105 W Rutherford St · Mount Vernon, TX 75457

$155,000

3 bd · 1.0 ba · 1,475 sqft · SingleFamily public records · 78 Days on market

Built 1980 0.28 ac lot $105/sqft · 14% below area Est $181k · 14% under

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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 +14.0/15.0
• Cash flow +8.8/30.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming single-story home in the heart of Mount Vernon, TX. This brick residence offers 3 bedrooms, 2 baths, and an inviting open living space filled with natural light. Enjoy the cozy fireplace, eat-in kitchen, and a 2-car garage. Perfectly situated near schools, shopping, and local amenities, it blends small-town charm with modern comfort, creating a warm and welcoming place to call home at 105 W Rutherford Street.

Key facts

• Near schools
• Near shopping
• Open living space

Tags

• SINGLE-STORY HOME
• OPEN LIVING SPACE
• COZY FIREPLACE
• EAT-IN KITCHEN
• NEAR SCHOOLS
• NEAR SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-128 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $132k (14.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (14.9% below list).
• Recommended offer: $132k (14.9% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask has dropped $20k (11%) 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; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,965 (14.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.85% ✗
• Cap rate: 5.30%
• Cash-on-cash: -3.54%
• DSCR: 0.84
• GRM: 9.8

CMA / ARV

• ARV (median comp): $181,214
• List price: $155,000
• Delta: -14.47%
• 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
505 Fleming	0.43mi	3/2.0	1,511 (+2%)	1mo	$249,000	$165	71
102 Holly Park St	0.41mi	2/1.0 (-1)	1,270 (-14%)	6mo	$149,999	$118	47
119 Carthel St	0.60mi	2/1.5 (-1)	1,420 (-4%)	17mo	$155,000	$109	44
206 Keith St	0.48mi	2/1.0 (-1)	1,292 (-12%)	15mo	$60,000	$46	40

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: -22.2%
• Equity multiple: 0.24×
• Total profit: $-33,199
• Equity at exit: $23,111

10-year hold

• IRR: -16.0%
• Equity multiple: 0.10×
• Total profit: $-39,092
• Equity at exit: $13,402

Cash invested: $43,400 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,320 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$293 /mo · $3,519/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $-128

Break-even live

Break-even rent $1,482

Max offer price $132,357

Occupancy floor —

Sensitivity live

Price	-10% $-40	-5% $-84	+0% $-128	+5% $-172	+10% $-216
Rent	-10% $-232	-5% $-180	+0% $-128	+5% $-76	+10% $-24
Rate	-1.0pp $-50	-0.5pp $-89	base $-128	+0.5pp $-168	+1.0pp $-209

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-04-23
   price $155,000 421-char remark

   Show marketing remark (421 chars)

   Charming single-story home in the heart of Mount Vernon, TX. This brick residence offers 3 bedrooms, 2 baths, and an inviting open living space filled with natural light. Enjoy the cozy fireplace, eat-in kitchen, and a 2-car garage. Perfectly situated near schools, shopping, and local amenities, it blends small-town charm with modern comfort, creating a warm and welcoming place to call home at 105 W Rutherford Street.

2. 2026-04-10
   price $165,000 421-char remark

   Show marketing remark (421 chars)

   Charming single-story home in the heart of Mount Vernon, TX. This brick residence offers 3 bedrooms, 2 baths, and an inviting open living space filled with natural light. Enjoy the cozy fireplace, eat-in kitchen, and a 2-car garage. Perfectly situated near schools, shopping, and local amenities, it blends small-town charm with modern comfort, creating a warm and welcoming place to call home at 105 W Rutherford Street.

3. 2026-03-05
   listed $175,000 Active 421-char remark

   Show marketing remark (421 chars)

   Charming single-story home in the heart of Mount Vernon, TX. This brick residence offers 3 bedrooms, 2 baths, and an inviting open living space filled with natural light. Enjoy the cozy fireplace, eat-in kitchen, and a 2-car garage. Perfectly situated near schools, shopping, and local amenities, it blends small-town charm with modern comfort, creating a warm and welcoming place to call home at 105 W Rutherford Street.

4. 2022-10-06
   soldstatus
5. 2022-09-13
   soldstatus Closed 144-char remark

   Show marketing remark (144 chars)

   Take a look at this super cute 3 bedroom 2 bath. Just minutes away from shopping, dining, and MVISD. Schedule your appointment for a tour today!

6. 2022-09-09
   soldstatus
7. 2022-08-14
   status Pending 144-char remark

   Show marketing remark (144 chars)

   Take a look at this super cute 3 bedroom 2 bath. Just minutes away from shopping, dining, and MVISD. Schedule your appointment for a tour today!

8. 2022-08-06
   listed Active Option Contract 144-char remark

   Show marketing remark (144 chars)

   Take a look at this super cute 3 bedroom 2 bath. Just minutes away from shopping, dining, and MVISD. Schedule your appointment for a tour today!

9. 2022-08-06
   listed $194,900

   Show marketing remark (144 chars)

   Take a look at this super cute 3 bedroom 2 bath. Just minutes away from shopping, dining, and MVISD. Schedule your appointment for a tour today!

10. 2022-07-25
    listed $194,900 144-char remark

    Show marketing remark (144 chars)

    Take a look at this super cute 3 bedroom 2 bath. Just minutes away from shopping, dining, and MVISD. Schedule your appointment for a tour today!

11. 2019-01-02
    soldstatus
12. 2018-12-27
    soldstatus
13. 2018-11-16
    listed $85,900
14. 2013-05-24
    soldstatus
15. 1999-04-05
    soldstatus
16. 1992-06-30
    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: $3,519 · $293/mo
• Projected year-2 tax: $3,519 · $293/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7/10 Severe 7 d/yr ≥110°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: $15,836
• − Mortgage interest: −$8,682
• − Property taxes: −$3,519
• − Insurance: −$775
• − Repairs & maintenance: −$1,267
• − Management: −$1,267
• − Depreciation: −$4,509
• Taxable loss: −$4,184
• Est. tax savings @ 24.0%: +$1,004
• After-tax cash flow: $-534/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

+80.4% since first listed

16 events — show timeline

• 2026-04-23 Price Changed $155,000 HARMLS
• 2026-04-10 Price Changed $165,000 HARMLS
• 2026-03-05 Listed $175,000 HARMLS
• 2022-10-06 Sold (Public Records) — Public Records
• 2022-09-13 Sold (MLS) — NTREIS
• 2022-09-09 Sold (MLS) — GTAR
• 2022-08-14 Pending — NTREIS
• 2022-08-06 Listed — NTREIS
• 2022-08-06 Listed $194,900 GTAR
• 2022-07-25 Listed $194,900 NTREIS
• 2019-01-02 Sold (Public Records) — Public Records
• 2018-12-27 Sold (MLS) — GTAR
• 2018-11-16 Listed $85,900 GTAR
• 2013-05-24 Sold (Public Records) — Public Records
• 1999-04-05 Sold (Public Records) — Public Records
• 1992-06-30 Sold (Public Records) — Public Records

Property tax history

+7.5%/yr

Latest (2025): $3,519 · +7.7% YoY. Source: county tax records.