106 Candy Dr · Pittsburg, TX 75686

$139,900

3 bd · 2.0 ba · 2,384 sqft · SingleFamily public records · 197 Days on market

Built 1965 1.02 ac lot

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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 +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful red brick home with 3 bed/2 baths and 2 living areas. Lots and Lots of closets and built in's. You will love the gorgeous hard wood floors and the gas log fireplace. Surrounded by large mature pine trees, this home just beckons you to relax and enjoy life. The large patio in the back yard is great for entertaining or just enjoying a quiet moment. Located on 1.02 acres, there is plenty of room. It has a 2 car covered carport from Bruce St and a 1 car drive from Candy Dr. The yard has been well maintained and beautiful. This house is just waiting for you to call it HOME. Call today! Don't let this one pass you by!

Key facts

• Large windows
• Back yard
• Formal dining room

Tags

• ORIGINAL HARDWOOD FLOORING
• LARGE WINDOWS
• FORMAL DINING ROOM
• FORMAL LIVING ROOM
• BACK YARD
• STORAGE BUILDING

Property features AI

Finance

• Other: Lot approximately 1.02 acres (will not subdivide)
• Financial info: Special listing condition: Real Estate Owned
• HOA & community: No association

Exterior

• Parking: Attached carport; Two covered/carport spaces
• Utilities: City water; City sewer; Co-op electric; Individual gas meter; Curbs
• Home design: Single family residence; Residential property; One story; Property attached: Yes; Subdivision: Carpenter Heights
• Construction: Brick construction; Composition roof; Pillar/post/pier foundation; Built in 1965
• Exterior features: Covered patio/porch

Interior

• Kitchen: Electric cooktop; Electric oven; Breakfast room adjacent to kitchen
• Bedrooms: Three bedrooms (all on the main level); Primary bedroom on the main level
• Flooring: Carpet; Hardwood
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central heating; Ceiling fans
• Interior features: Decorative lighting; Two living areas; Two dining areas; Ten total rooms; One-level layout
• Laundry & utility: Utility room with full-size washer/dryer area; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $566 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 5.1% 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).
• Zoned-school proficiency averages 34% at this address vs 49% district-wide (-14 pts) — the specific schools serving this property underperform the Pittsburg ISD average; the district grade overstates school quality for this exact location.
• 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 $967 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 $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 197 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago; this cycle's ask has dropped $71k (34%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price.
• 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 $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 197 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.64% ✓
• Cap rate: 11.15%
• Cash-on-cash: 17.34%
• DSCR: 1.77
• GRM: 5.1

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: 8.8%
• Equity multiple: 1.35×
• Total profit: $13,599
• Equity at exit: $20,860

10-year hold

• IRR: 18.1%
• Equity multiple: 2.51×
• Total profit: $59,123
• Equity at exit: $12,096

Cash invested: $39,172 (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: 5.1×

Monthly cashflow live

• Estimated rent: $2,300 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$459 /mo · $5,507/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $566

Break-even live

Break-even rent $1,583

Max offer price $139,900

Occupancy floor 70%

Sensitivity live

Price	-10% $645	-5% $606	+0% $566	+5% $527	+10% $487
Rent	-10% $384	-5% $475	+0% $566	+5% $657	+10% $748
Rate	-1.0pp $637	-0.5pp $602	base $566	+0.5pp $530	+1.0pp $493

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: $34,975
• Closing costs: $4,197
• 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	14d	1	1.11mi

Listing history 24 events

1. 2026-05-01
   price $139,900
2. 2026-05-01
   status Pending
3. 2026-03-16
   price $139,900
4. 2026-02-27
   price $149,900
5. 2026-02-26
   price $149,900
6. 2026-02-16
   price $159,900
7. 2026-02-16
   price $159,900
8. 2026-01-14
   price $179,975
9. 2026-01-14
   price $179,975
10. 2026-01-10
    status Active
11. 2026-01-08
    historical
12. 2025-12-18
    price $189,975
13. 2025-12-17
    price $189,975
14. 2025-11-24
    price $199,975
15. 2025-11-21
    price $199,975
16. 2025-10-12
    listed $210,500 Active
17. 2022-07-11
    soldstatus
18. 2022-07-08
    soldstatus 630-char remark

    Show marketing remark (630 chars)

    Beautiful red brick home with 3 bed/2 baths and 2 living areas. Lots and Lots of closets and built in's. You will love the gorgeous hard wood floors and the gas log fireplace. Surrounded by large mature pine trees, this home just beckons you to relax and enjoy life. The large patio in the back yard is great for entertaining or just enjoying a quiet moment. Located on 1.02 acres, there is plenty of room. It has a 2 car covered carport from Bruce St and a 1 car drive from Candy Dr. The yard has been well maintained and beautiful. This house is just waiting for you to call it HOME. Call today! Don't let this one pass you by!

19. 2022-06-10
    listed $249,900 630-char remark

    Show marketing remark (630 chars)

    Beautiful red brick home with 3 bed/2 baths and 2 living areas. Lots and Lots of closets and built in's. You will love the gorgeous hard wood floors and the gas log fireplace. Surrounded by large mature pine trees, this home just beckons you to relax and enjoy life. The large patio in the back yard is great for entertaining or just enjoying a quiet moment. Located on 1.02 acres, there is plenty of room. It has a 2 car covered carport from Bruce St and a 1 car drive from Candy Dr. The yard has been well maintained and beautiful. This house is just waiting for you to call it HOME. Call today! Don't let this one pass you by!

20. 2018-07-31
    soldstatus
21. 2018-07-31
    soldstatus
22. 2018-06-26
    listed $139,500
23. 2017-08-08
    soldstatus
24. 2017-07-11
    listed $139,900

ⓘ 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: $5,507 · $459/mo
• Projected year-2 tax: $5,507 · $459/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: −$7,837
• − Property taxes: −$5,507
• − Insurance: −$700
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − Depreciation: −$4,070
• Taxable income: $5,071
• Est. tax owed @ 24.0%: −$1,217
• After-tax cash flow: $5,577/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

+0.0% since first listed

24 events — show timeline

• 2026-05-01 Price Changed $139,900 GTAR
• 2026-05-01 Pending — NTREIS
• 2026-03-16 Price Changed $139,900 NTREIS
• 2026-02-27 Price Changed $149,900 NTREIS
• 2026-02-26 Price Changed $149,900 GTAR
• 2026-02-16 Price Changed $159,900 NTREIS
• 2026-02-16 Price Changed $159,900 GTAR
• 2026-01-14 Price Changed $179,975 NTREIS
• 2026-01-14 Price Changed $179,975 GTAR
• 2026-01-10 Relisted — NTREIS
• 2026-01-08 Listing Removed — NTREIS
• 2025-12-18 Price Changed $189,975 GTAR
• 2025-12-17 Price Changed $189,975 NTREIS
• 2025-11-24 Price Changed $199,975 GTAR
• 2025-11-21 Price Changed $199,975 NTREIS
• 2025-10-12 Listed $210,500 NTREIS
• 2022-07-11 Sold (Public Records) — Public Records
• 2022-07-08 Sold (MLS) — GTAR
• 2022-06-10 Listed $249,900 GTAR
• 2018-07-31 Sold (Public Records) — Public Records
• 2018-07-31 Sold (MLS) — GTAR
• 2018-06-26 Listed $139,500 GTAR
• 2017-08-08 Sold (MLS) — GTAR
• 2017-07-11 Listed $139,900 GTAR

Property tax history

+6.4%/yr

Latest (2025): $5,507 · +10.6% YoY. Source: county tax records.