303 King Byron Rd · Mount Vernon, TX 75480

$140,000

5 bd · 1.0 ba · 1,500 sqft · SingleFamily public records · 62 Days on market

Built 1985 0.34 ac lot $93/sqft · 78% below area ↓ 7% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• 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

Welcome to this spacious 5-bedroom, 3-bath home in the peaceful community of Scroggins, Texas, offering 2,250 sq ft of comfortable living space on over a quarter acre. This property features a well-designed layout with a large living area perfect for entertaining, a functional kitchen with ample cabinet and counter space, and generously sized bedrooms to accommodate family, guests, or a home office. The primary suite includes a private bath and plenty of room to unwind, while additional bedrooms provide flexibility for any lifestyle. Situated on a sizable lot, the outdoor space offers endless potential for gardening, recreation, or future improvements. Whether you’re looking for a full-time residence, vacation home near the lake, or an investment opportunity, this property delivers both space and value in a quiet, desirable location.

Key facts

• 0.34 acre lot
• Built 1985
• Listed 61 days

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.4% 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 $8k of equity ($968 loan paydown + $7k appreciation (5.1% local appreciation)).
• At projected returns (5.1% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($132k) 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% 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. 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.
5. 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.
6. 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: 1.90% ✓
• Cap rate: 16.40%
• Cash-on-cash: 36.09%
• DSCR: 2.61
• GRM: 4.4

CMA / ARV

• ARV (median comp): $944,861
• List price: $140,000
• Delta: -85.18%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
307 S King Lake Rd	0.27mi	4/2.5 (-1)	1,554 (+4%)	10mo	$279,500	$180	62

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 44.9%
• Equity multiple: 3.76×
• Total profit: $108,374
• Equity at exit: $80,412

10-year hold

• IRR: 42.7%
• Equity multiple: 7.69×
• Total profit: $262,296
• Equity at exit: $139,677

Cash invested: $39,200 (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: 4.4×

Monthly cashflow live

• Estimated rent: $2,666 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$135 /mo · $1,618/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$560
• Net cashflow: $1,179

Break-even live

Break-even rent $1,174

Max offer price $140,000

Occupancy floor 51%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-02
   days on market $140,000 Active 62 DOM
2. 2026-06-01
   days on market $140,000 Active 61 DOM
3. 2026-05-31
   days on market $140,000 Active 60 DOM
4. 2026-05-30
   days on market $140,000 Active 59 DOM
5. 2026-05-01
   price $140,000 851-char remark

   Show marketing remark (851 chars)

   Welcome to this spacious 5-bedroom, 3-bath home in the peaceful community of Scroggins, Texas, offering 2,250 sq ft of comfortable living space on over a quarter acre. This property features a well-designed layout with a large living area perfect for entertaining, a functional kitchen with ample cabinet and counter space, and generously sized bedrooms to accommodate family, guests, or a home office. The primary suite includes a private bath and plenty of room to unwind, while additional bedrooms provide flexibility for any lifestyle. Situated on a sizable lot, the outdoor space offers endless potential for gardening, recreation, or future improvements. Whether you’re looking for a full-time residence, vacation home near the lake, or an investment opportunity, this property delivers both space and value in a quiet, desirable location.

6. 2026-04-17
   price $145,000 851-char remark

   Show marketing remark (851 chars)

   Welcome to this spacious 5-bedroom, 3-bath home in the peaceful community of Scroggins, Texas, offering 2,250 sq ft of comfortable living space on over a quarter acre. This property features a well-designed layout with a large living area perfect for entertaining, a functional kitchen with ample cabinet and counter space, and generously sized bedrooms to accommodate family, guests, or a home office. The primary suite includes a private bath and plenty of room to unwind, while additional bedrooms provide flexibility for any lifestyle. Situated on a sizable lot, the outdoor space offers endless potential for gardening, recreation, or future improvements. Whether you’re looking for a full-time residence, vacation home near the lake, or an investment opportunity, this property delivers both space and value in a quiet, desirable location.

7. 2026-04-02
   listed $150,000 Active 851-char remark

   Show marketing remark (851 chars)

   Welcome to this spacious 5-bedroom, 3-bath home in the peaceful community of Scroggins, Texas, offering 2,250 sq ft of comfortable living space on over a quarter acre. This property features a well-designed layout with a large living area perfect for entertaining, a functional kitchen with ample cabinet and counter space, and generously sized bedrooms to accommodate family, guests, or a home office. The primary suite includes a private bath and plenty of room to unwind, while additional bedrooms provide flexibility for any lifestyle. Situated on a sizable lot, the outdoor space offers endless potential for gardening, recreation, or future improvements. Whether you’re looking for a full-time residence, vacation home near the lake, or an investment opportunity, this property delivers both space and value in a quiet, desirable location.

8. 2004-01-23
   soldstatus
9. 1989-06-14
   soldstatus
10. 1988-10-04
    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: $1,618 · $135/mo
• Projected year-2 tax: $2,562 · $214/mo
• Expected delta: +$944/yr (+$79/mo · 58.3%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 24 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: $31,993
• − Mortgage interest: −$7,842
• − Property taxes: −$1,618
• − Insurance: −$700
• − Repairs & maintenance: −$2,559
• − Management: −$2,559
• − Depreciation: −$4,073
• Taxable income: $12,641
• Est. tax owed @ 24.0%: −$3,034
• After-tax cash flow: $11,112/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

-6.7% since first listed

6 events — show timeline

• 2026-05-01 Price Changed $140,000 NTREIS
• 2026-04-17 Price Changed $145,000 NTREIS
• 2026-04-02 Listed $150,000 NTREIS
• 2004-01-23 Sold (Public Records) — Public Records
• 1989-06-14 Sold (Public Records) — Public Records
• 1988-10-04 Sold (Public Records) — Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,618 · +3.1% YoY. Source: county tax records.