201 Parkview St · Pittsburg, TX 75686

$159,900

4 bd · 3.5 ba · 2,931 sqft · SingleFamily public records · 148 Days on market

Built 1970 $55/sqft · 36% below area Est $249k · 36% under

---

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 +23.1/30.0
• ARV discount +15.0/15.0
• 1% rule +9.4/10.0
• DSCR +7.4/10.0
• 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

Contract information in associated docs.

Key facts

• 2 garage spots
• Pool
• Built 1970

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/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: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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.
• 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 $1k of loan paydown is wiped out by about $5k 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 148 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 4.7% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major 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 $140,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 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 1970 — 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: 1.44% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.72%
• DSCR: 1.34
• GRM: 5.8

CMA / ARV

• ARV (median comp): $249,062
• List price: $159,900
• Delta: -35.80%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1108 Quitman St	0.37mi	4/3.0	2,921 (-0%)	6mo	$389,000	$133	74

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: -4.3%
• Equity multiple: 0.84×
• Total profit: $-7,279
• Equity at exit: $23,842

10-year hold

• IRR: 5.5%
• Equity multiple: 1.41×
• Total profit: $18,472
• Equity at exit: $13,825

Cash invested: $44,772 (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: 5.8×

Monthly cashflow live

• Estimated rent: $2,300 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$624 /mo · $7,487/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $288

Break-even live

Break-even rent $1,936

Max offer price $159,900

Occupancy floor 82%

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: $39,975
• Closing costs: $4,797
• 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	13d	1	1.17mi

Listing history 31 events

1. 2026-06-09
   days on market $159,900 Active 148 DOM
2. 2026-06-08
   days on market $159,900 Active 147 DOM
3. 2026-06-07
   days on market $159,900 Active 146 DOM
4. 2026-06-05
   days on market $159,900 Active 144 DOM
5. 2026-06-03
   days on market $159,900 Active 142 DOM
6. 2026-06-02
   days on market $159,900 Active 141 DOM
7. 2026-06-01
   days on market $159,900 Active 140 DOM
8. 2026-05-31
   days on market $159,900 Active 139 DOM
9. 2026-05-30
   days on market $159,900 Active 138 DOM
10. 2026-01-12
    listed $159,900 Active 40-char remark

    Show marketing remark (40 chars)

    Contract information in associated docs.

11. 2026-01-02
    historical
12. 2025-07-03
    listed $164,000 Active
13. 2025-07-03
    listed $164,900 Active
14. 2025-06-30
    historical
15. 2025-06-06
    price $164,900
16. 2025-06-06
    price $164,900
17. 2025-06-05
    price $164,900
18. 2025-06-03
    status Active
19. 2025-06-03
    status Active
20. 2025-04-18
    status Pending
21. 2025-04-18
    status Pending
22. 2025-01-30
    listed $174,900 Active
23. 2024-10-11
    listed $174,900 Active
24. 2024-10-08
    historical
25. 2024-08-23
    price $175,000
26. 2024-08-23
    price $175,000
27. 2024-04-22
    listed $190,000 Active
28. 2024-04-08
    listed $190,000 Active
29. 2016-10-10
    soldstatus
30. 2016-09-16
    listed $85,000
31. 1989-12-11
    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: $7,487 · $624/mo
• Projected year-2 tax: $7,487 · $624/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 · 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: −$8,957
• − Property taxes: −$7,487
• − Insurance: −$800
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − Depreciation: −$4,652
• Taxable income: $1,289
• Est. tax owed @ 24.0%: −$309
• After-tax cash flow: $3,145/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

+88.1% since first listed

22 events — show timeline

• 2026-01-12 Listed $159,900 GTAR
• 2026-01-02 Listing Removed — NTREIS
• 2025-07-03 Listed $164,000 LAAR
• 2025-07-03 Listed $164,900 NTREIS
• 2025-06-30 Listing Removed — NTREIS
• 2025-06-06 Price Changed $164,900 NTREIS
• 2025-06-06 Price Changed $164,900 LAAR
• 2025-06-05 Price Changed $164,900 GTAR
• 2025-06-03 Relisted — LAAR
• 2025-06-03 Relisted — NTREIS
• 2025-04-18 Pending — LAAR
• 2025-04-18 Pending — NTREIS
• 2025-01-30 Listed $174,900 LAAR
• 2024-10-11 Listed $174,900 NTREIS
• 2024-10-08 Listing Removed — NTREIS
• 2024-08-23 Price Changed $175,000 NTREIS
• 2024-08-23 Price Changed $175,000 GTAR
• 2024-04-22 Listed $190,000 NTREIS
• 2024-04-08 Listed $190,000 GTAR
• 2016-10-10 Sold (MLS) — GTAR
• 2016-09-16 Listed $85,000 GTAR
• 1989-12-11 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2025): $7,487 · +3.9% YoY. Source: county tax records.