105 Llano Ct · Mount Vernon, TX 75480

$215,000

3 bd · 1.0 ba · 1,514 sqft · SingleFamily public records · 127 Days on market

Built 1997 0.26 ac lot $142/sqft · 30% below area Est $309k · 30% under $141/mo HOA · 6% of rent

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Why this score? — see what drove the B 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 +22.1/30.0
• ARV discount +15.0/15.0
• Appreciation +7.6/10.0
• DSCR +7.1/10.0
• 1% rule +6.2/10.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming and beautifully refreshed 3BR-2BA home in the sought-after Pine Valley community near Lake Cypress Springs. This 1,514 sq ft home sits on a quiet cul-de-sac and backs to a designated greenbelt, offering added privacy and peacefulwooded views. Interior updates include new paint throughout, new vinyl plank flooring, and a new roof in 2023. The open living area, functional kitchen, and split-bedroom layout make the space feel bright, comfortable, and move-in ready. Washer, dryer, and refrigerator convey, making an easy transition for the next owner. Enjoy access to Pine Valley’samenities—pool, clubhouse, playground, and more—just minutes from the marina and lake recreation.

Key facts

• Designated greenbelt
• Functional kitchen
• New paint

Tags

• DESIGNATED GREENBELT
• NEW PAINT
• NEW VINYL PLANK FLOORING
• NEW ROOF
• OPEN LIVING AREA
• FUNCTIONAL KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $189k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: 96 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 $13k of equity ($1k loan paydown + $11k appreciation (5.1% local appreciation)).
• At projected returns (5.1% appreciation + 3.0% rent growth), your $60k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y ago; this cycle's ask has dropped $32k (13%) 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 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,200 (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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 8.23%
• Cash-on-cash: 6.93%
• DSCR: 1.31
• GRM: 7.5

CMA / ARV

• ARV (median comp): $309,112
• List price: $215,000
• Delta: -30.45%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 19.1%
• Equity multiple: 2.22×
• Total profit: $73,337
• Equity at exit: $123,489

10-year hold

• IRR: 19.0%
• Equity multiple: 4.36×
• Total profit: $202,014
• Equity at exit: $214,504

Cash invested: $60,200 (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: 96
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,402 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$192 /mo · $2,300/yr
• Insurance: −$90
• HOA: −$141
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $348

Break-even live

Break-even rent $1,962

Max offer price $215,000

Occupancy floor 81%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

HOA detail

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

Listing history 28 events

1. 2026-06-12
   statusdays on market $215,000 Pending 127 DOM
2. 2026-06-09
   days on market $215,000 Active Option Contract 124 DOM
3. 2026-06-08
   days on market $215,000 Active Option Contract 123 DOM
4. 2026-06-07
   days on market $215,000 Active Option Contract 122 DOM
5. 2026-06-05
   days on market $215,000 Active Option Contract 120 DOM
6. 2026-06-02
   days on market $215,000 Active Option Contract 117 DOM
7. 2026-06-01
   status $215,000 Active Option Contract 116 DOM
8. 2026-06-01
   days on market $215,000 Active 116 DOM
9. 2026-05-31
   days on market $215,000 Active 115 DOM
10. 2026-05-30
    days on market $215,000 Active 114 DOM
11. 2026-03-26
    price $215,000 706-char remark

    Show marketing remark (712 chars)

    Charming and beautifully refreshed 3BR/2BA home in the sought-after Pine Valley community near Lake Cypress Springs. This 1,514 sq ft home sits on a quiet cul-de-sac and backs to a designated greenbelt, offering added privacy and peaceful wooded views. Interior updates include new paint throughout, new vinyl plank flooring, and a new roof in 2023. The open living area, functional kitchen, and split-bedroom layout make the space feel bright, comfortable, and move-in ready. Washer, dryer, and refrigerator all convey, making an easy transition for the next owner. Enjoy access to Pine Valley’s amenities—pool, clubhouse, playground, and more—just minutes from the marina and lake recreation.

12. 2026-03-26
    price $215,000 712-char remark

    Show marketing remark (712 chars)

    Charming and beautifully refreshed 3BR/2BA home in the sought-after Pine Valley community near Lake Cypress Springs. This 1,514 sq ft home sits on a quiet cul-de-sac and backs to a designated greenbelt, offering added privacy and peaceful wooded views. Interior updates include new paint throughout, new vinyl plank flooring, and a new roof in 2023. The open living area, functional kitchen, and split-bedroom layout make the space feel bright, comfortable, and move-in ready. Washer, dryer, and refrigerator all convey, making an easy transition for the next owner. Enjoy access to Pine Valley’s amenities—pool, clubhouse, playground, and more—just minutes from the marina and lake recreation.

13. 2026-03-18
    price $225,000 706-char remark

    Show marketing remark (712 chars)

    Charming and beautifully refreshed 3BR/2BA home in the sought-after Pine Valley community near Lake Cypress Springs. This 1,514 sq ft home sits on a quiet cul-de-sac and backs to a designated greenbelt, offering added privacy and peaceful wooded views. Interior updates include new paint throughout, new vinyl plank flooring, and a new roof in 2023. The open living area, functional kitchen, and split-bedroom layout make the space feel bright, comfortable, and move-in ready. Washer, dryer, and refrigerator all convey, making an easy transition for the next owner. Enjoy access to Pine Valley’s amenities—pool, clubhouse, playground, and more—just minutes from the marina and lake recreation.

14. 2026-03-18
    price $225,000 712-char remark

    Show marketing remark (712 chars)

    Charming and beautifully refreshed 3BR/2BA home in the sought-after Pine Valley community near Lake Cypress Springs. This 1,514 sq ft home sits on a quiet cul-de-sac and backs to a designated greenbelt, offering added privacy and peaceful wooded views. Interior updates include new paint throughout, new vinyl plank flooring, and a new roof in 2023. The open living area, functional kitchen, and split-bedroom layout make the space feel bright, comfortable, and move-in ready. Washer, dryer, and refrigerator all convey, making an easy transition for the next owner. Enjoy access to Pine Valley’s amenities—pool, clubhouse, playground, and more—just minutes from the marina and lake recreation.

15. 2026-02-05
    price $247,000 712-char remark

    Show marketing remark (706 chars)

    Charming and beautifully refreshed 3BR-2BA home in the sought-after Pine Valley community near Lake Cypress Springs. This 1,514 sq ft home sits on a quiet cul-de-sac and backs to a designated greenbelt, offering added privacy and peacefulwooded views. Interior updates include new paint throughout, new vinyl plank flooring, and a new roof in 2023. The open living area, functional kitchen, and split-bedroom layout make the space feel bright, comfortable, and move-in ready. Washer, dryer, and refrigerator convey, making an easy transition for the next owner. Enjoy access to Pine Valley’samenities—pool, clubhouse, playground, and more—just minutes from the marina and lake recreation.

16. 2026-02-05
    listed $247,000 Active 706-char remark

    Show marketing remark (706 chars)

    Charming and beautifully refreshed 3BR-2BA home in the sought-after Pine Valley community near Lake Cypress Springs. This 1,514 sq ft home sits on a quiet cul-de-sac and backs to a designated greenbelt, offering added privacy and peacefulwooded views. Interior updates include new paint throughout, new vinyl plank flooring, and a new roof in 2023. The open living area, functional kitchen, and split-bedroom layout make the space feel bright, comfortable, and move-in ready. Washer, dryer, and refrigerator convey, making an easy transition for the next owner. Enjoy access to Pine Valley’samenities—pool, clubhouse, playground, and more—just minutes from the marina and lake recreation.

17. 2025-11-14
    listed $259,000 Active 712-char remark

    Show marketing remark (712 chars)

    Charming and beautifully refreshed 3BR/2BA home in the sought-after Pine Valley community near Lake Cypress Springs. This 1,514 sq ft home sits on a quiet cul-de-sac and backs to a designated greenbelt, offering added privacy and peaceful wooded views. Interior updates include new paint throughout, new vinyl plank flooring, and a new roof in 2023. The open living area, functional kitchen, and split-bedroom layout make the space feel bright, comfortable, and move-in ready. Washer, dryer, and refrigerator all convey, making an easy transition for the next owner. Enjoy access to Pine Valley’s amenities—pool, clubhouse, playground, and more—just minutes from the marina and lake recreation.

18. 2022-07-18
    soldstatus
19. 2022-07-18
    soldstatus Closed
20. 2022-06-27
    status Pending
21. 2022-06-16
    historical Active Option Contract
22. 2022-06-16
    listed $155,000
23. 2022-06-13
    listed $155,000 Active
24. 2015-02-05
    soldstatus
25. 2015-01-26
    soldstatus
26. 2014-12-14
    listed $79,500
27. 1997-02-21
    soldstatus
28. 1988-10-17
    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: $2,300 · $192/mo
• Projected year-2 tax: $3,934 · $328/mo
• Expected delta: +$1,634/yr (+$136/mo · 71.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 6 d/yr ≥110°F today · 21 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: $28,824
• − Mortgage interest: −$12,043
• − Property taxes: −$2,300
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,306
• − Management: −$2,306
• − HOA: −$1,692
• − Depreciation: −$6,255
• Taxable income: $847
• Est. tax owed @ 24.0%: −$203
• After-tax cash flow: $3,971/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

+170.4% since first listed

18 events — show timeline

• 2026-03-26 Price Changed $215,000 NTREIS
• 2026-03-26 Price Changed $215,000 GTAR
• 2026-03-18 Price Changed $225,000 NTREIS
• 2026-03-18 Price Changed $225,000 GTAR
• 2026-02-05 Price Changed $247,000 GTAR
• 2026-02-05 Listed $247,000 NTREIS
• 2025-11-14 Listed $259,000 GTAR
• 2022-07-18 Sold (MLS) — NTREIS
• 2022-07-18 Sold (MLS) — GTAR
• 2022-06-27 Pending — NTREIS
• 2022-06-16 Contingent — NTREIS
• 2022-06-16 Listed $155,000 GTAR
• 2022-06-13 Listed $155,000 NTREIS
• 2015-02-05 Sold (Public Records) — Public Records
• 2015-01-26 Sold (MLS) — GTAR
• 2014-12-14 Listed $79,500 GTAR
• 1997-02-21 Sold (Public Records) — Public Records
• 1988-10-17 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2025): $2,300 · -4.7% YoY. Source: county tax records.