180 SE County Road Se 4275 · Mount Vernon, TX 75457

$139,900

4 bd · 3.0 ba · 2,128 sqft · Manufactured · 77 Days on market

Built 2004 Good condition 0.95 ac lot

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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 +19.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +5.2/10.0
• Schools +3.9/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

4BR/3BA MOBILE HOME on Wooded Acreage – New Roof! SELLER OFFER UP TO $10,000 CREDIT FOR CLOSING COSTS Beautifully updated 4-bedroom, 3-bathroom home, perfectly nestled among mature trees on a serene, wooded lot in Mount Vernon. This residence offers the ideal blend of modern interior finishes and peaceful country living. Step onto the brand-new wooden front porch and into a bright, open-concept living space flooded with natural light, featuring white paint, wood-look flooring, and a stunning rustic exposed wood beam. Entertaining is a breeze in the spacious kitchen, which boasts light-wood shaker-style cabinetry, sleek dark countertops, a large center island, and a stainless steel sink. The spaciou primary suite is a true retreat, featuring an en-suite bath with a double vanity and custom wood-plank accent walls. Built for comfort and reliability, this home features Central Electric A/C and Heat, and a co-op water supply. Enjoy peace of mind with a shingle roof (approx. 1 year old) and a dedicated laundry room with built-in cabinetry and washer/dryer hookups. Thoughtfully updated and priced to sell this home is ready for you to make it your own—schedule your showing today to experience this quiet woodland retreat in Mount Vernon ISD! * * Note: Some photos in this listing have been virtually staged.

Key facts

• Large center island
• Stainless steel sink
• Wooded acreage

Tags

• WOODED ACREAGE
• NEW ROOF
• OPEN-CONCEPT LIVING SPACE
• RUSTIC EXPOSED WOOD BEAM
• LARGE CENTER ISLAND
• STAINLESS STEEL SINK

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath manufactured listed at $140k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $157 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 1.5% 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: 124 active listings in the ZIP; 7 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 8% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 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. 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: 1.02% ✓
• Cap rate: 7.64%
• Cash-on-cash: 4.82%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -8.8%
• Equity multiple: 0.68×
• Total profit: $-12,620
• Equity at exit: $20,860

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $2,011
• Equity at exit: $12,096

Cash invested: $39,172 (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 75457

• Home prices YoY: -24.4%
• Active inventory: 124
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,423 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $157

Break-even live

Break-even rent $1,224

Max offer price $139,900

Occupancy floor 84%

Sensitivity live

Price	-10% $254	-5% $206	+0% $157	+5% $109	+10% $61
Rent	-10% $45	-5% $101	+0% $157	+5% $214	+10% $270
Rate	-1.0pp $228	-0.5pp $193	base $157	+0.5pp $121	+1.0pp $84

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $139,900 Active 77 DOM
2. 2026-06-19
   days on market $139,900 Active 75 DOM
3. 2026-06-18
   days on market $139,900 Active 74 DOM
4. 2026-06-17
   days on market $139,900 Active 73 DOM
5. 2026-06-16
   days on market $139,900 Active 72 DOM
6. 2026-06-15
   days on market $139,900 Active 71 DOM
7. 2026-06-14
   days on market $139,900 Active 69 DOM
8. 2026-06-12
   days on market $139,900 Active 68 DOM
9. 2026-06-09
   days on market $139,900 Active 65 DOM
10. 2026-06-08
    days on market $139,900 Active 64 DOM
11. 2026-06-07
    days on market $139,900 Active 63 DOM
12. 2026-06-05
    days on market $139,900 Active 61 DOM
13. 2026-06-02
    days on market $139,900 Active 58 DOM
14. 2026-06-01
    days on market $139,900 Active 57 DOM
15. 2026-05-31
    days on market $139,900 Active 56 DOM
16. 2026-05-30
    days on market $139,900 Active 55 DOM
17. 2026-05-06
    status Active 1334-char remark

    Show marketing remark (1334 chars)

    4BR/3BA MOBILE HOME on Wooded Acreage – New Roof! SELLER OFFER UP TO $10,000 CREDIT FOR CLOSING COSTS Beautifully updated 4-bedroom, 3-bathroom home, perfectly nestled among mature trees on a serene, wooded lot in Mount Vernon. This residence offers the ideal blend of modern interior finishes and peaceful country living. Step onto the brand-new wooden front porch and into a bright, open-concept living space flooded with natural light, featuring white paint, wood-look flooring, and a stunning rustic exposed wood beam. Entertaining is a breeze in the spacious kitchen, which boasts light-wood shaker-style cabinetry, sleek dark countertops, a large center island, and a stainless steel sink. The spaciou primary suite is a true retreat, featuring an en-suite bath with a double vanity and custom wood-plank accent walls. Built for comfort and reliability, this home features Central Electric A/C and Heat, and a co-op water supply. Enjoy peace of mind with a shingle roof (approx. 1 year old) and a dedicated laundry room with built-in cabinetry and washer/dryer hookups. Thoughtfully updated and priced to sell this home is ready for you to make it your own—schedule your showing today to experience this quiet woodland retreat in Mount Vernon ISD! * * Note: Some photos in this listing have been virtually staged.

18. 2026-04-27
    status Pending 1334-char remark

    Show marketing remark (1334 chars)

    4BR/3BA MOBILE HOME on Wooded Acreage – New Roof! SELLER OFFER UP TO $10,000 CREDIT FOR CLOSING COSTS Beautifully updated 4-bedroom, 3-bathroom home, perfectly nestled among mature trees on a serene, wooded lot in Mount Vernon. This residence offers the ideal blend of modern interior finishes and peaceful country living. Step onto the brand-new wooden front porch and into a bright, open-concept living space flooded with natural light, featuring white paint, wood-look flooring, and a stunning rustic exposed wood beam. Entertaining is a breeze in the spacious kitchen, which boasts light-wood shaker-style cabinetry, sleek dark countertops, a large center island, and a stainless steel sink. The spaciou primary suite is a true retreat, featuring an en-suite bath with a double vanity and custom wood-plank accent walls. Built for comfort and reliability, this home features Central Electric A/C and Heat, and a co-op water supply. Enjoy peace of mind with a shingle roof (approx. 1 year old) and a dedicated laundry room with built-in cabinetry and washer/dryer hookups. Thoughtfully updated and priced to sell this home is ready for you to make it your own—schedule your showing today to experience this quiet woodland retreat in Mount Vernon ISD! * * Note: Some photos in this listing have been virtually staged.

19. 2026-04-17
    status Active 1334-char remark

    Show marketing remark (1334 chars)

    4BR/3BA MOBILE HOME on Wooded Acreage – New Roof! SELLER OFFER UP TO $10,000 CREDIT FOR CLOSING COSTS Beautifully updated 4-bedroom, 3-bathroom home, perfectly nestled among mature trees on a serene, wooded lot in Mount Vernon. This residence offers the ideal blend of modern interior finishes and peaceful country living. Step onto the brand-new wooden front porch and into a bright, open-concept living space flooded with natural light, featuring white paint, wood-look flooring, and a stunning rustic exposed wood beam. Entertaining is a breeze in the spacious kitchen, which boasts light-wood shaker-style cabinetry, sleek dark countertops, a large center island, and a stainless steel sink. The spaciou primary suite is a true retreat, featuring an en-suite bath with a double vanity and custom wood-plank accent walls. Built for comfort and reliability, this home features Central Electric A/C and Heat, and a co-op water supply. Enjoy peace of mind with a shingle roof (approx. 1 year old) and a dedicated laundry room with built-in cabinetry and washer/dryer hookups. Thoughtfully updated and priced to sell this home is ready for you to make it your own—schedule your showing today to experience this quiet woodland retreat in Mount Vernon ISD! * * Note: Some photos in this listing have been virtually staged.

20. 2026-04-13
    status Pending 1334-char remark

    Show marketing remark (1334 chars)

    4BR/3BA MOBILE HOME on Wooded Acreage – New Roof! SELLER OFFER UP TO $10,000 CREDIT FOR CLOSING COSTS Beautifully updated 4-bedroom, 3-bathroom home, perfectly nestled among mature trees on a serene, wooded lot in Mount Vernon. This residence offers the ideal blend of modern interior finishes and peaceful country living. Step onto the brand-new wooden front porch and into a bright, open-concept living space flooded with natural light, featuring white paint, wood-look flooring, and a stunning rustic exposed wood beam. Entertaining is a breeze in the spacious kitchen, which boasts light-wood shaker-style cabinetry, sleek dark countertops, a large center island, and a stainless steel sink. The spaciou primary suite is a true retreat, featuring an en-suite bath with a double vanity and custom wood-plank accent walls. Built for comfort and reliability, this home features Central Electric A/C and Heat, and a co-op water supply. Enjoy peace of mind with a shingle roof (approx. 1 year old) and a dedicated laundry room with built-in cabinetry and washer/dryer hookups. Thoughtfully updated and priced to sell this home is ready for you to make it your own—schedule your showing today to experience this quiet woodland retreat in Mount Vernon ISD! * * Note: Some photos in this listing have been virtually staged.

21. 2026-03-23
    price $139,900 1334-char remark

    Show marketing remark (1334 chars)

    4BR/3BA MOBILE HOME on Wooded Acreage – New Roof! SELLER OFFER UP TO $10,000 CREDIT FOR CLOSING COSTS Beautifully updated 4-bedroom, 3-bathroom home, perfectly nestled among mature trees on a serene, wooded lot in Mount Vernon. This residence offers the ideal blend of modern interior finishes and peaceful country living. Step onto the brand-new wooden front porch and into a bright, open-concept living space flooded with natural light, featuring white paint, wood-look flooring, and a stunning rustic exposed wood beam. Entertaining is a breeze in the spacious kitchen, which boasts light-wood shaker-style cabinetry, sleek dark countertops, a large center island, and a stainless steel sink. The spaciou primary suite is a true retreat, featuring an en-suite bath with a double vanity and custom wood-plank accent walls. Built for comfort and reliability, this home features Central Electric A/C and Heat, and a co-op water supply. Enjoy peace of mind with a shingle roof (approx. 1 year old) and a dedicated laundry room with built-in cabinetry and washer/dryer hookups. Thoughtfully updated and priced to sell this home is ready for you to make it your own—schedule your showing today to experience this quiet woodland retreat in Mount Vernon ISD! * * Note: Some photos in this listing have been virtually staged.

22. 2026-03-23
    listed $129,900 Active 1334-char remark

    Show marketing remark (1334 chars)

    4BR/3BA MOBILE HOME on Wooded Acreage – New Roof! SELLER OFFER UP TO $10,000 CREDIT FOR CLOSING COSTS Beautifully updated 4-bedroom, 3-bathroom home, perfectly nestled among mature trees on a serene, wooded lot in Mount Vernon. This residence offers the ideal blend of modern interior finishes and peaceful country living. Step onto the brand-new wooden front porch and into a bright, open-concept living space flooded with natural light, featuring white paint, wood-look flooring, and a stunning rustic exposed wood beam. Entertaining is a breeze in the spacious kitchen, which boasts light-wood shaker-style cabinetry, sleek dark countertops, a large center island, and a stainless steel sink. The spaciou primary suite is a true retreat, featuring an en-suite bath with a double vanity and custom wood-plank accent walls. Built for comfort and reliability, this home features Central Electric A/C and Heat, and a co-op water supply. Enjoy peace of mind with a shingle roof (approx. 1 year old) and a dedicated laundry room with built-in cabinetry and washer/dryer hookups. Thoughtfully updated and priced to sell this home is ready for you to make it your own—schedule your showing today to experience this quiet woodland retreat in Mount Vernon ISD! * * Note: Some photos in this listing have been virtually staged.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 21 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: $17,078
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$1,366
• − Management: −$1,366
• − Depreciation: −$4,070
• Taxable loss: −$359
• Est. tax savings @ 24.0%: +$86
• After-tax cash flow: $1,976/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This beautifully updated 4-bedroom, 3-bathroom mobile home is in excellent condition with a new roof and well-maintained exterior. The interior features modern finishes and ample natural light, making it an ideal blend of modern living and peaceful country living.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and value
• Both Re-grouting the tile in bathrooms — Improves aesthetics and functionality
• Both Replacing the ceiling fans with energy-efficient models — Saves on energy costs and enhances comfort
• Both Upgrading the kitchen appliances — Modernizes the space and attracts more buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Enhances curb appeal and value ↑
• Both Re-grouting the tile in bathrooms — Improves aesthetics and functionality ↑
• Both Replacing the ceiling fans with energy-efficient models — Saves on energy costs and enhances comfort ↑
• Both Upgrading the kitchen appliances — Modernizes the space and attracts more buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 6,115

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 16% Two or more races 14% Black 8%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 4% Scotch-Irish 1% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 86% English-only · Spanish 12% German/W. Germanic 1% French/Haitian/Cajun 1%

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: ▼ -62.55%
• Current HPI: 194.2582
• 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

+7.7% since first listed

6 events — show timeline

• 2026-05-06 Relisted — GTAR
• 2026-04-27 Pending — GTAR
• 2026-04-17 Relisted — GTAR
• 2026-04-13 Pending — GTAR
• 2026-03-23 Price Changed $139,900 GTAR
• 2026-03-23 Listed $129,900 GTAR