217 N Texas St · Pittsburg, TX 75686

$130,000

4 bd · 2.0 ba · 2,952 sqft · SingleFamily public records · 50 Days on market

Built 1924 Fair condition 0.71 ac lot 1-car garage $44/sqft · 57% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this spacious 4-bedroom, 2-bathroom residence situated on Texas Street in charming Pittsburg. This substantial home offers 2,952 square feet of living space, providing ample room for families seeking generous accommodations in a residential neighborhood.

Key facts

• 0.71 acre lot
• Garage
• Built 1924

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $130k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $772 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.4% vs local median 3.6% in Pittsburg — 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 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: 373 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).
• At $2,300/mo this rent would consume 49% of the median local household income ($56k/yr) (locally 20% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 12y ago; this cycle's ask has dropped $9k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1924 — 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
8. 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.
9. 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: 1.77% ✓
• Cap rate: 13.42%
• Cash-on-cash: 25.45%
• DSCR: 2.13
• GRM: 4.7

CMA / ARV

• ARV (median comp): $299,000
• List price: $130,000
• Delta: -56.52%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
159 Mila Ln	0.31mi	4/2.5	2,764 (-6%)	0mo	$655,000	$237	73
1108 Quitman St	1.05mi	4/3.0	2,921 (-1%)	8mo	$389,000	$133	52
421 Mt Pleasant St	0.45mi	3/2.0 (-1)	2,305 (-22%)	2mo	$299,000	$130	47
609 Daingerfield St	1.11mi	4/3.0	3,082 (+4%)	9mo	$364,900	$118	46
1260 Fm 556	1.48mi	5/4.5 (+1)	2,996 (+2%)	32mo	$499,900	$167	28
1074 CR 2106	1.40mi	4/3.0	2,670 (-10%)	36mo	$342,500	$128	25
460 County Road #1309	0.93mi	4/2.5	2,396 (-19%)	16mo	$440,000	$184	24
901 Quitman St	0.78mi	3/2.0 (-1)	2,391 (-19%)	26mo	$115,000	$48	15

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: 19.1%
• Equity multiple: 1.78×
• Total profit: $28,221
• Equity at exit: $19,383

10-year hold

• IRR: 27.4%
• Equity multiple: 3.43×
• Total profit: $88,384
• Equity at exit: $11,240

Cash invested: $36,400 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 6 active · 3 under contract
• Months of supply: 18.0 mo (6%/mo absorbed)
• Median asking: $269,000 ($91/sqft)
• Median days on market: 110 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +11.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75686

• Home prices YoY: -21.6%
• Active inventory: 373
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,300 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$309 /mo · $3,711/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $772

Break-even live

Break-even rent $1,323

Max offer price $130,000

Occupancy floor 61%

Sensitivity live

Price	-10% $845	-5% $809	+0% $772	+5% $735	+10% $698
Rent	-10% $590	-5% $681	+0% $772	+5% $863	+10% $954
Rate	-1.0pp $837	-0.5pp $805	base $772	+0.5pp $738	+1.0pp $704

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: $32,500
• Closing costs: $3,900
• Club membership (one-time): —
• 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	62d	1	0.43mi

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water
• Home design: Single family detached residence2 stories
• Construction: Wood sidingComposition roof
• Exterior features: Front porchWood fencingOutdoor storage

Interior

• Kitchen: DishwasherElectric ovenElectric range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central airCeiling fans
• Interior features: Wood-burning fireplace (1)

Listing history 49 events

1. 2026-07-03
   days on market $130,000 Active 50 DOM
2. 2026-07-02
   days on market $130,000 Active 49 DOM
3. 2026-07-01
   days on market $130,000 Active 48 DOM
4. 2026-06-30
   days on market $130,000 Active 47 DOM
5. 2026-06-29
   days on market $130,000 Active 46 DOM
6. 2026-06-28
   days on market $130,000 Active 45 DOM
7. 2026-06-27
   days on market $130,000 Active 44 DOM
8. 2026-06-26
   pricedays on market $130,000 Active 42 DOM
9. 2026-06-22
   days on market $139,000 Active 39 DOM
10. 2026-06-21
    days on market $139,000 Active 38 DOM
11. 2026-06-19
    days on market $139,000 Active 36 DOM
12. 2026-06-18
    days on market $139,000 Active 35 DOM
13. 2026-06-17
    days on market $139,000 Active 34 DOM
14. 2026-06-16
    days on market $139,000 Active 33 DOM
15. 2026-06-15
    days on market $139,000 Active 32 DOM
16. 2026-06-14
    days on market $139,000 Active 30 DOM
17. 2026-06-12
    days on market $139,000 Active 29 DOM
18. 2026-06-09
    days on market $139,000 Active 26 DOM
19. 2026-06-08
    days on market $139,000 Active 25 DOM
20. 2026-06-07
    days on market $139,000 Active 24 DOM
21. 2026-06-05
    days on market $139,000 Active 22 DOM
22. 2026-06-03
    days on market $139,000 Active 20 DOM
23. 2026-06-02
    days on market $139,000 Active 19 DOM
24. 2026-06-01
    days on market $139,000 Active 18 DOM
25. 2026-05-31
    days on market $139,000 Active 17 DOM
26. 2026-05-30
    days on market $139,000 Active 16 DOM
27. 2026-05-15
    listed $139,000 Active 265-char remark
28. 2025-10-14
    listed $120,000 Active
29. 2025-10-07
    historical
30. 2025-09-23
    listed $150,000 Active
31. 2025-09-11
    historical
32. 2025-09-08
    price $135,000
33. 2025-07-14
    price $139,000
34. 2025-06-11
    price $150,000
35. 2025-05-26
    listed $169,000 Active
36. 2024-09-28
    historical
37. 2024-08-29
    price $249,500
38. 2024-08-28
    price $249,500
39. 2024-08-09
    listed $260,000 Active
40. 2024-08-07
    listed $260,000 Active
41. 2024-07-02
    historical
42. 2024-04-14
    listed $265,000 Active
43. 2024-01-25
    price $205,000
44. 2024-01-25
    listed $205,000 Active
45. 2024-01-24
    listed $169,000 Active
46. 2024-01-22
    listed $169,000 Active
47. 2014-11-21
    soldstatus
48. 2014-11-05
    listed $75,000
49. 1993-01-06
    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: $3,711 · $309/mo
• Projected year-2 tax: $3,711 · $309/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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 22 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: −$7,282
• − Property taxes: −$3,711
• − Insurance: −$650
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − Depreciation: −$3,782
• Taxable income: $7,760
• Est. tax owed @ 24.0%: −$1,862
• After-tax cash flow: $7,400/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $73,800–$132,840 screening

This home requires significant repairs and maintenance, including re-roofing, painting, and landscaping. These updates would significantly increase its value and make it more attractive to buyers and renters.

Deferred maintenance Est. $50,000–$150,000 screening

• Major Roof (roof) — Significant damage to the roof structure is visible.
• Major Windows (windows) — Windows appear to be broken or missing, indicating severe damage.
• Major Electrical (electrical) — The interior appears unfinished and in disrepair, suggesting significant electrical issues.
• Major Plumbing (plumbing) — The overall condition of the house suggests plumbing issues that need immediate attention.
• Major Exterior (exterior) — The exterior walls and siding appear to be in poor condition, with visible damage and missing sections.

Repairs flagged

• Major roof — Significant wear and tear on the roof.
• Major siding — Peeling and chipping paint on the siding.
• Major flooring — Carpeted flooring in poor condition.
• Major interior walls/paint — Interior walls and paint in poor condition.
• Major landscaping — Overgrown and low curb appeal.
• Major HVAC/mechanicals — No specific details on HVAC/mechanicals can be determined from the photos.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint can improve the home's curb appeal and interior aesthetics. ↑
• Both Landscaping and yard maintenance — A well-maintained yard can significantly increase the home's value and appeal. ↑
• Both Re-roofing — A new roof can improve the home's structural integrity and increase its value. ↑
• Both HVAC system replacement — A new HVAC system can improve comfort and energy efficiency, increasing both resale and rental value. ↑
• Both Flooring replacement — Replacing worn-out flooring can improve the home's overall appearance and increase its value. ↑
• Both Interior wall and paint repair — Repairing and repainting interior walls can improve the home's appearance and increase its value. ↑
• Both Landscaping and yard maintenance — A well-maintained yard can significantly increase the home's value and appeal. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 46/100

Zoned Schools

Elementary Pittsburg El F TX #1,995/4,322 Nat'l #23,081/41,679 Middle Pittsburg J H D+ TX #470/1,662 Nat'l #4,522/14,009 High Pittsburg H S C TX #333/1,632 Nat'l #4,077/17,239

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

B Composite livability gradescore 75/100

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
• County: Camp · 13,403 people
• Population (ZIP): 13,427
• Household income: $56,112
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 20% of renters

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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%

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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%

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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

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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

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water
• Home design: Single family detached residence2 stories
• Construction: Wood sidingComposition roof
• Exterior features: Front porchWood fencingOutdoor storage

Interior

• Kitchen: DishwasherElectric ovenElectric range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central airCeiling fans
• Interior features: Wood-burning fireplace (1)

Price history

+85.3% since first listed

23 events — show timeline

• 2026-05-15 Listed $139,000 GTAR
• 2025-10-14 Listed $120,000 LAAR
• 2025-10-07 Listing Removed — NTREIS
• 2025-09-23 Listed $150,000 NTREIS
• 2025-09-11 Listing Removed — NTREIS
• 2025-09-08 Price Changed $135,000 NTREIS
• 2025-07-14 Price Changed $139,000 NTREIS
• 2025-06-11 Price Changed $150,000 NTREIS
• 2025-05-26 Listed $169,000 NTREIS
• 2024-09-28 Listing Removed — NTREIS
• 2024-08-29 Price Changed $249,500 NTREIS
• 2024-08-28 Price Changed $249,500 GTAR
• 2024-08-09 Listed $260,000 NTREIS
• 2024-08-07 Listed $260,000 GTAR
• 2024-07-02 Listing Removed — HARMLS
• 2024-04-14 Listed $265,000 HARMLS
• 2024-01-25 Price Changed $205,000 LAAR
• 2024-01-25 Listed $205,000 GTAR
• 2024-01-24 Listed $169,000 LAAR
• 2024-01-22 Listed $169,000 GTAR
• 2014-11-21 Sold (MLS) — GTAR
• 2014-11-05 Listed $75,000 GTAR
• 1993-01-06 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2025): $3,711 · +0.1% YoY. Source: county tax records.