101 Candy Dr · Pittsburg, TX 75686

$169,999

3 bd · 2.0 ba · 1,290 sqft · SingleFamily public records · 19 Days on market

Built 1947 $132/sqft · 16% below area Est $202k · 16% under

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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 +22.5/30.0
• ARV discount +14.6/15.0
• DSCR +7.2/10.0
• 1% rule +5.7/10.0
• 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

Charming meets modern in this beautifully renovated home originally built in 1947 and completely updated for today's lifestyle. Every detail has been thoughtfully refreshed, offering the perfect blend of character and contemporary comfort. This inviting 3-bedroom, 2-bath home features a desirable split-bedroom layout for added privacy. The updated bathrooms include a very nice, stylish shower, while the kitchen shines with sleek stainless-steel appliances--all of which remain--making this home truly move in ready. Situated on 0.18 acre, this property offers easy maintenance while still providing a comfortable outdoor space. Located in a nice neighborhood close to town and the school, convenience is at your doorstep. Whether you're a first-time buyer, downsizing, or simply looking for a beautifully updated home in a great location, this one is a must-see!

Key facts

• Built 1947
• Listed 19 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $167k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.3% 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; 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 19 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 1947 — 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 $167,449 (1.5% below list)

Questions for the listing agent

1. Built in 1947 — 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: 1.07% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.22%
• DSCR: 1.32
• GRM: 7.8

CMA / ARV

• ARV (median comp): $202,007
• List price: $169,999
• Delta: -15.84%
• 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
123 Tupelo St	0.13mi	3/2.0	1,469 (+14%)	18mo	$200,000	$136	55

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: -5.2%
• Equity multiple: 0.80×
• Total profit: $-9,297
• Equity at exit: $25,347

10-year hold

• IRR: 4.4%
• Equity multiple: 1.32×
• Total profit: $15,431
• Equity at exit: $14,698

Cash invested: $47,600 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,813 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$184 /mo · $2,207/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $286

Break-even live

Break-even rent $1,451

Max offer price $169,999

Occupancy floor 79%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-09
   status Pending 866-char remark

   Show marketing remark (866 chars)

   Charming meets modern in this beautifully renovated home originally built in 1947 and completely updated for today's lifestyle. Every detail has been thoughtfully refreshed, offering the perfect blend of character and contemporary comfort. This inviting 3-bedroom, 2-bath home features a desirable split-bedroom layout for added privacy. The updated bathrooms include a very nice, stylish shower, while the kitchen shines with sleek stainless-steel appliances--all of which remain--making this home truly move in ready. Situated on 0.18 acre, this property offers easy maintenance while still providing a comfortable outdoor space. Located in a nice neighborhood close to town and the school, convenience is at your doorstep. Whether you're a first-time buyer, downsizing, or simply looking for a beautifully updated home in a great location, this one is a must-see!

2. 2026-05-05
   status Active 866-char remark

   Show marketing remark (866 chars)

   Charming meets modern in this beautifully renovated home originally built in 1947 and completely updated for today's lifestyle. Every detail has been thoughtfully refreshed, offering the perfect blend of character and contemporary comfort. This inviting 3-bedroom, 2-bath home features a desirable split-bedroom layout for added privacy. The updated bathrooms include a very nice, stylish shower, while the kitchen shines with sleek stainless-steel appliances--all of which remain--making this home truly move in ready. Situated on 0.18 acre, this property offers easy maintenance while still providing a comfortable outdoor space. Located in a nice neighborhood close to town and the school, convenience is at your doorstep. Whether you're a first-time buyer, downsizing, or simply looking for a beautifully updated home in a great location, this one is a must-see!

3. 2026-04-27
   status Pending 866-char remark

   Show marketing remark (866 chars)

   Charming meets modern in this beautifully renovated home originally built in 1947 and completely updated for today's lifestyle. Every detail has been thoughtfully refreshed, offering the perfect blend of character and contemporary comfort. This inviting 3-bedroom, 2-bath home features a desirable split-bedroom layout for added privacy. The updated bathrooms include a very nice, stylish shower, while the kitchen shines with sleek stainless-steel appliances--all of which remain--making this home truly move in ready. Situated on 0.18 acre, this property offers easy maintenance while still providing a comfortable outdoor space. Located in a nice neighborhood close to town and the school, convenience is at your doorstep. Whether you're a first-time buyer, downsizing, or simply looking for a beautifully updated home in a great location, this one is a must-see!

4. 2026-04-12
   listed $169,999 Active 866-char remark

   Show marketing remark (866 chars)

   Charming meets modern in this beautifully renovated home originally built in 1947 and completely updated for today's lifestyle. Every detail has been thoughtfully refreshed, offering the perfect blend of character and contemporary comfort. This inviting 3-bedroom, 2-bath home features a desirable split-bedroom layout for added privacy. The updated bathrooms include a very nice, stylish shower, while the kitchen shines with sleek stainless-steel appliances--all of which remain--making this home truly move in ready. Situated on 0.18 acre, this property offers easy maintenance while still providing a comfortable outdoor space. Located in a nice neighborhood close to town and the school, convenience is at your doorstep. Whether you're a first-time buyer, downsizing, or simply looking for a beautifully updated home in a great location, this one is a must-see!

5. 2015-11-10
   soldstatus 346-char remark

   Show marketing remark (346 chars)

   Perfect starter home! Three bedroom two full bathrooms! This charming home is in an established neighborhood has fresh paint, new carpet, hardwood floors have been renewed and are gorgeous! Home has ample storage and a bonus room that can serve as an enclosed back porch/sun room, or a perfect place to bring your plants in during winter months!

6. 2015-11-10
   soldstatus

   Show marketing remark (346 chars)

   Perfect starter home! Three bedroom two full bathrooms! This charming home is in an established neighborhood has fresh paint, new carpet, hardwood floors have been renewed and are gorgeous! Home has ample storage and a bonus room that can serve as an enclosed back porch/sun room, or a perfect place to bring your plants in during winter months!

7. 2015-09-28
   listed $83,000 346-char remark

   Show marketing remark (346 chars)

   Perfect starter home! Three bedroom two full bathrooms! This charming home is in an established neighborhood has fresh paint, new carpet, hardwood floors have been renewed and are gorgeous! Home has ample storage and a bonus room that can serve as an enclosed back porch/sun room, or a perfect place to bring your plants in during winter months!

8. 1999-04-23
   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: $2,207 · $184/mo
• Projected year-2 tax: $3,111 · $259/mo
• Expected delta: +$904/yr (+$75/mo · 41.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X · 20% 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: $21,761
• − Mortgage interest: −$9,523
• − Property taxes: −$2,207
• − Insurance: −$850
• − Repairs & maintenance: −$1,741
• − Management: −$1,741
• − Depreciation: −$4,945
• Taxable income: $755
• Est. tax owed @ 24.0%: −$181
• After-tax cash flow: $3,256/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

+104.8% since first listed

8 events — show timeline

• 2026-05-09 Pending — GTAR
• 2026-05-05 Relisted — GTAR
• 2026-04-27 Pending — GTAR
• 2026-04-12 Listed $169,999 GTAR
• 2015-11-10 Sold (Public Records) — Public Records
• 2015-11-10 Sold (MLS) — GTAR
• 2015-09-28 Listed $83,000 GTAR
• 1999-04-23 Sold (Public Records) — Public Records

Property tax history

+5.4%/yr

Latest (2025): $2,207 · +10.1% YoY. Source: county tax records.