240 Sweet Gum · Mount Vernon, TX 75457

$84,500

1 bd · 1.0 ba · 528 sqft · Manufactured public records · 40 Days on market

Built 2015 Fair condition $160/sqft · 33% above area Est $63k · 33% over $36/mo HOA · 4% of rent

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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 +26.8/30.0
• DSCR +9.2/10.0
• 1% rule +6.5/10.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Escape to tranquility in this charming 528-square-foot, 1-bedroom, 1-bath cabin with lake access, nestled in a beautifully landscaped, tree-filled setting. Perfect for a peaceful retreat or weekend getaway, this cozy cabin offers a blend of rustic charm and modern convenience. Enjoy your morning coffee surrounded by nature, then take advantage of the community amenities including a sparkling pool, well-maintained tennis courts, fishing at the lake just . 08 of a mile away, boating on Lake Cypress Springs and scenic walking areas. With serene surroundings and a welcoming atmosphere, this property is your ideal hideaway just steps from the water. Located in Tall Tree East.

Key facts

• Community boat ramp
• Fishing pier
• Community amenities

Tags

• TREE SHADED LOT
• COMMUNITY BOAT RAMP
• FISHING PIER
• EASY ACCESS TO BOATING
• OUTDOOR SPACE
• COMMUNITY AMENITIES

Property features AI

Finance

• HOA & community: Homeowners association with semi-annual fee of $215; Community pool and tennis court(s)

Exterior

• Utilities: Cable available; Septic tank
• Home design: Manufactured/mobile home; Residential property
• Construction: Metal siding; Wood roof
• Exterior features: Front porch; Located on a corner lot; Located on Cypress Springs (lake frontage)

Interior

• Kitchen: Electric cooktop, electric oven, electric range and refrigerator
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Electric cooktop, electric oven, electric range and refrigerator included; Vinyl flooring

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $84k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($975 rent vs $84k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 1.5% 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: 124 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 $584 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y 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 $81,965 (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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.15% ✓
• Cap rate: 9.56%
• Cash-on-cash: 11.68%
• DSCR: 1.52
• GRM: 7.2

CMA / ARV

• ARV (median comp): $63,489
• List price: $84,500
• Delta: 33.09%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
240 Sweetgum Ln	0.00mi	1/1.0	528 (0%)	7mo	$64,900	$123	94

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: 1.1%
• Equity multiple: 1.04×
• Total profit: $961
• Equity at exit: $12,599

10-year hold

• IRR: 10.7%
• Equity multiple: 1.83×
• Total profit: $19,672
• Equity at exit: $7,306

Cash invested: $23,660 (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: 124
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $975 medium
• Mortgage (P&I): −$443
• Tax from tax record: −$26 /mo · $307/yr
• Insurance: −$35
• HOA: −$36
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $230

Break-even live

Break-even rent $683

Max offer price $84,500

Occupancy floor 71%

Sensitivity live

Price	-10% $278	-5% $254	+0% $230	+5% $206	+10% $182
Rent	-10% $153	-5% $192	+0% $230	+5% $269	+10% $307
Rate	-1.0pp $273	-0.5pp $252	base $230	+0.5pp $208	+1.0pp $186

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: $21,125
• Closing costs: $2,535
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $36 · $432/yr
• Likely covers: waterpool

Listing history 27 events

1. 2026-06-21
   days on market $84,500 Active 40 DOM
2. 2026-06-19
   days on market $84,500 Active 38 DOM
3. 2026-06-18
   days on market $84,500 Active 37 DOM
4. 2026-06-17
   days on market $84,500 Active 36 DOM
5. 2026-06-16
   days on market $84,500 Active 35 DOM
6. 2026-06-15
   days on market $84,500 Active 34 DOM
7. 2026-06-14
   days on market $84,500 Active 32 DOM
8. 2026-06-12
   days on market $84,500 Active 31 DOM
9. 2026-06-09
   days on market $84,500 Active 28 DOM
10. 2026-06-08
    days on market $84,500 Active 27 DOM
11. 2026-06-07
    days on market $84,500 Active 26 DOM
12. 2026-06-05
    days on market $84,500 Active 24 DOM
13. 2026-06-02
    days on market $84,500 Active 21 DOM
14. 2026-06-01
    days on market $84,500 Active 20 DOM
15. 2026-05-31
    days on market $84,500 Active 19 DOM
16. 2026-05-30
    days on market $84,500 Active 18 DOM
17. 2026-05-12
    listed $84,500 Active 875-char remark
18. 2025-11-10
    soldstatus Closed 679-char remark

    Show marketing remark (574 chars)

    Escape to tranquility in this charming 528-square-foot, 1-bedroom, 1-bath cabin with lake access, nestled in a beautifully landscaped, tree-filled setting. Perfect for a peaceful retreat or weekend getaway, this cozy cabin offers a blend of rustic charm and modern convenience. Enjoy your morning coffee surrounded by nature, then take advantage of the community amenities including a sparkling pool, well-maintained tennis courts, and scenic walking areas. With serene surroundings and a welcoming atmosphere, this property is your ideal hideaway just steps from the water.

19. 2025-11-10
    soldstatus Closed

    Show marketing remark (574 chars)

    Escape to tranquility in this charming 528-square-foot, 1-bedroom, 1-bath cabin with lake access, nestled in a beautifully landscaped, tree-filled setting. Perfect for a peaceful retreat or weekend getaway, this cozy cabin offers a blend of rustic charm and modern convenience. Enjoy your morning coffee surrounded by nature, then take advantage of the community amenities including a sparkling pool, well-maintained tennis courts, and scenic walking areas. With serene surroundings and a welcoming atmosphere, this property is your ideal hideaway just steps from the water.

20. 2025-10-28
    status Pending 679-char remark

    Show marketing remark (574 chars)

    Escape to tranquility in this charming 528-square-foot, 1-bedroom, 1-bath cabin with lake access, nestled in a beautifully landscaped, tree-filled setting. Perfect for a peaceful retreat or weekend getaway, this cozy cabin offers a blend of rustic charm and modern convenience. Enjoy your morning coffee surrounded by nature, then take advantage of the community amenities including a sparkling pool, well-maintained tennis courts, and scenic walking areas. With serene surroundings and a welcoming atmosphere, this property is your ideal hideaway just steps from the water.

21. 2025-10-28
    status Pending

    Show marketing remark (574 chars)

    Escape to tranquility in this charming 528-square-foot, 1-bedroom, 1-bath cabin with lake access, nestled in a beautifully landscaped, tree-filled setting. Perfect for a peaceful retreat or weekend getaway, this cozy cabin offers a blend of rustic charm and modern convenience. Enjoy your morning coffee surrounded by nature, then take advantage of the community amenities including a sparkling pool, well-maintained tennis courts, and scenic walking areas. With serene surroundings and a welcoming atmosphere, this property is your ideal hideaway just steps from the water.

22. 2025-07-23
    status Active

    Show marketing remark (574 chars)

    Escape to tranquility in this charming 528-square-foot, 1-bedroom, 1-bath cabin with lake access, nestled in a beautifully landscaped, tree-filled setting. Perfect for a peaceful retreat or weekend getaway, this cozy cabin offers a blend of rustic charm and modern convenience. Enjoy your morning coffee surrounded by nature, then take advantage of the community amenities including a sparkling pool, well-maintained tennis courts, and scenic walking areas. With serene surroundings and a welcoming atmosphere, this property is your ideal hideaway just steps from the water.

23. 2025-06-09
    status Pending

    Show marketing remark (574 chars)

    Escape to tranquility in this charming 528-square-foot, 1-bedroom, 1-bath cabin with lake access, nestled in a beautifully landscaped, tree-filled setting. Perfect for a peaceful retreat or weekend getaway, this cozy cabin offers a blend of rustic charm and modern convenience. Enjoy your morning coffee surrounded by nature, then take advantage of the community amenities including a sparkling pool, well-maintained tennis courts, and scenic walking areas. With serene surroundings and a welcoming atmosphere, this property is your ideal hideaway just steps from the water.

24. 2025-05-02
    listed $64,900 Active

    Show marketing remark (574 chars)

    Escape to tranquility in this charming 528-square-foot, 1-bedroom, 1-bath cabin with lake access, nestled in a beautifully landscaped, tree-filled setting. Perfect for a peaceful retreat or weekend getaway, this cozy cabin offers a blend of rustic charm and modern convenience. Enjoy your morning coffee surrounded by nature, then take advantage of the community amenities including a sparkling pool, well-maintained tennis courts, and scenic walking areas. With serene surroundings and a welcoming atmosphere, this property is your ideal hideaway just steps from the water.

25. 2025-04-23
    listed $64,900 Active 679-char remark

    Show marketing remark (679 chars)

    Escape to tranquility in this charming 528-square-foot, 1-bedroom, 1-bath cabin with lake access, nestled in a beautifully landscaped, tree-filled setting. Perfect for a peaceful retreat or weekend getaway, this cozy cabin offers a blend of rustic charm and modern convenience. Enjoy your morning coffee surrounded by nature, then take advantage of the community amenities including a sparkling pool, well-maintained tennis courts, fishing at the lake just . 08 of a mile away, boating on Lake Cypress Springs and scenic walking areas. With serene surroundings and a welcoming atmosphere, this property is your ideal hideaway just steps from the water. Located in Tall Tree East.

26. 2020-06-05
    soldstatus
27. 2020-05-07
    listed $48,100

ⓘ 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: $307 · $26/mo
• Projected year-2 tax: $1,546 · $129/mo
• Expected delta: +$1,240/yr (+$103/mo · 404.4%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°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: $11,699
• − Mortgage interest: −$4,733
• − Property taxes: −$307
• − Insurance: −$422
• − Repairs & maintenance: −$936
• − Management: −$936
• − HOA: −$432
• − Depreciation: −$2,458
• Taxable income: $1,474
• Est. tax owed @ 24.0%: −$354
• After-tax cash flow: $2,409/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and updates to its kitchen and bathroom, as well as repairs to the deck and porch. The home has average condition and could benefit from a fresh paint job and modern updates to increase its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Moderate kitchen appliances — dated and worn
• Moderate kitchen countertops — dated and worn
• Moderate bathroom fixtures — basic and worn
• Moderate deck and porch — wooden and weathered

Value-add opportunities

• Resale update kitchen with new cabinets and appliances — modern kitchen will attract more buyers
• Resale update bathroom fixtures — modern bathroom will attract more buyers
• Both repair and paint interior walls — improves appearance and value
• Both repair deck and porch — improves appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
kitchen appliances · dated and worn	Moderate	$3,000–15,000
kitchen countertops · dated and worn	Moderate	$3,000–15,000
bathroom fixtures · basic and worn	Moderate	$3,000–15,000
deck and porch · wooden and weathered	Moderate	$3,000–15,000
Total estimated repair cost · 5 items		$15,000–75,000

Value-add ROI direction

• Resale update kitchen with new cabinets and appliances — modern kitchen will attract more buyers ↑
• Resale update bathroom fixtures — modern bathroom will attract more buyers ↑
• Both repair and paint interior walls — improves appearance and value ↑
• Both repair deck and porch — improves appearance and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 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

+75.7% since first listed

11 events — show timeline

• 2026-05-12 Listed $84,500 GTAR
• 2025-11-10 Sold (MLS) — NTREIS
• 2025-11-10 Sold (MLS) — LAAR
• 2025-10-28 Pending — LAAR
• 2025-10-28 Pending — NTREIS
• 2025-07-23 Relisted — NTREIS
• 2025-06-09 Pending — NTREIS
• 2025-05-02 Listed $64,900 NTREIS
• 2025-04-23 Listed $64,900 LAAR
• 2020-06-05 Sold (MLS) — GTAR
• 2020-05-07 Listed $48,100 GTAR

Property tax history

+0.5%/yr

Latest (2022): $307 · -2.4% YoY. Source: county tax records.