309 S King Lake Rd · Mount Vernon, TX 75480

$359,000

3 bd · 1.0 ba · 1,689 sqft · SingleFamily public records · 41 Days on market

Built 1980 0.73 ac lot $213/sqft · 17% below area Est $471k · 24% under $95/mo HOA · 3% 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 +17.2/30.0
• ARV discount +15.0/15.0
• Appreciation +7.6/10.0
• DSCR +5.4/10.0
• 1% rule +4.6/10.0
• 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

NEW kitchen remodel, NEW windows, NEW subfloor and flooring throughout, NEW lighting and fixtures, HVAC and roof is only 3 years old! Foundation is solid! The Lake Lifestyle, Reimagined: Modern Luxury Without the Waterfront Premium. Tucked away in the premier gated community of Kings Country at Lake Cypress Springs, this impeccably remodeled turn-key retreat offers the perfect blend of sophisticated design and unmatched utility. Situated on a rare, expansive 3/4 acre lot, this 3-bedroom, 2.5-bathroom residence delivers the peace and privacy that tight neighborhood lots lack—all while sitting just a short, effortless walk from the community boat ramp. Launch your boat and be on the water in minutes, completely bypassing the steep price tag and endless maintenance of shoreline ownership. Inside, the home has been meticulously updated to impress. Modern tones, high-end designer fixtures, and luxury vinyl plank flooring flow through a seamless, open-concept layout crafted for easy lakeside entertaining. The experience flows effortlessly outdoors to a large, inviting deck perfect for summer grilling, a covered seating area with a 50" TV for watching sports or your favorite movie outdoors even when it's raining, a dedicated fire pit area for East Texas evenings, and a fully fenced backyard ensuring pets play safely. For those who value practical space just as much as premium design, the property boasts a spacious 2-car garage and a dedicated workshop area—providing the ultimate setup for lake gear, tools, and recreational storage. Avoid the upkeep, skip the renovations, and claim your own piece of modern farmhouse luxury at the lake.

Key facts

• Gated community
• Large deck
• Community boat ramp

Tags

• GATED COMMUNITY
• REMODELED RESIDENCE
• THREE-QUARTERS OF AN ACRE
• COMMUNITY BOAT RAMP
• OPEN-CONCEPT LIVING
• LARGE DECK

Property features AI

Finance

• Other: Possession negotiable; Listing terms: Exclusive Right To Sell
• Financial info: Accepts Cash, Conventional, FHA; No second mortgage reported
• HOA & community: Mandatory association (Kings Country POA); Quarterly association fee ($285); Association fee includes full use of facilities; Community amenities: boat ramp, club house, fishing, lake, playground, tennis court(s)

Exterior

• Parking: 2 covered parking spaces; 2-car attached garage; Additional parking and driveway
• Security: Gated community; Audio surveillance noted
• Utilities: Aerobic septic
• Home design: Single family residence; Residential property; One story; Entry level: 1; Built in 1980
• Construction: Composition roof; Combination foundation; Year built 1980
• Exterior features: Fenced with privacy fencing; Covered patio; Deck; Acreage lot with few trees; Waterfront on Cypress Springs; Multi-parcel property

Interior

• Kitchen: Granite countertops; Breakfast bar; Built-in cabinets; Eat-in kitchen; Electric oven; Dishwasher; Disposal
• Bedrooms: 3 bedrooms total; Primary bedroom on level 1 with ensuite bath and walk-in closet
• Flooring: Luxury vinyl plank
• Bathrooms: 2 full bathrooms; 1 half bathroom; Primary bathroom with dual sinks, ensuite bath and separate shower
• Heating & cooling: Electric heating; Fireplace heating option; Ceiling fan(s); Electric cooling
• Interior features: Built-in features; Granite counters; Pantry; Walk-in closet(s); 5 total rooms; 1 living area; 1 dining area; One-level floorplan
• Laundry & utility: Utility room; Full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $359k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/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 $345k (3.9% below list).
• Recommended offer: $345k (3.9% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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.
• Zoned schools: Mt Vernon El (math 47% / reading 40%, grade F, #1,269 of 4,322 statewide, top 30%, 610 students, 70% FRL) — zoned schools average 70% FRL vs 52% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 98 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 7 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($2k loan paydown + $18k appreciation (5.1% local appreciation)).
• At projected returns (5.1% appreciation + 3.0% rent growth), your $101k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($348k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 13y ago; this cycle's ask has dropped $20k (5%) 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $345,000 (3.9% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 4% 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. 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: 0.96% ✗
• Cap rate: 7.15%
• Cash-on-cash: 3.07%
• DSCR: 1.14
• GRM: 8.7

CMA / ARV

• ARV (median comp): $471,031
• List price: $359,000
• Delta: -23.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
398 King Club Ct	0.27mi	3/2.0	1,760 (+4%)	6mo	$469,000	$266	71
307 S King Lake Rd	0.02mi	4/2.5 (+1)	1,554 (-8%)	10mo	$279,500	$180	67
711 King Charles Rd	0.59mi	3/2.0	1,620 (-4%)	1mo	$358,999	$222	61
504 Kings Country Blvd Blvd	0.33mi	3/2.0	1,516 (-10%)	9mo	$339,500	$224	56
508 Kings Country Blvd	0.34mi	3/2.0	1,516 (-10%)	14mo	$339,500	$224	52
106 King Lyle Rd	0.46mi	3/2.0	1,628 (-4%)	23mo	$699,900	$430	49
90 King Samuell Rd	0.52mi	3/2.0	1,762 (+4%)	21mo	$538,500	$306	47
103 King Club Blvd	0.35mi	3/2.0	1,926 (+14%)	13mo	$999,000	$519	45
708 King John Blvd	0.49mi	3/2.0	1,516 (-10%)	14mo	$305,000	$201	44
108 King Victor Rd	0.63mi	2/2.5 (-1)	1,447 (-14%)	15mo	$299,000	$207	23

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: 15.8%
• Equity multiple: 2.01×
• Total profit: $101,744
• Equity at exit: $206,199

10-year hold

• IRR: 16.2%
• Equity multiple: 3.91×
• Total profit: $292,386
• Equity at exit: $358,172

Cash invested: $100,520 (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: 98
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $3,450 medium
• Mortgage (P&I): −$1,883
• Tax from tax record: −$341 /mo · $4,096/yr
• Insurance: −$150
• HOA: −$95
• Vacancy / Maint / Mgmt: −$724
• Net cashflow: $257

Break-even live

Break-even rent $3,125

Max offer price $359,000

Occupancy floor 88%

Sensitivity live

Price	-10% $460	-5% $359	+0% $257	+5% $155	+10% $54
Rent	-10% $-16	-5% $121	+0% $257	+5% $393	+10% $529
Rate	-1.0pp $438	-0.5pp $348	base $257	+0.5pp $164	+1.0pp $69

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: $89,750
• Closing costs: $10,770
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
224 Miller Rd Scroggins, TX	3.0	2.0	1485	$3,450	$2.32	45d	1	1.07mi

HOA detail

• Monthly dues: $95 · $1,140/yr
• Likely covers: watersecurity

Listing history 39 events

1. 2026-06-21
   days on market $359,000 Active 41 DOM
2. 2026-06-19
   days on market $359,000 Active 39 DOM
3. 2026-06-18
   days on market $359,000 Active 38 DOM
4. 2026-06-17
   days on market $359,000 Active 37 DOM
5. 2026-06-16
   days on market $359,000 Active 36 DOM
6. 2026-06-15
   days on market $359,000 Active 35 DOM
7. 2026-06-14
   days on market $359,000 Active 33 DOM
8. 2026-06-12
   days on market $359,000 Active 32 DOM
9. 2026-06-09
   days on market $359,000 Active 29 DOM
10. 2026-06-08
    days on market $359,000 Active 28 DOM
11. 2026-06-07
    days on market $359,000 Active 27 DOM
12. 2026-06-05
    days on market $359,000 Active 25 DOM
13. 2026-06-02
    days on market $359,000 Active 22 DOM
14. 2026-06-01
    days on market $359,000 Active 21 DOM
15. 2026-05-31
    days on market $359,000 Active 20 DOM
16. 2026-05-30
    days on market $359,000 Active 19 DOM
17. 2026-05-16
    price $359,000 1402-char remark
18. 2026-05-15
    price $359,000 1517-char remark

    Show marketing remark (1672 chars)

    NEW kitchen remodel, NEW windows, NEW subfloor and flooring throughout, NEW lighting and fixtures, HVAC and roof is only 3 years old! Foundation is solid! The Lake Lifestyle, Reimagined: Modern Luxury Without the Waterfront Premium. Tucked away in the premier gated community of Kings Country at Lake Cypress Springs, this impeccably remodeled turn-key retreat offers the perfect blend of sophisticated design and unmatched utility. Situated on a rare, expansive 3/4 acre lot, this 3-bedroom, 2.5-bathroom residence delivers the peace and privacy that tight neighborhood lots lack—all while sitting just a short, effortless walk from the community boat ramp. Launch your boat and be on the water in minutes, completely bypassing the steep price tag and endless maintenance of shoreline ownership. Inside, the home has been meticulously updated to impress. Modern tones, high-end designer fixtures, and luxury vinyl plank flooring flow through a seamless, open-concept layout crafted for easy lakeside entertaining. The experience flows effortlessly outdoors to a large, inviting deck perfect for summer grilling, a covered seating area with a 50" TV for watching sports or your favorite movie outdoors even when it's raining, a dedicated fire pit area for East Texas evenings, and a fully fenced backyard ensuring pets play safely. For those who value practical space just as much as premium design, the property boasts a spacious 2-car garage and a dedicated workshop area—providing the ultimate setup for lake gear, tools, and recreational storage. Avoid the upkeep, skip the renovations, and claim your own piece of modern farmhouse luxury at the lake.

19. 2026-05-11
    listed $379,000 Active 1402-char remark
20. 2026-05-02
    listed $379,000 Active 1517-char remark

    Show marketing remark (1672 chars)

    NEW kitchen remodel, NEW windows, NEW subfloor and flooring throughout, NEW lighting and fixtures, HVAC and roof is only 3 years old! Foundation is solid! The Lake Lifestyle, Reimagined: Modern Luxury Without the Waterfront Premium. Tucked away in the premier gated community of Kings Country at Lake Cypress Springs, this impeccably remodeled turn-key retreat offers the perfect blend of sophisticated design and unmatched utility. Situated on a rare, expansive 3/4 acre lot, this 3-bedroom, 2.5-bathroom residence delivers the peace and privacy that tight neighborhood lots lack—all while sitting just a short, effortless walk from the community boat ramp. Launch your boat and be on the water in minutes, completely bypassing the steep price tag and endless maintenance of shoreline ownership. Inside, the home has been meticulously updated to impress. Modern tones, high-end designer fixtures, and luxury vinyl plank flooring flow through a seamless, open-concept layout crafted for easy lakeside entertaining. The experience flows effortlessly outdoors to a large, inviting deck perfect for summer grilling, a covered seating area with a 50" TV for watching sports or your favorite movie outdoors even when it's raining, a dedicated fire pit area for East Texas evenings, and a fully fenced backyard ensuring pets play safely. For those who value practical space just as much as premium design, the property boasts a spacious 2-car garage and a dedicated workshop area—providing the ultimate setup for lake gear, tools, and recreational storage. Avoid the upkeep, skip the renovations, and claim your own piece of modern farmhouse luxury at the lake.

21. 2022-06-15
    soldstatus Closed

    Show marketing remark (720 chars)

    Nicely remodeled interior home in Kings Country at beautiful Lake Cypress Springs. The house is located on 0.720 acres with towering mature shade trees. Lots of space for kids to play. Sit around the fire pit and tell tall tales and make s'mores. A great property for a full-time resident or a weekender who needs to escape to lake living. The home was updated in 2013 with upgrades to the kitchen and bathrooms. Stainless steel appliances, granite countertops with travertine and marble in the bathrooms. Recent updates consists of new laminate floors, interior and exterior paint. NEW ROOF 4-7-22! Kitchen has large pantry and abundant cabinetry. Spacious living area with WBFP. Nice primary suite with spa-like bath.

22. 2022-05-23
    status Pending

    Show marketing remark (720 chars)

    Nicely remodeled interior home in Kings Country at beautiful Lake Cypress Springs. The house is located on 0.720 acres with towering mature shade trees. Lots of space for kids to play. Sit around the fire pit and tell tall tales and make s'mores. A great property for a full-time resident or a weekender who needs to escape to lake living. The home was updated in 2013 with upgrades to the kitchen and bathrooms. Stainless steel appliances, granite countertops with travertine and marble in the bathrooms. Recent updates consists of new laminate floors, interior and exterior paint. NEW ROOF 4-7-22! Kitchen has large pantry and abundant cabinetry. Spacious living area with WBFP. Nice primary suite with spa-like bath.

23. 2022-05-23
    status Active

    Show marketing remark (720 chars)

    Nicely remodeled interior home in Kings Country at beautiful Lake Cypress Springs. The house is located on 0.720 acres with towering mature shade trees. Lots of space for kids to play. Sit around the fire pit and tell tall tales and make s'mores. A great property for a full-time resident or a weekender who needs to escape to lake living. The home was updated in 2013 with upgrades to the kitchen and bathrooms. Stainless steel appliances, granite countertops with travertine and marble in the bathrooms. Recent updates consists of new laminate floors, interior and exterior paint. NEW ROOF 4-7-22! Kitchen has large pantry and abundant cabinetry. Spacious living area with WBFP. Nice primary suite with spa-like bath.

24. 2022-05-22
    historical

    Show marketing remark (720 chars)

    Nicely remodeled interior home in Kings Country at beautiful Lake Cypress Springs. The house is located on 0.720 acres with towering mature shade trees. Lots of space for kids to play. Sit around the fire pit and tell tall tales and make s'mores. A great property for a full-time resident or a weekender who needs to escape to lake living. The home was updated in 2013 with upgrades to the kitchen and bathrooms. Stainless steel appliances, granite countertops with travertine and marble in the bathrooms. Recent updates consists of new laminate floors, interior and exterior paint. NEW ROOF 4-7-22! Kitchen has large pantry and abundant cabinetry. Spacious living area with WBFP. Nice primary suite with spa-like bath.

25. 2022-05-20
    historical Active Option Contract

    Show marketing remark (720 chars)

    Nicely remodeled interior home in Kings Country at beautiful Lake Cypress Springs. The house is located on 0.720 acres with towering mature shade trees. Lots of space for kids to play. Sit around the fire pit and tell tall tales and make s'mores. A great property for a full-time resident or a weekender who needs to escape to lake living. The home was updated in 2013 with upgrades to the kitchen and bathrooms. Stainless steel appliances, granite countertops with travertine and marble in the bathrooms. Recent updates consists of new laminate floors, interior and exterior paint. NEW ROOF 4-7-22! Kitchen has large pantry and abundant cabinetry. Spacious living area with WBFP. Nice primary suite with spa-like bath.

26. 2022-04-21
    status Active

    Show marketing remark (720 chars)

    Nicely remodeled interior home in Kings Country at beautiful Lake Cypress Springs. The house is located on 0.720 acres with towering mature shade trees. Lots of space for kids to play. Sit around the fire pit and tell tall tales and make s'mores. A great property for a full-time resident or a weekender who needs to escape to lake living. The home was updated in 2013 with upgrades to the kitchen and bathrooms. Stainless steel appliances, granite countertops with travertine and marble in the bathrooms. Recent updates consists of new laminate floors, interior and exterior paint. NEW ROOF 4-7-22! Kitchen has large pantry and abundant cabinetry. Spacious living area with WBFP. Nice primary suite with spa-like bath.

27. 2022-04-17
    historical Active Option Contract

    Show marketing remark (720 chars)

    Nicely remodeled interior home in Kings Country at beautiful Lake Cypress Springs. The house is located on 0.720 acres with towering mature shade trees. Lots of space for kids to play. Sit around the fire pit and tell tall tales and make s'mores. A great property for a full-time resident or a weekender who needs to escape to lake living. The home was updated in 2013 with upgrades to the kitchen and bathrooms. Stainless steel appliances, granite countertops with travertine and marble in the bathrooms. Recent updates consists of new laminate floors, interior and exterior paint. NEW ROOF 4-7-22! Kitchen has large pantry and abundant cabinetry. Spacious living area with WBFP. Nice primary suite with spa-like bath.

28. 2022-03-28
    price $260,000

    Show marketing remark (720 chars)

    Nicely remodeled interior home in Kings Country at beautiful Lake Cypress Springs. The house is located on 0.720 acres with towering mature shade trees. Lots of space for kids to play. Sit around the fire pit and tell tall tales and make s'mores. A great property for a full-time resident or a weekender who needs to escape to lake living. The home was updated in 2013 with upgrades to the kitchen and bathrooms. Stainless steel appliances, granite countertops with travertine and marble in the bathrooms. Recent updates consists of new laminate floors, interior and exterior paint. NEW ROOF 4-7-22! Kitchen has large pantry and abundant cabinetry. Spacious living area with WBFP. Nice primary suite with spa-like bath.

29. 2022-03-20
    price $270,000

    Show marketing remark (720 chars)

    Nicely remodeled interior home in Kings Country at beautiful Lake Cypress Springs. The house is located on 0.720 acres with towering mature shade trees. Lots of space for kids to play. Sit around the fire pit and tell tall tales and make s'mores. A great property for a full-time resident or a weekender who needs to escape to lake living. The home was updated in 2013 with upgrades to the kitchen and bathrooms. Stainless steel appliances, granite countertops with travertine and marble in the bathrooms. Recent updates consists of new laminate floors, interior and exterior paint. NEW ROOF 4-7-22! Kitchen has large pantry and abundant cabinetry. Spacious living area with WBFP. Nice primary suite with spa-like bath.

30. 2022-02-10
    price $275,000

    Show marketing remark (720 chars)

    Nicely remodeled interior home in Kings Country at beautiful Lake Cypress Springs. The house is located on 0.720 acres with towering mature shade trees. Lots of space for kids to play. Sit around the fire pit and tell tall tales and make s'mores. A great property for a full-time resident or a weekender who needs to escape to lake living. The home was updated in 2013 with upgrades to the kitchen and bathrooms. Stainless steel appliances, granite countertops with travertine and marble in the bathrooms. Recent updates consists of new laminate floors, interior and exterior paint. NEW ROOF 4-7-22! Kitchen has large pantry and abundant cabinetry. Spacious living area with WBFP. Nice primary suite with spa-like bath.

31. 2021-11-22
    listed $282,500 Active

    Show marketing remark (720 chars)

    Nicely remodeled interior home in Kings Country at beautiful Lake Cypress Springs. The house is located on 0.720 acres with towering mature shade trees. Lots of space for kids to play. Sit around the fire pit and tell tall tales and make s'mores. A great property for a full-time resident or a weekender who needs to escape to lake living. The home was updated in 2013 with upgrades to the kitchen and bathrooms. Stainless steel appliances, granite countertops with travertine and marble in the bathrooms. Recent updates consists of new laminate floors, interior and exterior paint. NEW ROOF 4-7-22! Kitchen has large pantry and abundant cabinetry. Spacious living area with WBFP. Nice primary suite with spa-like bath.

32. 2021-09-14
    historical
33. 2021-07-12
    price $225,000
34. 2021-04-20
    price $235,000
35. 2021-04-03
    listed $260,000 Active
36. 2014-08-25
    soldstatus
37. 2014-07-19
    listed $179,000
38. 2013-08-30
    soldstatus
39. 2013-08-08
    listed $79,900

ⓘ 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: $4,096 · $341/mo
• Projected year-2 tax: $6,570 · $547/mo
• Expected delta: +$2,473/yr (+$206/mo · 60.4%)

ⓘ 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 3/10 Moderate
• 🌡 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: $41,400
• − Mortgage interest: −$20,110
• − Property taxes: −$4,096
• − Insurance: −$1,795
• − Repairs & maintenance: −$3,312
• − Management: −$3,312
• − HOA: −$1,140
• − Depreciation: −$10,444
• Taxable loss: −$2,809
• Est. tax savings @ 24.0%: +$674
• After-tax cash flow: $3,757/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

+336.8% since first listed

24 events — show timeline

• 2026-06-11 Price Changed $349,000 GTAR
• 2026-05-16 Price Changed $359,000 NTREIS
• 2026-05-15 Price Changed $359,000 GTAR
• 2026-05-11 Listed $379,000 NTREIS
• 2026-05-02 Listed $379,000 GTAR
• 2022-06-15 Sold (MLS) — NTREIS
• 2022-05-23 Pending — NTREIS
• 2022-05-23 Relisted — NTREIS
• 2022-05-22 Listing Removed — NTREIS
• 2022-05-20 Contingent — NTREIS
• 2022-04-21 Relisted — NTREIS
• 2022-04-17 Contingent — NTREIS
• 2022-03-28 Price Changed $260,000 NTREIS
• 2022-03-20 Price Changed $270,000 NTREIS
• 2022-02-10 Price Changed $275,000 NTREIS
• 2021-11-22 Listed $282,500 NTREIS
• 2021-09-14 Listing Removed — NTREIS
• 2021-07-12 Price Changed $225,000 NTREIS
• 2021-04-20 Price Changed $235,000 NTREIS
• 2021-04-03 Listed $260,000 NTREIS
• 2014-08-25 Sold (MLS) — GTAR
• 2014-07-19 Listed $179,000 GTAR
• 2013-08-30 Sold (MLS) — GTAR
• 2013-08-08 Listed $79,900 GTAR

Property tax history

+11.2%/yr

Latest (2025): $4,096 · +0.4% YoY. Source: county tax records.