2124 County Road 4110 · Pittsburg, TX 75686

$184,900

3 bd · 2.0 ba · 1,664 sqft · SingleFamily public records · 20 Days on market

Built 1955 0.50 ac lot

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Why this score? — see what drove the C 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 +23.2/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +4.8/10.0
• 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

Great Beginnings! Welcome to this charming updated home featuring 3 bedroom 2 bath with 1664 SF of living space. Step inside and begreeted by an open living area with an abundance of natural sunlight, new flooring, new light & plumbing fixtures, and fresh paint throughout. The chef's kitchen boasts ample cabinetry and a sleek design that is sure to inspire your culinary adventures. If you are seeking a comfortable country living retreat, you must come call this one home! Word gets around. .. Better call fast!

Key facts

• Granite countertops
• Chef's kitchen
• Tiled shower

Tags

• OPEN-CONCEPT FLOOR PLAN
• CHEF'S KITCHEN
• GRANITE COUNTERTOPS
• SPACIOUS LAUNDRY ROOM
• TILED SHOWER
• EXCEPTIONAL INSULATION

Property features AI

Exterior

• Parking: 1-car garage
• Home design: Single-family residence; Residential property
• Construction: Composition roof
• Exterior features: Covered porch/patio

Interior

• Kitchen: Dishwasher
• Bedrooms: Information not provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fan(s)
• Interior features: Walk-in closets; 6 total rooms
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $336 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (1.8% below list).
• Recommended offer: $181k (1.8% below list) — sets the bar for 1% rule.
• 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; 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 $6k 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 20 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y 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: built in 1955 — 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,489 (1.8% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.98% ✗
• Cap rate: 8.47%
• Cash-on-cash: 7.78%
• DSCR: 1.35
• GRM: 8.5

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: -4.5%
• Equity multiple: 0.83×
• Total profit: $-8,673
• Equity at exit: $27,569

10-year hold

• IRR: 5.2%
• Equity multiple: 1.38×
• Total profit: $19,629
• Equity at exit: $15,987

Cash invested: $51,772 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,815 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$52 /mo · $618/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $336

Break-even live

Break-even rent $1,390

Max offer price $184,900

Occupancy floor 77%

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $184,900 Active 20 DOM
2. 2026-06-18
   days on market $184,900 Active 19 DOM
3. 2026-06-17
   days on market $184,900 Active 18 DOM
4. 2026-06-16
   days on market $184,900 Active 17 DOM
5. 2026-06-15
   days on market $184,900 Active 16 DOM
6. 2026-06-14
   days on market $184,900 Active 14 DOM
7. 2026-06-12
   days on market $184,900 Active 13 DOM
8. 2026-06-09
   days on market $184,900 Active 10 DOM
9. 2026-06-08
   days on market $184,900 Active 9 DOM
10. 2026-06-07
    days on market $184,900 Active 8 DOM
11. 2026-06-05
    days on market $184,900 Active 6 DOM
12. 2026-06-03
    days on market $184,900 Active 4 DOM
13. 2026-06-02
    days on market $184,900 Active 3 DOM
14. 2026-06-01
    days on market $184,900 Active 2 DOM
15. 2026-05-30
    remarks 693-char remark
16. 2026-05-30
    listed $184,900 Active 1 DOM

ⓘ 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: $618 · $52/mo
• Projected year-2 tax: $3,384 · $282/mo
• Expected delta: +$2,765/yr (+$230/mo · 447.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 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: $21,779
• − Mortgage interest: −$10,357
• − Property taxes: −$618
• − Insurance: −$924
• − Repairs & maintenance: −$1,742
• − Management: −$1,742
• − Depreciation: −$5,379
• Taxable income: $1,015
• Est. tax owed @ 24.0%: −$244
• After-tax cash flow: $3,783/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

• 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

+1749.0% since first listed

17 events — show timeline

• 2026-05-30 Listed $184,900 LAAR
• 2025-04-04 Sold (Public Records) — Public Records
• 2025-04-03 Sold (MLS) — NTREIS
• 2025-04-03 Sold (MLS) — GTAR
• 2025-04-03 Sold (MLS) — LAAR
• 2025-03-03 Pending — LAAR
• 2025-03-03 Pending — NTREIS
• 2025-02-26 Contingent — NTREIS
• 2025-02-26 Delisted — GTAR
• 2025-01-28 Listed $165,000 LAAR
• 2025-01-22 Listed $165,000 NTREIS
• 2025-01-21 Listed $165,000 GTAR
• 2025-01-03 Sold (Public Records) — Public Records
• 2022-06-03 Sold (Public Records) — Public Records
• 2020-02-21 Sold (Public Records) — Public Records
• 2020-02-21 Sold (MLS) — GTAR
• 2020-02-03 Listed $10,000 GTAR

Property tax history

-1.4%/yr

Latest (2025): $618 · +20.0% YoY. Source: county tax records.