shopping, parks, and schools, this home is ideal for buyers looking for value, location, and long-term potential.

3. 2026-04-16
   price $159,900 340-char remark

   Show marketing remark (340 chars)

   A wonderful and affordable starter home in a highly convenient location! This 3-bedroom, 2-bath property sits on a 0.22-acre lot and offers a great layout with room for personal updates and customization. Close to restaurants, shopping, parks, and schools, this home is ideal for buyers looking for value, location, and long-term potential.

4. 2026-03-19
   price $164,900 340-char remark

   Show marketing remark (340 chars)

   A wonderful and affordable starter home in a highly convenient location! This 3-bedroom, 2-bath property sits on a 0.22-acre lot and offers a great layout with room for personal updates and customization. Close to restaurants, shopping, parks, and schools, this home is ideal for buyers looking for value, location, and long-term potential.

5. 2026-01-23
   status Active 340-char remark

   Show marketing remark (340 chars)

   A wonderful and affordable starter home in a highly convenient location! This 3-bedroom, 2-bath property sits on a 0.22-acre lot and offers a great layout with room for personal updates and customization. Close to restaurants, shopping, parks, and schools, this home is ideal for buyers looking for value, location, and long-term potential.

6. 2026-01-21
   status Pending 340-char remark

   Show marketing remark (340 chars)

   A wonderful and affordable starter home in a highly convenient location! This 3-bedroom, 2-bath property sits on a 0.22-acre lot and offers a great layout with room for personal updates and customization. Close to restaurants, shopping, parks, and schools, this home is ideal for buyers looking for value, location, and long-term potential.

7. 2026-01-02
   listed $169,000 Active 340-char remark

   Show marketing remark (340 chars)

   A wonderful and affordable starter home in a highly convenient location! This 3-bedroom, 2-bath property sits on a 0.22-acre lot and offers a great layout with room for personal updates and customization. Close to restaurants, shopping, parks, and schools, this home is ideal for buyers looking for value, location, and long-term potential.

8. 2012-10-17
   soldstatus
9. 1990-11-06
   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: $2,388 · $199/mo
• Projected year-2 tax: $2,544 · $212/mo
• Expected delta: +$156/yr (+$13/mo · 6.5%)

ⓘ 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 ≥112°F today · 22 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: $17,857
• − Mortgage interest: −$7,786
• − Property taxes: −$2,388
• − Insurance: −$695
• − Repairs & maintenance: −$1,429
• − Management: −$1,429
• − Depreciation: −$4,044
• Taxable income: $88
• Est. tax owed @ 24.0%: −$21
• 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 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

-17.8% since first listed

9 events — show timeline

• 2026-05-12 Pending — GTAR
• 2026-05-08 Price Changed $139,000 GTAR
• 2026-04-16 Price Changed $159,900 GTAR
• 2026-03-19 Price Changed $164,900 GTAR
• 2026-01-23 Relisted — GTAR
• 2026-01-21 Pending — GTAR
• 2026-01-02 Listed $169,000 GTAR
• 2012-10-17 Sold (Public Records) — Public Records
• 1990-11-06 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $2,388 · +13.2% YoY. Source: county tax records.