305 Quitman St · Pittsburg, TX 75686

$259,000

4 bd · 2.0 ba · 2,900 sqft · SingleFamily public records · 94 Days on market

Built 1900 0.57 ac lot $89/sqft · 13% below area Est $298k · 13% 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 +13.4/15.0
• Cash flow +11.5/30.0
• Schools +4.1/10.0
• 1% rule +3.9/10.0
• Livability +3.8/5.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Built in 1900, this charming 2,900 sq ft property sits on over half an acre and offers incredible flexibility for residential or potential commercial use (subject to city confirmation). The home features a grand front porch complete with a classic swing—perfect for relaxing and enjoying the surroundings. Inside, you’ll find multiple fireplaces, each equipped with gas spigots, adding both character and convenience. With its historic appeal, spacious layout, and generous lot size, this property presents a unique opportunity for homeowners, investors, or business owners looking for a distinctive space.

Key facts

• 0.57 acre lot
• Built 1900
• Listed 93 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $-84 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (11.2% below list).
• Recommended offer: $230k (11.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#144 in TX, #4,098 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: crime C-, amenities D+, employment D+.
• Pittsburg ISD (town): math 54% / reading 44% proficiency, ranked #216 of 826 in TX (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Pittsburg El (math 34% / reading 35%, grade F, #1,995 of 4,322 statewide, top 50%, 545 students, 80% FRL); Pittsburg J H (math 48% / reading 43%, grade D+, #470 of 1,662 statewide, top 29%, 349 students, 82% FRL); Pittsburg H S (math 62% / reading 52%, grade C, #333 of 1,632 statewide, top 22%, 726 students, 78% FRL).
• Market conditions: 313 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3 units permitted in Camp County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Camp County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 5y ago; this cycle's ask has dropped $17k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $230,000 (11.2% 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 94 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. 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: 0.89% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.38%
• DSCR: 0.94
• GRM: 9.4

CMA / ARV

• ARV (median comp): $298,411
• List price: $259,000
• Delta: -13.21%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -18.5%
• Equity multiple: 0.35×
• Total profit: $-47,193
• Equity at exit: $38,618

10-year hold

• IRR: -10.8%
• Equity multiple: 0.34×
• Total profit: $-47,536
• Equity at exit: $22,394

Cash invested: $72,520 (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 75686

• Home prices YoY: -21.6%
• Active inventory: 313
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,300 medium
• Mortgage (P&I): −$1,358
• Tax from tax record: −$434 /mo · $5,214/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $-84

Break-even live

Break-even rent $2,406

Max offer price $244,226

Occupancy floor 99%

Sensitivity live

Price	-10% $63	-5% $-10	+0% $-84	+5% $-157	+10% $-230
Rent	-10% $-265	-5% $-174	+0% $-84	+5% $7	+10% $98
Rate	-1.0pp $47	-0.5pp $-18	base $-84	+0.5pp $-151	+1.0pp $-219

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
421 Mount Pleasant St Pittsburg, TX	3.0	2.0	2305	$2,300	$1.00	15d	1	0.39mi

Listing history 45 events

1. 2026-06-22
   days on market $259,000 Active 94 DOM
2. 2026-06-21
   days on market $259,000 Active 93 DOM
3. 2026-06-19
   days on market $259,000 Active 91 DOM
4. 2026-06-18
   days on market $259,000 Active 90 DOM
5. 2026-06-17
   days on market $259,000 Active 89 DOM
6. 2026-06-16
   days on market $259,000 Active 88 DOM
7. 2026-06-15
   days on market $259,000 Active 87 DOM
8. 2026-06-14
   days on market $259,000 Active 85 DOM
9. 2026-06-12
   days on market $259,000 Active 84 DOM
10. 2026-06-09
    days on market $259,000 Active 81 DOM
11. 2026-06-08
    days on market $259,000 Active 80 DOM
12. 2026-06-07
    days on market $259,000 Active 79 DOM
13. 2026-06-05
    days on market $259,000 Active 77 DOM
14. 2026-06-03
    days on market $259,000 Active 75 DOM
15. 2026-06-02
    days on market $259,000 Active 74 DOM
16. 2026-06-01
    days on market $259,000 Active 73 DOM
17. 2026-05-31
    days on market $259,000 Active 72 DOM
18. 2026-05-30
    days on market $259,000 Active 71 DOM
19. 2026-05-15
    price $259,000 618-char remark

    Show marketing remark (618 chars)

    Built in 1900, this charming 2,900 sq ft property sits on over half an acre and offers incredible flexibility for residential or potential commercial use (subject to city confirmation). The home features a grand front porch complete with a classic swing—perfect for relaxing and enjoying the surroundings. Inside, you’ll find multiple fireplaces, each equipped with gas spigots, adding both character and convenience. With its historic appeal, spacious layout, and generous lot size, this property presents a unique opportunity for homeowners, investors, or business owners looking for a distinctive space.

20. 2026-03-20
    listed $276,000 Active 618-char remark

    Show marketing remark (618 chars)

    Built in 1900, this charming 2,900 sq ft property sits on over half an acre and offers incredible flexibility for residential or potential commercial use (subject to city confirmation). The home features a grand front porch complete with a classic swing—perfect for relaxing and enjoying the surroundings. Inside, you’ll find multiple fireplaces, each equipped with gas spigots, adding both character and convenience. With its historic appeal, spacious layout, and generous lot size, this property presents a unique opportunity for homeowners, investors, or business owners looking for a distinctive space.

21. 2025-10-16
    listed $269,000 Active
22. 2025-10-07
    historical
23. 2025-09-23
    listed $230,000 Active
24. 2025-09-11
    historical
25. 2025-07-20
    price $229,000
26. 2025-07-14
    price $239,000
27. 2025-07-08
    price $245,000
28. 2025-05-26
    listed $250,000 Active
29. 2025-03-26
    historical
30. 2025-02-03
    listed $259,500 Active
31. 2025-01-31
    listed $259,500 Active
32. 2025-01-29
    listed $259,500 Active
33. 2024-09-28
    historical
34. 2024-08-29
    price $259,500
35. 2024-08-28
    price $259,500
36. 2024-07-19
    listed $270,500 Active
37. 2024-07-17
    listed $270,500 Active
38. 2024-07-02
    historical
39. 2024-04-21
    price $299,000
40. 2024-04-14
    listed $275,000 Active
41. 2024-01-08
    listed $259,900 Active
42. 2023-09-20
    listed $269,000 Active
43. 2023-06-09
    listed $250,000 Active
44. 2021-04-22
    historical
45. 2021-02-03
    listed $225,000 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: $5,214 · $434/mo
• Projected year-2 tax: $5,214 · $434/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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,600
• − Mortgage interest: −$14,508
• − Property taxes: −$5,214
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − Depreciation: −$7,535
• Taxable loss: −$5,367
• Est. tax savings @ 24.0%: +$1,288
• After-tax cash flow: $285/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: Pittsburg ISD
• NCES district ID: 4835010
• Math proficiency: 54% ▼ -16.00%
• Reading proficiency: 44% ▼ -16.00%
• Median HH income: $38,136
• Composite: 40.87/100
• National rank: #3627
• State rank: #216 of 826 in TX

Livability — Pittsburg

• Score: 75/100
• State rank: #144
• US rank: #4098

Category grades

Amenities D+ Commute F Cost of living A+ Crime C- Employment D+ Housing A+ Health & safety A User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pittsburg, TX
• Population (ZIP): 13,427

Population outlook (Camp County) Hauer SSP2

• Today (2025): 13,403 people
• By 2030: 13,741 · +2.5%
• By 2040: 14,436 · +7.7%
• By 2050: 15,135 · +12.9%
• By 2075: 16,836 · +25.6%
• By 2100: 17,582 · +31.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 52% Hispanic / Latino 28% Two or more races 16% Black 14% Asian 1%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Slovak 1% Scottish 1% Serbian 1%
• Foreign-born: 11% · Canada, Vietnam, Dominican Republic
• Languages at home: 79% English-only · Spanish 20% Vietnamese 1%

Political lean MEDSL · Camp

• 2024 margin: Solid R (+53.6) · D 22.9% · R 76.5%
• 2008→2024 swing: -30.3pp toward R · 2008: -23.3pp · 2024: -53.6pp
• All cycles: 2024: R+53.6 2020: R+44.1 2016: R+42.7 2012: R+33.5 2008: R+23.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.12%
• Current HPI: 181.5522
• 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

+15.1% since first listed

27 events — show timeline

• 2026-05-15 Price Changed $259,000 GTAR
• 2026-03-20 Listed $276,000 GTAR
• 2025-10-16 Listed $269,000 LAAR
• 2025-10-07 Listing Removed — NTREIS
• 2025-09-23 Listed $230,000 NTREIS
• 2025-09-11 Listing Removed — NTREIS
• 2025-07-20 Price Changed $229,000 NTREIS
• 2025-07-14 Price Changed $239,000 NTREIS
• 2025-07-08 Price Changed $245,000 NTREIS
• 2025-05-26 Listed $250,000 NTREIS
• 2025-03-26 Listing Removed — NTREIS
• 2025-02-03 Listed $259,500 LAAR
• 2025-01-31 Listed $259,500 NTREIS
• 2025-01-29 Listed $259,500 GTAR
• 2024-09-28 Listing Removed — NTREIS
• 2024-08-29 Price Changed $259,500 NTREIS
• 2024-08-28 Price Changed $259,500 GTAR
• 2024-07-19 Listed $270,500 NTREIS
• 2024-07-17 Listed $270,500 GTAR
• 2024-07-02 Listing Removed — HARMLS
• 2024-04-21 Price Changed $299,000 HARMLS
• 2024-04-14 Listed $275,000 HARMLS
• 2024-01-08 Listed $259,900 GTAR
• 2023-09-20 Listed $269,000 GTAR
• 2023-06-09 Listed $250,000 GTAR
• 2021-04-22 Listing Removed — NTREIS
• 2021-02-03 Listed $225,000 NTREIS

Property tax history

+6.9%/yr

Latest (2025): $5,214 · +0.1% YoY. Source: county tax records.