4670 Texas Highway 49 · Mount Pleasant, TX 75455

$142,000

3 bd · 1.0 ba · 1,856 sqft · Manufactured public records · 27 Days on market

Built 1915 Poor condition 1.02 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 +23.9/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming farmhouse-style starter home full of potential! Situated on a spacious 1-acre lot in a highly desirable school district, this property is perfect for a buyer ready to add their personal touch or an investor looking for their next project. Recent updates include a brand-new roof and new exterior doors, giving you a solid head start on renovations. With plenty of space inside and out, this home offers endless possibilities to create something truly special. Don’t miss this opportunity to invest in a great location with room to grow!

Key facts

• New doors
• New flooring
• New water heater

Tags

• OVER AN ACRE OF LAND
• NEW FLOORING
• NEW WATER HEATER
• NEW DOORS
• ROOM FOR GARDENING

Property features AI

Finance

• Other: Lot approximately 1.02 acres; Will not subdivide
• Financial info: Listing terms: Cash or Conventional; Loan type: Treat as clear; No second mortgage indicated
• HOA & community: No association

Exterior

• Parking: 1 covered parking space; Circular driveway; Drive-through access
• Security: No surveillance devices noted
• Utilities: Aerobic septic; Co-op water; Municipal utility district: No
• Home design: Single-family residence; One story; Property attached: Yes
• Construction: Built in 1915; Wood construction; Composition roof
• Exterior features: Covered patio/porch; Acreage lot

Interior

• Kitchen: Electric range
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Luxury vinyl plank
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; One living area; One dining area; Total of 7 rooms
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Utility room / laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $142k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $142k).
• Recommended offer: $140k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: 382 active listings in the ZIP; 47 units permitted in Titus County in 2024 (10 in 5+ unit buildings).
• This rent runs 34% 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 $982 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 3 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 1915 — expect roof / HVAC / electrical / plumbing capex.
• 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 $139,870 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.12% ✓
• Cap rate: 8.62%
• Cash-on-cash: 8.31%
• DSCR: 1.37
• GRM: 7.4

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: -3.6%
• Equity multiple: 0.86×
• Total profit: $-5,442
• Equity at exit: $21,173

10-year hold

• IRR: 6.1%
• Equity multiple: 1.45×
• Total profit: $17,950
• Equity at exit: $12,278

Cash invested: $39,760 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,591 medium
• Mortgage (P&I): −$745
• Tax est. 1.5%: −$178 /mo · $2,130/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $275

Break-even live

Break-even rent $1,242

Max offer price $142,000

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: $35,500
• Closing costs: $4,260
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   status $142,000 Pending 27 DOM
2. 2026-06-18
   days on market $142,000 Active 27 DOM
3. 2026-06-17
   days on market $142,000 Active 26 DOM
4. 2026-06-16
   days on market $142,000 Active 25 DOM
5. 2026-06-15
   days on market $142,000 Active 24 DOM
6. 2026-06-14
   days on market $142,000 Active 22 DOM
7. 2026-06-12
   days on market $142,000 Active 21 DOM
8. 2026-06-09
   days on market $142,000 Active 18 DOM
9. 2026-06-08
   days on market $142,000 Active 17 DOM
10. 2026-06-07
    days on market $142,000 Active 16 DOM
11. 2026-06-07
    days on market $142,000 Active 15 DOM
12. 2026-06-03
    days on market $142,000 Active 12 DOM
13. 2026-06-02
    days on market $142,000 Active 11 DOM
14. 2026-06-01
    days on market $142,000 Active 10 DOM
15. 2026-05-31
    days on market $142,000 Active 9 DOM
16. 2026-05-30
    days on market $142,000 Active 8 DOM
17. 2026-05-13
    price $149,000 564-char remark

    Show marketing remark (564 chars)

    Charming farmhouse-style starter home full of potential! Situated on a spacious 1-acre lot in a highly desirable school district, this property is perfect for a buyer ready to add their personal touch or an investor looking for their next project. Recent updates include a brand-new roof and new exterior doors, giving you a solid head start on renovations. With plenty of space inside and out, this home offers endless possibilities to create something truly special. Don’t miss this opportunity to invest in a great location with room to grow!

18. 2026-05-12
    listed $160,000 Active 564-char remark

    Show marketing remark (564 chars)

    Charming farmhouse-style starter home full of potential! Situated on a spacious 1-acre lot in a highly desirable school district, this property is perfect for a buyer ready to add their personal touch or an investor looking for their next project. Recent updates include a brand-new roof and new exterior doors, giving you a solid head start on renovations. With plenty of space inside and out, this home offers endless possibilities to create something truly special. Don’t miss this opportunity to invest in a great location with room to grow!

19. 2024-10-30
    soldstatus Closed 546-char remark

    Show marketing remark (546 chars)

    Step back in time with this charming 1915 Victorian style home nestled just outside city limits of Mount Pleasant. Perfect for those with a vision, this 3-bedroom, 1-bathroom home presents an incredible opportunity to restore and personalize. Offering 1387sqft of potential, customize the layout to suit your lifestyle. Situated on a 1.020 lot, there's ample space for outdoor recreation or expansion. Unlock the possibilities with this unique piece of history. Schedule a showing today and explore the potential of making this 1915 gem your own.

20. 2024-09-26
    historical 546-char remark

    Show marketing remark (546 chars)

    Step back in time with this charming 1915 Victorian style home nestled just outside city limits of Mount Pleasant. Perfect for those with a vision, this 3-bedroom, 1-bathroom home presents an incredible opportunity to restore and personalize. Offering 1387sqft of potential, customize the layout to suit your lifestyle. Situated on a 1.020 lot, there's ample space for outdoor recreation or expansion. Unlock the possibilities with this unique piece of history. Schedule a showing today and explore the potential of making this 1915 gem your own.

21. 2024-09-19
    price $107,500 546-char remark

    Show marketing remark (546 chars)

    Step back in time with this charming 1915 Victorian style home nestled just outside city limits of Mount Pleasant. Perfect for those with a vision, this 3-bedroom, 1-bathroom home presents an incredible opportunity to restore and personalize. Offering 1387sqft of potential, customize the layout to suit your lifestyle. Situated on a 1.020 lot, there's ample space for outdoor recreation or expansion. Unlock the possibilities with this unique piece of history. Schedule a showing today and explore the potential of making this 1915 gem your own.

22. 2024-07-31
    listed $119,000 Active 546-char remark

    Show marketing remark (546 chars)

    Step back in time with this charming 1915 Victorian style home nestled just outside city limits of Mount Pleasant. Perfect for those with a vision, this 3-bedroom, 1-bathroom home presents an incredible opportunity to restore and personalize. Offering 1387sqft of potential, customize the layout to suit your lifestyle. Situated on a 1.020 lot, there's ample space for outdoor recreation or expansion. Unlock the possibilities with this unique piece of history. Schedule a showing today and explore the potential of making this 1915 gem your own.

ⓘ 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 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,091
• − Mortgage interest: −$7,954
• − Property taxes: −$2,130
• − Insurance: −$710
• − Repairs & maintenance: −$1,527
• − Management: −$1,527
• − Depreciation: −$4,131
• Taxable income: $1,111
• Est. tax owed @ 24.0%: −$267
• After-tax cash flow: $3,039/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 · 1 photo

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including landscaping, exterior, interior walls, bathrooms, kitchen, HVAC/mechanicals, windows, and foundation/structure. Significant updates are needed to improve its resale and rental value.

Repairs flagged

• Major landscaping — Overgrown grass and unkempt lawn
• Major exterior — Overgrown grass and unkempt lawn
• Major interior walls — No visible interior walls
• Major bathrooms — No visible bathrooms
• Major kitchen — No visible kitchen
• Major HVAC/mechanicals — No visible HVAC/mechanicals
• Major windows — No visible windows
• Major foundation/structure — No visible foundation/structure
• Major landscaping — Overgrown grass and unkempt lawn

Value-add opportunities

• Both landscaping — Improves curb appeal and property value
• Both exterior — Enhances property value and curb appeal
• Both interior walls — Improves property value and rental appeal
• Both bathrooms — Enhances property value and rental appeal
• Both kitchen — Improves property value and rental appeal
• Both HVAC/mechanicals — Enhances property value and rental appeal
• Both windows — Improves property value and rental appeal
• Both foundation/structure — Enhances property value and rental appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
landscaping · Overgrown grass and unkempt lawn	Major	$15,000–50,000
exterior · Overgrown grass and unkempt lawn	Major	$15,000–50,000
interior walls · No visible interior walls	Major	$15,000–50,000
bathrooms · No visible bathrooms	Major	$15,000–50,000
kitchen · No visible kitchen	Major	$15,000–50,000
HVAC/mechanicals · No visible HVAC/mechanicals	Major	$15,000–50,000
windows · No visible windows	Major	$15,000–50,000
foundation/structure · No visible foundation/structure	Major	$15,000–50,000
landscaping · Overgrown grass and unkempt lawn	Major	$15,000–50,000
Total estimated repair cost · 9 items		$135,000–450,000

Value-add ROI direction

• Both landscaping — Improves curb appeal and property value ↑
• Both exterior — Enhances property value and curb appeal ↑
• Both interior walls — Improves property value and rental appeal ↑
• Both bathrooms — Enhances property value and rental appeal ↑
• Both kitchen — Improves property value and rental appeal ↑
• Both HVAC/mechanicals — Enhances property value and rental appeal ↑
• Both windows — Improves property value and rental appeal ↑
• Both foundation/structure — Enhances property value and rental appeal ↑

ⓘ 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 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

• 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

+19.3% since first listed

7 events — show timeline

• 2026-05-21 Listed $142,000 NTREIS
• 2026-05-13 Price Changed $149,000 FSBO.com
• 2026-05-12 Listed $160,000 FSBO.com
• 2024-10-30 Sold (MLS) — GTAR
• 2024-09-26 Delisted — GTAR
• 2024-09-19 Price Changed $107,500 GTAR
• 2024-07-31 Listed $119,000 GTAR