102 King Henry Rd · Mount Vernon, TX 75480

$200,000

3 bd · 1.0 ba · 1,512 sqft · SingleFamily public records · 67 Days on market

Built 1800 1.14 ac lot $132/sqft · 49% below area $121/mo HOA · 4% of rent ↓ 33% 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

Nestled in Kings Country this 3 bedroom 2 bath home sits waterfront on Lake Prince. There are 4 lots totaling 1.14 acres with a beautiful open yard. Just a light walk down the road to the park and amenities including tennis courts, clubhouse, playground, boat ramps, and a fishing piers!

Key facts

• Walk to the park
• Clubhouse
• Open yard

Tags

• WATERFRONT ON LAKE PRINCE
• 4 LOTS TOTALING 1.14 ACRES
• OPEN YARD
• WALK TO THE PARK
• TENNIS COURTS
• CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.1% 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; 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 $12k of equity ($1k loan paydown + $10k appreciation (5.1% local appreciation)).
• At projected returns (5.1% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 4 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

• Watch-outs: built in 1800 — expect roof / HVAC / electrical / plumbing capex.
• 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 $188,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1800 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 1.73% ✓
• Cap rate: 14.14%
• Cash-on-cash: 28.02%
• DSCR: 2.25
• GRM: 4.8

CMA / ARV

• ARV (median comp): $429,048
• List price: $200,000
• Delta: -53.39%
• 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
111 King James	0.17mi	3/2.5	1,427 (-6%)	5mo	$275,000	$193	72
307 S King Lake Rd	0.08mi	4/2.5 (+1)	1,554 (+3%)	10mo	$279,500	$180	72
504 Kings Country Blvd Blvd	0.38mi	3/2.0	1,516 (+0%)	9mo	$339,500	$224	70
508 Kings Country Blvd	0.39mi	3/2.0	1,516 (+0%)	14mo	$339,500	$224	66
708 King John Blvd	0.48mi	3/2.0	1,516 (+0%)	14mo	$305,000	$201	61
711 King Charles Rd	0.64mi	3/2.0	1,620 (+7%)	1mo	$358,999	$222	54
106 King Lyle Rd	0.42mi	3/2.0	1,628 (+8%)	23mo	$699,900	$430	45
207 King Victor Rd	0.74mi	3/3.0	1,503 (-1%)	14mo	$199,000	$132	45
108 King Victor Rd	0.61mi	2/2.5 (-1)	1,447 (-4%)	15mo	$299,000	$207	41
814 King Leonard Ct	0.73mi	3/2.0	1,612 (+7%)	24mo	$699,900	$434	31

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: 37.6%
• Equity multiple: 3.34×
• Total profit: $130,896
• Equity at exit: $114,874

10-year hold

• IRR: 35.7%
• Equity multiple: 6.77×
• Total profit: $323,212
• Equity at exit: $199,539

Cash invested: $56,000 (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: 4.8×

Monthly cashflow live

• Estimated rent: $3,450 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$165 /mo · $1,977/yr
• Insurance: −$83
• HOA: −$121
• Vacancy / Maint / Mgmt: −$724
• Net cashflow: $1,308

Break-even live

Break-even rent $1,795

Max offer price $200,000

Occupancy floor 57%

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: $50,000
• Closing costs: $6,000
• 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	44d	1	1.03mi

HOA detail

• Monthly dues: $121 · $1,452/yr
• Likely covers: water

Listing history 17 events

1. 2026-06-09
   status $200,000 Pending 67 DOM
2. 2026-06-08
   days on market $200,000 Active 67 DOM
3. 2026-06-07
   days on market $200,000 Active 66 DOM
4. 2026-06-05
   days on market $200,000 Active 64 DOM
5. 2026-06-02
   days on market $200,000 Active 61 DOM
6. 2026-06-01
   days on market $200,000 Active 60 DOM
7. 2026-05-31
   days on market $200,000 Active 59 DOM
8. 2026-05-30
   days on market $200,000 Active 58 DOM
9. 2026-04-02
   listed $200,000 Active 287-char remark

   Show marketing remark (287 chars)

   Nestled in Kings Country this 3 bedroom 2 bath home sits waterfront on Lake Prince. There are 4 lots totaling 1.14 acres with a beautiful open yard. Just a light walk down the road to the park and amenities including tennis courts, clubhouse, playground, boat ramps, and a fishing piers!

10. 2025-10-22
    status Active
11. 2025-10-22
    price $250,000
12. 2025-10-21
    historical
13. 2025-10-20
    historical
14. 2025-07-22
    price $265,000
15. 2025-07-08
    price $265,000
16. 2025-03-28
    listed $300,000 Active
17. 2025-03-20
    listed $300,000 Active

ⓘ 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: $1,977 · $165/mo
• Projected year-2 tax: $3,660 · $305/mo
• Expected delta: +$1,683/yr (+$140/mo · 85.1%)

ⓘ 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: −$11,203
• − Property taxes: −$1,977
• − Insurance: −$1,000
• − Repairs & maintenance: −$3,312
• − Management: −$3,312
• − HOA: −$1,452
• − Depreciation: −$5,818
• Taxable income: $13,326
• Est. tax owed @ 24.0%: −$3,198
• After-tax cash flow: $12,493/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

-33.3% since first listed

9 events — show timeline

• 2026-04-02 Listed $200,000 GTAR
• 2025-10-22 Relisted — GTAR
• 2025-10-22 Price Changed $250,000 GTAR
• 2025-10-21 Delisted — GTAR
• 2025-10-20 Listing Removed — NTREIS
• 2025-07-22 Price Changed $265,000 NTREIS
• 2025-07-08 Price Changed $265,000 GTAR
• 2025-03-28 Listed $300,000 GTAR
• 2025-03-20 Listed $300,000 NTREIS

Property tax history

+2.5%/yr

Latest (2025): $1,977 · +3.1% YoY. Source: county tax records.