508 Dellwood · Mount Pleasant, TX 75455

$249,000

3 bd · 2.0 ba · 2,852 sqft · SingleFamily public records · 53 Days on market

Built 1955 0.77 ac lot $87/sqft · 16% below area Est $297k · 16% under

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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).

• ARV discount +14.8/15.0
• Cash flow +9.2/30.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• 1% rule +3.3/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Built in 1955, this delightful home is nestled in the heart of Dellwood Park, offering a blend of classic architecture and enduring charm that truly stands the test of time. Its inviting exterior and thoughtful design make it a standout residence overlooking the park. Features 3 spacious bedrooms that provide comfortable retreats for family and guests, plus 2 well-appointed baths. Enjoy elegant entertaining in both the formal living and dining rooms, each featuring rich details and abundant natural light. Plus a sunken den just off the kitchen, the sunken den offers a cozy gathering place with wonderful views of the backyard, perfect for relaxing or hosting friends.

Key facts

• 0.77 acre lot
• Garage
• Built 1955

Property features AI

Finance

• Other: Lot roughly 0.77 acre (approximate size provided in listing data)
• Financial info: No second mortgage reported; Loan type recorded as Treat As Clear
• HOA & community: No homeowners association

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces; Attached garage; Circular driveway
• Utilities: City water; City sewer; Electricity connected; Not in a municipal utility district
• Home design: Single-family residence; Residential property; One story; Preowned (built in 1955)
• Construction: Brick and wood construction; Composition roof; Year built 1955
• Exterior features: Park view lot

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven
• Bedrooms: 3 bedrooms total; Primary bedroom on main level with separate shower
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Wood-burning fireplace
• Interior features: Cable TV available; Basement present; One-level layout; Two living areas; One dining area; Three total rooms (listed room count)
• Laundry & utility: Washer/dryer hookup (laundry & utility appliances not specifically listed)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $-189 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (13.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (16.8% below list).
• Recommended offer: $207k (16.8% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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-, 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: E C Brice El (math 47% / reading 52%, grade D, #865 of 4,322 statewide, top 21%, 460 students, 80% FRL).
• Market conditions: 382 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 47 units permitted in Titus County in 2024 (10 in 5+ unit buildings).
• This rent runs 44% 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y ago 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 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $207,234 (16.8% 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 53 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 5.38%
• Cash-on-cash: -3.25%
• DSCR: 0.86
• GRM: 10.0

CMA / ARV

• ARV (median comp): $296,984
• List price: $249,000
• Delta: -16.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
804 Fleming Dr	0.25mi	4/3.0 (+1)	2,554 (-10%)	11mo	$319,000	$125	52
909 Holly Hl	0.35mi	4/3.0 (+1)	2,615 (-8%)	10mo	$460,000	$176	52
1108 S Williams Ave	0.24mi	3/3.0	2,511 (-12%)	20mo	$344,000	$137	48
822 Alexander Rd	0.62mi	4/3.0 (+1)	3,242 (+14%)	15mo	$485,000	$150	26

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: -21.7%
• Equity multiple: 0.25×
• Total profit: $-52,275
• Equity at exit: $37,127

10-year hold

• IRR: -15.3%
• Equity multiple: 0.13×
• Total profit: $-60,612
• Equity at exit: $21,529

Cash invested: $69,720 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,072 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$416 /mo · $4,997/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $-189

Break-even live

Break-even rent $2,311

Max offer price $215,654

Occupancy floor —

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2304 Deanna Ave Mount Pleasant, TX	4.0	3.0	2830	$2,450	$0.87	43d	1	0.94mi
410 E 4th St Mt Pleasant, TX	3.0	2.5	2953	$2,250	$0.76	20d	1	0.97mi

Listing history 26 events

1. 2026-06-19
   days on market $249,000 Active 53 DOM
2. 2026-06-18
   days on market $249,000 Active 52 DOM
3. 2026-06-17
   days on market $249,000 Active 51 DOM
4. 2026-06-16
   days on market $249,000 Active 50 DOM
5. 2026-06-15
   days on market $249,000 Active 49 DOM
6. 2026-06-14
   days on market $249,000 Active 47 DOM
7. 2026-06-12
   days on market $249,000 Active 46 DOM
8. 2026-06-09
   days on market $249,000 Active 43 DOM
9. 2026-06-08
   days on market $249,000 Active 42 DOM
10. 2026-06-07
    days on market $249,000 Active 41 DOM
11. 2026-06-07
    days on market $249,000 Active 40 DOM
12. 2026-06-03
    days on market $249,000 Active 37 DOM
13. 2026-06-02
    days on market $249,000 Active 36 DOM
14. 2026-06-01
    days on market $249,000 Active 35 DOM
15. 2026-05-31
    days on market $249,000 Active 34 DOM
16. 2026-05-30
    days on market $249,000 Active 33 DOM
17. 2026-04-27
    listed $249,000 Active 674-char remark

    Show marketing remark (674 chars)

    Built in 1955, this delightful home is nestled in the heart of Dellwood Park, offering a blend of classic architecture and enduring charm that truly stands the test of time. Its inviting exterior and thoughtful design make it a standout residence overlooking the park. Features 3 spacious bedrooms that provide comfortable retreats for family and guests, plus 2 well-appointed baths. Enjoy elegant entertaining in both the formal living and dining rooms, each featuring rich details and abundant natural light. Plus a sunken den just off the kitchen, the sunken den offers a cozy gathering place with wonderful views of the backyard, perfect for relaxing or hosting friends.

18. 2026-04-27
    listed $249,000 Active 680-char remark

    Show marketing remark (674 chars)

    Built in 1955, this delightful home is nestled in the heart of Dellwood Park, offering a blend of classic architecture and enduring charm that truly stands the test of time. Its inviting exterior and thoughtful design make it a standout residence overlooking the park. Features 3 spacious bedrooms that provide comfortable retreats for family and guests, plus 2 well-appointed baths. Enjoy elegant entertaining in both the formal living and dining rooms, each featuring rich details and abundant natural light. Plus a sunken den just off the kitchen, the sunken den offers a cozy gathering place with wonderful views of the backyard, perfect for relaxing or hosting friends.

19. 2026-04-23
    historical
20. 2025-10-25
    listed $249,000 Active
21. 2025-10-24
    listed $249,000 Active
22. 2024-09-18
    listed $245,000 Active
23. 2024-09-13
    price $245,000
24. 2024-03-30
    status Active
25. 2024-03-23
    historical
26. 2024-03-08
    listed $250,000 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: $4,997 · $416/mo
• Projected year-2 tax: $4,997 · $416/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 ≥112°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,868
• − Mortgage interest: −$13,948
• − Property taxes: −$4,997
• − Insurance: −$1,245
• − Repairs & maintenance: −$1,989
• − Management: −$1,989
• − Depreciation: −$7,244
• Taxable loss: −$6,544
• Est. tax savings @ 24.0%: +$1,571
• After-tax cash flow: $-695/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

-0.4% since first listed

10 events — show timeline

• 2026-04-27 Listed $249,000 GTAR
• 2026-04-27 Listed $249,000 NTREIS
• 2026-04-23 Listing Removed — NTREIS
• 2025-10-25 Listed $249,000 NTREIS
• 2025-10-24 Listed $249,000 GTAR
• 2024-09-18 Listed $245,000 GTAR
• 2024-09-13 Price Changed $245,000 GTAR
• 2024-03-30 Relisted — GTAR
• 2024-03-23 Delisted — GTAR
• 2024-03-08 Listed $250,000 GTAR

Property tax history

+4.0%/yr

Latest (2025): $4,997 · -7.0% YoY. Source: county tax records.