Mount Pleasant, TX

Mount Pleasant, Texas presents a usable but incomplete decision record. The market has 56,237 people, and the supplied measures place Zillow's June 30, 2026 asking-rent index beside a home-value index, Census ACS income, HUD's Fair Market Rent, BLS labor data, Census Building Permits, Redfin sales conditions, IRS migration, HMDA occupancy evidence, and FEMA risk evidence. The signals do not all answer the same question or share the same period. Zillow does not publish enough history to calculate the trailing-12-month rent change here. That change is unavailable; accordingly, this report assigns no score and no rank. The central task is not to infer a market direction from a headline, but to test whether the rent level, affordability benchmarks, labor reading, sale-market measures, and migration indicators can be reconciled for the decision at hand.

At June 30, 2026, Zillow reports an asking-rent index of $1,641 and a home-value index of $222,844. Its home-value measure is 3.15% below its year-earlier level. The supplied gross-yield measure is 8.84%, while the supplied price-to-income ratio is 3.8. Those figures are useful for setting a gross rent-to-value and income-relative frame, yet they are indexes rather than a file of executed leases, closed sales, or operating statements. A lower home-value index and a stated asking-rent level are a tension worth documenting, not evidence of rent acceleration or of a net return. The absent Zillow 12-month rent change prevents a trend comparison, and the gross-yield measure does not supply insurance, taxes, maintenance, financing, vacancy, concessions, or collection results.

Census ACS places median household income at $58,626. The packet gives a rent-to-income measure of 33.59% and a price-to-income ratio of 3.8, which set broad income-relative boundaries but do not reveal income distribution, renter incomes, household sizes, or the burden of any particular household. HUD's FY2026 two-bedroom Fair Market Rent is $973. Zillow's $1,641 asking-rent index exceeds that HUD benchmark by $668, a computed 68.7% difference. The comparison is informative precisely because the measures differ: HUD Fair Market Rent is a two-bedroom program benchmark, whereas Zillow is an asking-rent index without a supplied bedroom match. It cannot establish that a given two-bedroom is offered at Zillow's index, that a household pays either measure, or that the gap is a unit-level affordability outcome.

Labor, permitted construction, and listings address separate parts of the market. BLS LAUS shows a job measure down 7.28% over the 12 months ending in May 2026. The Census Building Permits Survey reports 52 total permits in 2026 year to date through M06, or 0.92 per 1,000 residents, and zero permits in the five-plus category. This is evidence of permitted new housing supply, not a delivered-housing count or an accounting of existing vacancies. Redfin's May 2026 for-sale record shows 8.3 months of supply, compared with 10.2 in the prior reading, a reduction of 1.9 months; median days on market are 90 versus 98. The sale-to-list ratio is 95.16%, and 26.7% of listings show price drops versus 33.82% previously, a 7.12-percentage-point difference. These Redfin measures describe the for-sale side and do not establish why they moved, whether permits will be completed, or how any of them translates into lease demand.

IRS and HMDA give a different, demand-adjacent lens rather than confirmation of rental absorption. IRS county-to-county tax-return migration aggregated to the market records 1,240 moved in and 1,181 moved out, for net migration of 59. The supplied AGI for incoming filers is $52,947 versus $47,588 for outgoing filers, a $5,359 gap. Those aggregates do not identify tenure choice, lease timing, or the number of units sought. HMDA's 2024 purchase-mortgage occupancy evidence records 510 purchases, including 70 investor purchases, for an investor share of 13.73%. This is evidence about the supplied HMDA purchase-mortgage record, not a measure of all investor ownership, all cash activity, or all housing demand. The positive IRS net figure and the HMDA investor share therefore add questions about participant mix; they do not settle the strength, duration, or destination of demand.

FEMA's National Risk Index adds a risk dimension that the rent and sale sources cannot price on their own. FEMA reports an expected annual loss ratio of 0.001142 and a National Risk Index score of 42.5, with inland flood identified as the top hazard and water as the hazard type. These are market-level expected-annual-loss evidence, not a statement that a particular address will flood, incur a loss, or face a specified insurance bill. The packet's available cost-level evidence consists of Zillow's $1,641 asking-rent index, Zillow's $222,844 home-value index, and HUD's $973 two-bedroom Fair Market Rent; it supplies no insurance premium, tax, repair, utility, or maintenance series. The $668 Zillow-to-HUD difference is a benchmark gap, not a documented flood-cost premium. No provided measure converts FEMA's risk evidence into a monthly operating cost or a property-specific exposure.

The practical synthesis is a record of unresolved tests, not a verdict. For a renter, the relevant open comparison is currently obtainable lease terms and recurring charges against the Zillow asking-rent index, the HUD two-bedroom benchmark, and the Census ACS income context; none of those sources reports the terms of an individual available home. For a landlord or small investor, the reported 8.84% gross yield cannot be translated into a net result without operating costs and actual collected rent, while the FEMA measures require separate location-specific risk and coverage records that are not in this packet. Across all decision types, source dates need reconciling: Zillow is June 30, 2026; BLS is the 12 months to May 2026; permits run through M06; Redfin is May 2026; and HMDA is 2024. The key diligence questions are whether current leases align with Zillow's asking-rent index, whether the BLS labor decline is corroborated by more granular current evidence, how permitted units progress beyond authorization, and what share of purchasing sits outside HMDA's supplied scope. Until those questions have direct records, the mixed source set supports investigation rather than a scored, ranked, or directional conclusion.