106 Lively Ave · Mount Pleasant, TX 75455

$189,900

3 bd · 2.0 ba · 2,128 sqft · SingleFamily public records · 129 Days on market

Built 1967 1.34 ac lot $89/sqft · at area comps Est $198k · at est. ↓ 11% since listing

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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).

• Cash flow +12.2/30.0
• ARV discount +9.4/15.0
• 1% rule +4.1/10.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• DSCR +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Embrace the clean lines of this striking 3-bedroom, 2-bath Mid-Century Modern Ranch. Set on a serene, tree-shaded lot, this home features soaring vaulted ceilings and expansive windows that create a seamless flow with the outdoors. It is an architectural gem waiting for your creative touch to blend its vintage roots with modern flair. Enjoy a peaceful country feel within walking distance of Annie Sims Elementary and minutes from city amenities. A rare find with incredible potential—schedule your tour today!

Key facts

• Expansive windows
• Tree shaded lot
• 1.34 acre lot

Tags

• TREE SHADED LOT
• SOARING VAULTED CEILINGS
• EXPANSIVE WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-38 ($-458/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (8.7% below list).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.1% vs local median 3.4% 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-, amenities D-, commute F.
• 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.
• Zoned schools: Annie Sims El (math 47% / reading 52%, grade D, #865 of 4,322 statewide, top 21%, 493 students, 76% FRL); Mount Pleasant J H (math 40% / reading 45%, grade D-, #553 of 1,662 statewide, top 34%, 760 students, 81% FRL); Mount Pleasant H S (math 68% / reading 54%, grade C+, #258 of 1,632 statewide, top 16%, 1,521 students, 79% FRL).
• Market conditions: 382 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 47 units permitted in Titus County in 2024 (10 in 5+ unit buildings).
• This rent runs 37% of the median local income ($56k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $34k (15%) 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 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,112 (12.0% 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 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.91% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.86%
• DSCR: 0.96
• GRM: 9.1

CMA / ARV

• ARV (median comp): $198,049
• List price: $189,900
• Delta: -4.11%
• Verdict: FAIR
• Comps: 18 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Dessie Ave	0.09mi	3/2.0	1,844 (-13%)	22mo	$244,900	$133	55

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: -17.7%
• Equity multiple: 0.38×
• Total profit: $-33,117
• Equity at exit: $28,315

10-year hold

• IRR: -9.7%
• Equity multiple: 0.41×
• Total profit: $-31,624
• Equity at exit: $16,419

Cash invested: $53,172 (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 75455

• Home prices YoY: -27.0%
• Active inventory: 382
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,733 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$332 /mo · $3,986/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $-38

Break-even live

Break-even rent $1,781

Max offer price $183,160

Occupancy floor 97%

Sensitivity live

Price	-10% $69	-5% $16	+0% $-38	+5% $-92	+10% $-146
Rent	-10% $-175	-5% $-107	+0% $-38	+5% $30	+10% $99
Rate	-1.0pp $57	-0.5pp $10	base $-38	+0.5pp $-87	+1.0pp $-137

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
410 E 4th St Mt Pleasant, TX	3.0	2.5	2953	$2,250	$0.76	23d	1	1.37mi

Listing history 25 events

1. 2026-06-19
   days on market $189,900 Active 129 DOM
2. 2026-06-18
   days on market $189,900 Active 128 DOM
3. 2026-06-17
   days on market $189,900 Active 127 DOM
4. 2026-06-16
   days on market $189,900 Active 126 DOM
5. 2026-06-15
   days on market $189,900 Active 125 DOM
6. 2026-06-14
   pricedays on market $189,900 Active 123 DOM
7. 2026-06-12
   days on market $199,900 Active 122 DOM
8. 2026-06-09
   days on market $199,900 Active 119 DOM
9. 2026-06-08
   days on market $199,900 Active 118 DOM
10. 2026-06-07
    days on market $199,900 Active 117 DOM
11. 2026-06-07
    days on market $199,900 Active 116 DOM
12. 2026-06-03
    days on market $199,900 Active 113 DOM
13. 2026-06-02
    days on market $199,900 Active 112 DOM
14. 2026-06-01
    days on market $199,900 Active 111 DOM
15. 2026-05-31
    days on market $199,900 Active 110 DOM
16. 2026-05-30
    days on market $199,900 Active 109 DOM
17. 2026-04-28
    price $199,900 518-char remark

    Show marketing remark (518 chars)

    Embrace the clean lines of this striking 3-bedroom, 2-bath Mid-Century Modern Ranch. Set on a serene, tree-shaded lot, this home features soaring vaulted ceilings and expansive windows that create a seamless flow with the outdoors. It is an architectural gem waiting for your creative touch to blend its vintage roots with modern flair. Enjoy a peaceful country feel within walking distance of Annie Sims Elementary and minutes from city amenities. A rare find with incredible potential—schedule your tour today!

18. 2026-04-27
    price $199,900 530-char remark

    Show marketing remark (530 chars)

    Embrace the clean lines of this striking 3-bedroom, 2-bath Mid-Century Modern Ranch. Set on a serene, tree-shaded lot, this home features soaring vaulted ceilings and expansive windows that create a seamless flow with the outdoors. It is an architectural gem waiting for your creative touch to blend its vintage roots with modern flair. Enjoy a peaceful "country feel" within walking distance of Annie Sims Elementary and minutes from city amenities. A rare find with incredible potential—schedule your tour today!

19. 2026-03-31
    price $214,900 518-char remark

    Show marketing remark (518 chars)

    Embrace the clean lines of this striking 3-bedroom, 2-bath Mid-Century Modern Ranch. Set on a serene, tree-shaded lot, this home features soaring vaulted ceilings and expansive windows that create a seamless flow with the outdoors. It is an architectural gem waiting for your creative touch to blend its vintage roots with modern flair. Enjoy a peaceful country feel within walking distance of Annie Sims Elementary and minutes from city amenities. A rare find with incredible potential—schedule your tour today!

20. 2026-03-30
    price $214,900 530-char remark

    Show marketing remark (530 chars)

    Embrace the clean lines of this striking 3-bedroom, 2-bath Mid-Century Modern Ranch. Set on a serene, tree-shaded lot, this home features soaring vaulted ceilings and expansive windows that create a seamless flow with the outdoors. It is an architectural gem waiting for your creative touch to blend its vintage roots with modern flair. Enjoy a peaceful "country feel" within walking distance of Annie Sims Elementary and minutes from city amenities. A rare find with incredible potential—schedule your tour today!

21. 2026-03-06
    price $219,000 518-char remark

    Show marketing remark (518 chars)

    Embrace the clean lines of this striking 3-bedroom, 2-bath Mid-Century Modern Ranch. Set on a serene, tree-shaded lot, this home features soaring vaulted ceilings and expansive windows that create a seamless flow with the outdoors. It is an architectural gem waiting for your creative touch to blend its vintage roots with modern flair. Enjoy a peaceful country feel within walking distance of Annie Sims Elementary and minutes from city amenities. A rare find with incredible potential—schedule your tour today!

22. 2026-03-05
    price $219,000 530-char remark

    Show marketing remark (530 chars)

    Embrace the clean lines of this striking 3-bedroom, 2-bath Mid-Century Modern Ranch. Set on a serene, tree-shaded lot, this home features soaring vaulted ceilings and expansive windows that create a seamless flow with the outdoors. It is an architectural gem waiting for your creative touch to blend its vintage roots with modern flair. Enjoy a peaceful "country feel" within walking distance of Annie Sims Elementary and minutes from city amenities. A rare find with incredible potential—schedule your tour today!

23. 2026-02-10
    listed $224,000 Active 518-char remark

    Show marketing remark (518 chars)

    Embrace the clean lines of this striking 3-bedroom, 2-bath Mid-Century Modern Ranch. Set on a serene, tree-shaded lot, this home features soaring vaulted ceilings and expansive windows that create a seamless flow with the outdoors. It is an architectural gem waiting for your creative touch to blend its vintage roots with modern flair. Enjoy a peaceful country feel within walking distance of Annie Sims Elementary and minutes from city amenities. A rare find with incredible potential—schedule your tour today!

24. 2026-02-03
    listed $224,000 Active 530-char remark

    Show marketing remark (530 chars)

    Embrace the clean lines of this striking 3-bedroom, 2-bath Mid-Century Modern Ranch. Set on a serene, tree-shaded lot, this home features soaring vaulted ceilings and expansive windows that create a seamless flow with the outdoors. It is an architectural gem waiting for your creative touch to blend its vintage roots with modern flair. Enjoy a peaceful "country feel" within walking distance of Annie Sims Elementary and minutes from city amenities. A rare find with incredible potential—schedule your tour today!

25. 2006-01-11
    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: $3,986 · $332/mo
• Projected year-2 tax: $3,986 · $332/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥113°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,795
• − Mortgage interest: −$10,637
• − Property taxes: −$3,986
• − Insurance: −$950
• − Repairs & maintenance: −$1,664
• − Management: −$1,664
• − Depreciation: −$5,524
• Taxable loss: −$3,630
• Est. tax savings @ 24.0%: +$871
• After-tax cash flow: $413/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

• Census place: Mount Pleasant, TX
• County: Titus County · 26,903 people
• City population: 26,903
• Metro: Mount Pleasant, TX
• Population (ZIP): 26,903
• Household income: $56,163
• Rent vs Own: 32.3% rent · 67.7% own
• Severe rent burden: 758.0

Population outlook (Titus County) Hauer SSP2

• Today (2025): 33,205 people
• By 2030: 33,187 · -0.1%
• By 2040: 32,931 · -0.8%
• By 2050: 32,231 · -2.9%
• By 2075: 29,507 · -11.1%
• By 2100: 25,369 · -23.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Hispanic / Latino 45% White 42% Two or more races 15% Black 10% Asian 1%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Lithuanian 1% Slovak 1% Italian 1%
• Foreign-born: 18% · Canada, Vietnam
• Languages at home: 61% English-only · Spanish 37% Vietnamese 1%

Political lean MEDSL · Titus

• 2024 margin: Solid R (+54.7) · D 22.3% · R 77.0%
• 2008→2024 swing: -23.5pp toward R · 2008: -31.2pp · 2024: -54.7pp
• All cycles: 2024: R+54.7 2020: R+44.7 2016: R+42.1 2012: R+39.0 2008: R+31.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -79.66%
• Current HPI: 215.4205
• Rent YoY: —
• Metro: Mount Pleasant, TX
• 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

-10.8% since first listed

9 events — show timeline

• 2026-04-28 Price Changed $199,900 NTREIS
• 2026-04-27 Price Changed $199,900 GTAR
• 2026-03-31 Price Changed $214,900 NTREIS
• 2026-03-30 Price Changed $214,900 GTAR
• 2026-03-06 Price Changed $219,000 NTREIS
• 2026-03-05 Price Changed $219,000 GTAR
• 2026-02-10 Listed $224,000 NTREIS
• 2026-02-03 Listed $224,000 GTAR
• 2006-01-11 Sold (Public Records) — Public Records

Property tax history

+7.6%/yr

Latest (2025): $3,986 · +13.2% YoY. Source: county tax records.