316 Kaufman · Mount Vernon, TX 75457

$128,900

2 bd · 1.0 ba · 980 sqft · SingleFamily public records · 287 Days on market

Built 1984 10,019 sqft lot $132/sqft · 5% above area Est $156k · 17% under ↓ 16% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +14.2/30.0
• DSCR +4.3/10.0
• 1% rule +3.9/10.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-Bedroom Home Across from City Park – Mt. Vernon, TX. Welcome home to this cozy and well-kept 2-bedroom, 1-bath home located right across from the city park in the heart of Mt. Vernon! Whether you're a first-time buyer, downsizing, or looking for a smart investment, this home offers comfort, convenience, and a prime location. Enjoy peaceful park views from your front yard, along with easy access to walking trails, playgrounds, and community events. The home features a spacious living area, an efficient kitchen, and two comfortable bedrooms perfect for relaxing or working from home. Situated in a quiet neighborhood just minutes from schools, shopping, dining and all the charm of Mt. Vernon Texas! This move-in-ready property won’t last long—schedule your showing today and enjoy small-town living at its best!

Key facts

• 0.23 acre lot
• Parking
• Built 1984

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $21 ($257/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (11.4% below list).
• Recommended offer: $113k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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.
• Market conditions: 125 active listings in the ZIP; 7 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $891 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 287 days — a 12% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,432 (12.0% below list)

Questions for the listing agent

1. It's been on market 287 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.89% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.71%
• DSCR: 1.03
• GRM: 9.4

CMA / ARV

• ARV (median comp): $156,196
• List price: $128,900
• Delta: -17.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Carthel	0.21mi	2/1.0	1,008 (+3%)	9mo	$65,000	$64	78
205 W Rutherford St	0.44mi	2/1.0	1,024 (+4%)	2mo	$99,900	$98	70
200 Miller St	0.24mi	2/2.0	1,088 (+11%)	1mo	$164,900	$152	66
205 Pecan St	0.15mi	1/1.0 (-1)	840 (-14%)	6mo	$75,000	$89	59
214 Yates	0.18mi	3/2.0 (+1)	1,057 (+8%)	21mo	$187,000	$177	52
103 Parchman St	0.32mi	2/2.0	883 (-10%)	23mo	$179,000	$203	46
515 Fleming St	0.60mi	2/2.0	1,100 (+12%)	8mo	$129,000	$117	41

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: -15.2%
• Equity multiple: 0.46×
• Total profit: $-19,513
• Equity at exit: $19,219

10-year hold

• IRR: -6.6%
• Equity multiple: 0.58×
• Total profit: $-15,193
• Equity at exit: $11,145

Cash invested: $36,092 (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 75457

• Home prices YoY: -24.4%
• Active inventory: 125
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,142 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$151 /mo · $1,809/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $21

Break-even live

Break-even rent $1,114

Max offer price $128,900

Occupancy floor 93%

Sensitivity live

Price	-10% $94	-5% $58	+0% $21	+5% $-15	+10% $-52
Rent	-10% $-69	-5% $-24	+0% $21	+5% $66	+10% $112
Rate	-1.0pp $86	-0.5pp $54	base $21	+0.5pp $-12	+1.0pp $-46

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: $32,225
• Closing costs: $3,867
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $128,900 Active 287 DOM
2. 2026-06-18
   days on market $128,900 Active 286 DOM
3. 2026-06-17
   days on market $128,900 Active 285 DOM
4. 2026-06-16
   days on market $128,900 Active 284 DOM
5. 2026-06-15
   days on market $128,900 Active 283 DOM
6. 2026-06-14
   days on market $128,900 Active 281 DOM
7. 2026-06-12
   days on market $128,900 Active 280 DOM
8. 2026-06-09
   days on market $128,900 Active 277 DOM
9. 2026-06-08
   days on market $128,900 Active 276 DOM
10. 2026-06-07
    days on market $128,900 Active 275 DOM
11. 2026-06-05
    days on market $128,900 Active 273 DOM
12. 2026-06-02
    days on market $128,900 Active 270 DOM
13. 2026-06-01
    days on market $128,900 Active 269 DOM
14. 2026-05-31
    days on market $128,900 Active 268 DOM
15. 2026-05-30
    days on market $128,900 Active 267 DOM
16. 2026-04-20
    price $128,900 845-char remark

    Show marketing remark (845 chars)

    Charming 2-Bedroom Home Across from City Park – Mt. Vernon, TX. Welcome home to this cozy and well-kept 2-bedroom, 1-bath home located right across from the city park in the heart of Mt. Vernon! Whether you're a first-time buyer, downsizing, or looking for a smart investment, this home offers comfort, convenience, and a prime location. Enjoy peaceful park views from your front yard, along with easy access to walking trails, playgrounds, and community events. The home features a spacious living area, an efficient kitchen, and two comfortable bedrooms perfect for relaxing or working from home. Situated in a quiet neighborhood just minutes from schools, shopping, dining and all the charm of Mt. Vernon Texas! This move-in-ready property won’t last long—schedule your showing today and enjoy small-town living at its best!

17. 2026-01-27
    price $138,900 845-char remark

    Show marketing remark (845 chars)

    Charming 2-Bedroom Home Across from City Park – Mt. Vernon, TX. Welcome home to this cozy and well-kept 2-bedroom, 1-bath home located right across from the city park in the heart of Mt. Vernon! Whether you're a first-time buyer, downsizing, or looking for a smart investment, this home offers comfort, convenience, and a prime location. Enjoy peaceful park views from your front yard, along with easy access to walking trails, playgrounds, and community events. The home features a spacious living area, an efficient kitchen, and two comfortable bedrooms perfect for relaxing or working from home. Situated in a quiet neighborhood just minutes from schools, shopping, dining and all the charm of Mt. Vernon Texas! This move-in-ready property won’t last long—schedule your showing today and enjoy small-town living at its best!

18. 2025-09-05
    listed $153,900 Active 845-char remark

    Show marketing remark (845 chars)

    Charming 2-Bedroom Home Across from City Park – Mt. Vernon, TX. Welcome home to this cozy and well-kept 2-bedroom, 1-bath home located right across from the city park in the heart of Mt. Vernon! Whether you're a first-time buyer, downsizing, or looking for a smart investment, this home offers comfort, convenience, and a prime location. Enjoy peaceful park views from your front yard, along with easy access to walking trails, playgrounds, and community events. The home features a spacious living area, an efficient kitchen, and two comfortable bedrooms perfect for relaxing or working from home. Situated in a quiet neighborhood just minutes from schools, shopping, dining and all the charm of Mt. Vernon Texas! This move-in-ready property won’t last long—schedule your showing today and enjoy small-town living at its best!

19. 2003-09-30
    soldstatus
20. 2000-04-14
    soldstatus
21. 1996-03-07
    soldstatus
22. 1994-04-05
    soldstatus
23. 1990-01-16
    soldstatus
24. 1982-04-16
    soldstatus
25. 1982-03-09
    soldstatus
26. 1981-04-06
    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: $1,809 · $151/mo
• Projected year-2 tax: $2,359 · $197/mo
• Expected delta: +$550/yr (+$46/mo · 30.4%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 25 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: $13,699
• − Mortgage interest: −$7,220
• − Property taxes: −$1,809
• − Insurance: −$644
• − Repairs & maintenance: −$1,096
• − Management: −$1,096
• − Depreciation: −$3,750
• Taxable loss: −$1,917
• Est. tax savings @ 24.0%: +$460
• After-tax cash flow: $717/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

• Census place: Mount Vernon, TX
• Population (ZIP): 6,115

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 16% Two or more races 14% Black 8%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 4% Scotch-Irish 1% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 86% English-only · Spanish 12% German/W. Germanic 1% French/Haitian/Cajun 1%

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: ▼ -62.55%
• Current HPI: 194.2582
• 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

-16.2% since first listed

11 events — show timeline

• 2026-04-20 Price Changed $128,900 NTREIS
• 2026-01-27 Price Changed $138,900 NTREIS
• 2025-09-05 Listed $153,900 NTREIS
• 2003-09-30 Sold (Public Records) — Public Records
• 2000-04-14 Sold (Public Records) — Public Records
• 1996-03-07 Sold (Public Records) — Public Records
• 1994-04-05 Sold (Public Records) — Public Records
• 1990-01-16 Sold (Public Records) — Public Records
• 1982-04-16 Sold (Public Records) — Public Records
• 1982-03-09 Sold (Public Records) — Public Records
• 1981-04-06 Sold (Public Records) — Public Records

Property tax history

+8.2%/yr

Latest (2025): $1,809 · +2.3% YoY. Source: county tax records.