615 Quitman St · Pittsburg, TX 75686

$115,000

3 bd · 2.0 ba · 1,915 sqft · SingleFamily public records · 26 Days on market

Built 1952 4.28 ac lot Est $207k · 44% under ↓ 11% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

A unique in-town opportunity: a historic ranch home situated on over 4 acres with full city zoning. Whether you’re looking to renovate, expand, or pursue a development project, this property provides the scale and location to support multiple strategies. Strong upside potential for builders, investors, or visionaries. Windows have been replaced.

Key facts

• Historic ranch home
• Full city zoning
• Over 4 acres

Tags

• HISTORIC RANCH HOME
• OVER 4 ACRES
• FULL CITY ZONING
• WINDOWS HAVE BEEN REPLACED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $859 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.3% 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 $795 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 3.2% of price; built in 1952 — 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 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,275 (1.5% below list)

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.00% ✓
• Cap rate: 15.25%
• Cash-on-cash: 32.00%
• DSCR: 2.42
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $206,820
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Candy Dr	0.30mi	3/2.0	1,855 (-3%)	15mo	$199,900	$108	68
101 Branch St	0.56mi	3/2.0	1,757 (-8%)	9mo	$248,000	$141	53
402 Cypress St	0.72mi	3/2.0	1,688 (-12%)	5mo	$62,500	$37	42

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: 27.0%
• Equity multiple: 2.12×
• Total profit: $36,189
• Equity at exit: $17,147

10-year hold

• IRR: 34.6%
• Equity multiple: 4.18×
• Total profit: $102,483
• Equity at exit: $9,943

Cash invested: $32,200 (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: 4.2×

Monthly cashflow live

• Estimated rent: $2,300 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$307 /mo · $3,688/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $859

Break-even live

Break-even rent $1,213

Max offer price $115,000

Occupancy floor 58%

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: $28,750
• Closing costs: $3,450
• 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	0.82mi

Listing history 29 events

1. 2026-06-19
   days on market $115,000 Active 26 DOM
2. 2026-06-18
   days on market $115,000 Active 25 DOM
3. 2026-06-17
   days on market $115,000 Active 24 DOM
4. 2026-06-16
   days on market $115,000 Active 23 DOM
5. 2026-06-15
   days on market $115,000 Active 22 DOM
6. 2026-06-14
   days on market $115,000 Active 20 DOM
7. 2026-06-12
   days on market $115,000 Active 19 DOM
8. 2026-06-09
   days on market $115,000 Active 16 DOM
9. 2026-06-08
   days on market $115,000 Active 15 DOM
10. 2026-06-07
    pricedays on market $115,000 Active 14 DOM
11. 2026-06-05
    days on market $120,000 Active 12 DOM
12. 2026-06-03
    days on market $120,000 Active 10 DOM
13. 2026-06-02
    days on market $120,000 Active 9 DOM
14. 2026-06-01
    days on market $120,000 Active 8 DOM
15. 2026-05-31
    days on market $120,000 Active 7 DOM
16. 2026-05-30
    days on market $120,000 Active 6 DOM
17. 2026-03-02
    listed $120,000 Active 353-char remark

    Show marketing remark (353 chars)

    A unique in-town opportunity: a historic ranch home situated on over 4 acres with full city zoning. Whether you’re looking to renovate, expand, or pursue a development project, this property provides the scale and location to support multiple strategies. Strong upside potential for builders, investors, or visionaries. Windows have been replaced.

18. 2026-02-14
    historical
19. 2025-09-03
    price $120,000
20. 2025-08-27
    price $120,000
21. 2025-07-09
    price $129,900
22. 2025-07-09
    price $129,900
23. 2025-06-10
    price $150,000
24. 2025-06-10
    price $150,000
25. 2025-06-05
    price $160,000
26. 2025-04-23
    listed $170,000 Active
27. 2022-03-09
    soldstatus Closed
28. 2022-02-09
    historical Active Contingent
29. 2022-01-07
    listed $135,000 Active

ⓘ 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: $3,688 · $307/mo
• Projected year-2 tax: $3,688 · $307/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 6 d/yr ≥111°F today · 20 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: −$6,442
• − Property taxes: −$3,688
• − Insurance: −$575
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − Depreciation: −$3,345
• Taxable income: $9,134
• Est. tax owed @ 24.0%: −$2,192
• After-tax cash flow: $8,112/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

-11.1% since first listed

13 events — show timeline

• 2026-03-02 Listed $120,000 GTAR
• 2026-02-14 Listing Removed — NTREIS
• 2025-09-03 Price Changed $120,000 NTREIS
• 2025-08-27 Price Changed $120,000 GTAR
• 2025-07-09 Price Changed $129,900 NTREIS
• 2025-07-09 Price Changed $129,900 GTAR
• 2025-06-10 Price Changed $150,000 NTREIS
• 2025-06-10 Price Changed $150,000 GTAR
• 2025-06-05 Price Changed $160,000 GTAR
• 2025-04-23 Listed $170,000 NTREIS
• 2022-03-09 Sold (MLS) — NTREIS
• 2022-02-09 Contingent — NTREIS
• 2022-01-07 Listed $135,000 NTREIS

Property tax history

+9.5%/yr

Latest (2025): $3,688 · +16.7% YoY. Source: county tax records.