2108 CR 4110 · Pittsburg, TX 75686

$140,000

2 bd · 1.0 ba · 1,054 sqft · SingleFamily public records · 99 Days on market

Built 1953 0.44 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 +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• 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 quaint little cottage, sitting on 0.44 acre corner lot, by the St. Rose Winery. Step inside and be greeted by a well kept 2 bedroom 1 bath with original cottage windows and doors to keep the dreamy character. The cozy kitchen boasts a sleek design that is sure to inspire your culinary adventures. If you are seeking a comfortable country living starter, you must come call this one home!

Key facts

• Cozy kitchen
• Corner lot
• 0.44 acre lot

Tags

• CORNER LOT
• ORIGINAL COTTAGE WINDOWS
• COZY KITCHEN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/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: $127k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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 $968 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.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,400 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.12% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.24%
• DSCR: 1.41
• GRM: 7.4

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: -2.3%
• Equity multiple: 0.91×
• Total profit: $-3,446
• Equity at exit: $20,874

10-year hold

• IRR: 7.4%
• Equity multiple: 1.56×
• Total profit: $21,791
• Equity at exit: $12,105

Cash invested: $39,200 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,571 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$146 /mo · $1,755/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $302

Break-even live

Break-even rent $1,188

Max offer price $140,000

Occupancy floor 76%

Sensitivity live

Price	-10% $381	-5% $342	+0% $302	+5% $262	+10% $223
Rent	-10% $178	-5% $240	+0% $302	+5% $364	+10% $426
Rate	-1.0pp $372	-0.5pp $338	base $302	+0.5pp $266	+1.0pp $229

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $140,000 Active 99 DOM
2. 2026-06-18
   days on market $140,000 Active 98 DOM
3. 2026-06-17
   days on market $140,000 Active 97 DOM
4. 2026-06-16
   days on market $140,000 Active 96 DOM
5. 2026-06-15
   days on market $140,000 Active 95 DOM
6. 2026-06-14
   days on market $140,000 Active 93 DOM
7. 2026-06-12
   days on market $140,000 Active 92 DOM
8. 2026-06-09
   days on market $140,000 Active 89 DOM
9. 2026-06-08
   days on market $140,000 Active 88 DOM
10. 2026-06-07
    days on market $140,000 Active 87 DOM
11. 2026-06-05
    days on market $140,000 Active 85 DOM
12. 2026-06-03
    days on market $140,000 Active 83 DOM
13. 2026-06-02
    days on market $140,000 Active 82 DOM
14. 2026-06-01
    days on market $140,000 Active 81 DOM
15. 2026-05-31
    days on market $140,000 Active 80 DOM
16. 2026-05-30
    days on market $140,000 Active 79 DOM
17. 2026-03-12
    listed $140,000 Active 431-char remark

    Show marketing remark (431 chars)

    Great Beginnings! Welcome to this charming quaint little cottage, sitting on 0.44 acre corner lot, by the St. Rose Winery. Step inside and be greeted by a well kept 2 bedroom 1 bath with original cottage windows and doors to keep the dreamy character. The cozy kitchen boasts a sleek design that is sure to inspire your culinary adventures. If you are seeking a comfortable country living starter, you must come call this one home!

18. 2026-03-06
    listed $140,000 Active 431-char remark

    Show marketing remark (431 chars)

    Great Beginnings! Welcome to this charming quaint little cottage, sitting on 0.44 acre corner lot, by the St. Rose Winery. Step inside and be greeted by a well kept 2 bedroom 1 bath with original cottage windows and doors to keep the dreamy character. The cozy kitchen boasts a sleek design that is sure to inspire your culinary adventures. If you are seeking a comfortable country living starter, you must come call this one home!

19. 2020-05-03
    soldstatus
20. 2020-05-01
    soldstatus
21. 2020-03-31
    listed $79,900
22. 2019-04-15
    soldstatus
23. 2019-04-15
    soldstatus
24. 2019-03-23
    listed $28,900
25. 2006-04-05
    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: $1,755 · $146/mo
• Projected year-2 tax: $2,562 · $214/mo
• Expected delta: +$807/yr (+$67/mo · 46.0%)

ⓘ 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 4/10 Moderate
• 🌡 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: $18,847
• − Mortgage interest: −$7,842
• − Property taxes: −$1,755
• − Insurance: −$700
• − Repairs & maintenance: −$1,508
• − Management: −$1,508
• − Depreciation: −$4,073
• Taxable income: $1,461
• Est. tax owed @ 24.0%: −$351
• After-tax cash flow: $3,273/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

+384.4% since first listed

9 events — show timeline

• 2026-03-12 Listed $140,000 NTREIS
• 2026-03-06 Listed $140,000 GTAR
• 2020-05-03 Sold (MLS) — GTAR
• 2020-05-01 Sold (Public Records) — Public Records
• 2020-03-31 Listed $79,900 GTAR
• 2019-04-15 Sold (Public Records) — Public Records
• 2019-04-15 Sold (MLS) — GTAR
• 2019-03-23 Listed $28,900 GTAR
• 2006-04-05 Sold (Public Records) — Public Records

Property tax history

+14.3%/yr

Latest (2025): $1,755 · +0.0% YoY. Source: county tax records.