505 S Church Ave · Mount Pleasant, TX 75455

$160,000

3 bd · 2.0 ba · 1,257 sqft · SingleFamily public records · 30 Days on market

Built 1971 0.33 ac lot Est $202k · 21% under

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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 +23.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +6.1/10.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

INVESTOR SPECIAL right in town!!! This 3/2 brick is in a quiet neighborhood with a mix of newer and older homes, and is only a 6 minute drive to Wal-Mart and a quick 10 minute commute to NTCC! While this traditional home does need some TLC, most big ticket items have already been taken care of. The roof on this home is approximately 2 years old, the water heater is newer, the HVAC ducts were recently cleaned out and the unit is in good shape! This home boasts a large lot with room to plant a small garden out back, and you will definitely enjoy the attached two car carport and concrete driveway. With some paint and cosmetic repairs, this home would make an ideal rental for college students,

Key facts

• Large lot
• Newer water heater
• Concrete driveway

Tags

• LARGE LOT
• ATTACHED TWO CAR CARPORT
• CONCRETE DRIVEWAY
• ROOF APPROXIMATELY 2 YEARS OLD
• NEWER WATER HEATER
• HVAC DUCTS RECENTLY CLEANED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 47 units permitted in Titus County in 2024 (10 in 5+ unit buildings).
• This rent runs 38% 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

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 $157,600 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.11% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.24%
• DSCR: 1.37
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $202,377
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
659 Hays Ave	0.11mi	3/2.0	1,326 (+6%)	21mo	$227,000	$171	68
307 E Arizona	0.11mi	3/2.0	1,400 (+11%)	12mo	$225,000	$161	66
700 E 8th St	0.70mi	3/2.0	1,166 (-7%)	19mo	$194,900	$167	39
1315 Merritt Ave	0.64mi	2/1.0 (-1)	1,072 (-15%)	14mo	$157,500	$147	25
1321 Merritt Ave	0.68mi	2/1.0 (-1)	1,115 (-11%)	22mo	$49,999	$45	22

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: -3.8%
• Equity multiple: 0.86×
• Total profit: $-6,318
• Equity at exit: $23,857

10-year hold

• IRR: 5.9%
• Equity multiple: 1.44×
• Total profit: $19,812
• Equity at exit: $13,834

Cash invested: $44,800 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,781 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$194 /mo · $2,324/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $308

Break-even live

Break-even rent $1,392

Max offer price $160,000

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 W Holland St Mount Pleasant, TX	3.0	1.0	1608	$1,800	$1.12	20d	1	0.55mi
911 W 16th St Unit 1 Mt Pleasant, TX	2.0	1.0	900	$1,100	$1.22	13d	1	1.39mi
172 W 17th St Mt Pleasant, TX	3.0	2.5	1500	$2,300	$1.53	20d	1	1.40mi

Listing history 3 events

1. 2026-04-23
   status Pending
2. 2026-03-23
   listed $160,000 Active
3. 2000-02-28
   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: $2,324 · $194/mo
• Projected year-2 tax: $2,928 · $244/mo
• Expected delta: +$604/yr (+$50/mo · 26.0%)

ⓘ 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,371
• − Mortgage interest: −$8,962
• − Property taxes: −$2,324
• − Insurance: −$800
• − Repairs & maintenance: −$1,710
• − Management: −$1,710
• − Depreciation: −$4,655
• Taxable income: $1,210
• Est. tax owed @ 24.0%: −$290
• After-tax cash flow: $3,400/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

3 events — show timeline

• 2026-04-23 Pending — LAAR
• 2026-03-23 Listed $160,000 LAAR
• 2000-02-28 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $2,324 · +13.2% YoY. Source: county tax records.