973 County Road 1695 · Mount Pleasant, TX 75445

$110,000

3 bd · 2.0 ba · 1,152 sqft · SingleFamily public records · 72 Days on market

Built 1981 1.98 ac lot $95/sqft · 27% below area Est $151k · 27% under ↓ 18% 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 +23.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +5.7/10.0
• Appreciation +5.0/10.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Warning!! Foors are soft so proceed with caution

Key facts

• 1.98 acre lot
• Built 1981
• Listed 71 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 3.5% in Mount Pleasant — 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 77/100 on livability (#81 in TX, #2,808 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, schools D-, amenities D-.
• Mount Pleasant ISD (town): math 45% / reading 44% proficiency, ranked #291 of 826 in TX (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 1 active listings in the ZIP; 47 units permitted in Titus County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($761 loan paydown + $3k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.07% ✓
• Cap rate: 8.53%
• Cash-on-cash: 8.00%
• DSCR: 1.36
• GRM: 7.8

CMA / ARV

• ARV (median comp): $151,067
• List price: $110,000
• Delta: -27.18%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 15.0%
• Equity multiple: 1.85×
• Total profit: $26,325
• Equity at exit: $49,461

10-year hold

• IRR: 16.7%
• Equity multiple: 3.45×
• Total profit: $75,401
• Equity at exit: $76,225

Cash invested: $30,800 (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 75445

• Active inventory: 1
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,179 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$104 /mo · $1,243/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $205

Break-even live

Break-even rent $919

Max offer price $110,000

Occupancy floor 78%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $110,000 Active 72 DOM
2. 2026-06-18
   days on market $110,000 Active 71 DOM
3. 2026-06-17
   days on market $110,000 Active 70 DOM
4. 2026-06-16
   days on market $110,000 Active 69 DOM
5. 2026-06-15
   days on market $110,000 Active 68 DOM
6. 2026-06-14
   days on market $110,000 Active 66 DOM
7. 2026-06-12
   days on market $110,000 Active 65 DOM
8. 2026-06-09
   days on market $110,000 Active 62 DOM
9. 2026-06-08
   days on market $110,000 Active 61 DOM
10. 2026-06-07
    days on market $110,000 Active 60 DOM
11. 2026-06-07
    days on market $110,000 Active 59 DOM
12. 2026-06-03
    days on market $110,000 Active 56 DOM
13. 2026-06-02
    days on market $110,000 Active 55 DOM
14. 2026-06-01
    days on market $110,000 Active 54 DOM
15. 2026-05-31
    days on market $110,000 Active 53 DOM
16. 2026-05-30
    days on market $110,000 Active 52 DOM
17. 2025-09-03
    listed $110,000 Active 48-char remark

    Show marketing remark (48 chars)

    Warning!! Foors are soft so proceed with caution

18. 2025-06-30
    historical
19. 2025-06-12
    status Active
20. 2025-06-10
    historical
21. 2025-05-19
    price $125,000
22. 2025-05-19
    price $125,000
23. 2025-03-20
    listed $134,900 Active
24. 1992-10-16
    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: $1,243 · $104/mo
• Projected year-2 tax: $2,013 · $168/mo
• Expected delta: +$770/yr (+$64/mo · 61.9%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,151
• − Mortgage interest: −$6,162
• − Property taxes: −$1,243
• − Insurance: −$550
• − Repairs & maintenance: −$1,132
• − Management: −$1,132
• − Depreciation: −$3,200
• Taxable income: $732
• Est. tax owed @ 24.0%: −$176
• After-tax cash flow: $2,288/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 Pleasant ISD
• NCES district ID: 4831760
• Math proficiency: 45% ▼ -7.00%
• Reading proficiency: 44% ▲ 2.00%
• Median HH income: $40,642
• Composite: 37.35/100
• National rank: #4437
• State rank: #291 of 826 in TX

Livability — Mount Pleasant

• Score: 77/100
• State rank: #81
• US rank: #2808

Category grades

Amenities D- Commute F Cost of living A+ Crime B- Employment C- Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-18.5% since first listed

8 events — show timeline

• 2025-09-03 Listed $110,000 LAAR
• 2025-06-30 Listing Removed — NTREIS
• 2025-06-12 Relisted — NTREIS
• 2025-06-10 Listing Removed — NTREIS
• 2025-05-19 Price Changed $125,000 NTREIS
• 2025-05-19 Price Changed $125,000 GTAR
• 2025-03-20 Listed $134,900 NTREIS
• 1992-10-16 Sold (Public Records) — Public Records

Property tax history

+0.8%/yr

Latest (2025): $1,243 · +6.3% YoY. Source: county tax records.