228 N Texas St · Pittsburg, TX 75686

$149,000

3 bd · 2.0 ba · 1,794 sqft · SingleFamily public records · 93 Days on market

Built 1936 $83/sqft · 29% below area Est $211k · 29% under

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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

Step back in time as you walk into this 1936 built home. Roomy space and a large front porch. Updates tastefully done. Schedule an appointment to see this property!

Key facts

• Built 1936
• Listed 92 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $662 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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 $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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 18 sale attempts since 12y ago; this cycle's ask has dropped $24k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1936 — 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 $135,590 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 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 1936 — 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: 1.54% ✓
• Cap rate: 11.63%
• Cash-on-cash: 19.04%
• DSCR: 1.85
• GRM: 5.4

CMA / ARV

• ARV (median comp): $210,988
• List price: $149,000
• Delta: -29.38%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Branch St	0.36mi	3/2.0	1,757 (-2%)	9mo	$248,000	$141	72
402 Cypress St	0.30mi	3/2.0	1,688 (-6%)	5mo	$62,500	$37	72
511 Cypress St	0.41mi	3/2.5	1,609 (-10%)	13mo	$259,000	$161	51
105 Candy Dr	0.71mi	3/2.0	1,855 (+3%)	15mo	$199,900	$108	48
154 Tupelo St	0.57mi	4/2.0 (+1)	1,580 (-12%)	15mo	$245,000	$155	36

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: 11.0%
• Equity multiple: 1.43×
• Total profit: $18,136
• Equity at exit: $22,216

10-year hold

• IRR: 20.1%
• Equity multiple: 2.69×
• Total profit: $70,544
• Equity at exit: $12,883

Cash invested: $41,720 (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: 5.4×

Monthly cashflow live

• Estimated rent: $2,300 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$311 /mo · $3,738/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $662

Break-even live

Break-even rent $1,462

Max offer price $149,000

Occupancy floor 66%

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: $37,250
• Closing costs: $4,470
• 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	0.41mi

Listing history 50 events

1. 2026-06-19
   days on market $149,000 Active 93 DOM
2. 2026-06-18
   days on market $149,000 Active 92 DOM
3. 2026-06-17
   days on market $149,000 Active 91 DOM
4. 2026-06-16
   days on market $149,000 Active 90 DOM
5. 2026-06-15
   days on market $149,000 Active 89 DOM
6. 2026-06-14
   days on market $149,000 Active 87 DOM
7. 2026-06-12
   days on market $149,000 Active 86 DOM
8. 2026-06-09
   days on market $149,000 Active 83 DOM
9. 2026-06-08
   days on market $149,000 Active 82 DOM
10. 2026-06-07
    days on market $149,000 Active 81 DOM
11. 2026-06-05
    days on market $149,000 Active 79 DOM
12. 2026-06-03
    days on market $149,000 Active 77 DOM
13. 2026-06-02
    days on market $149,000 Active 76 DOM
14. 2026-06-01
    days on market $149,000 Active 75 DOM
15. 2026-05-31
    days on market $149,000 Active 74 DOM
16. 2026-05-30
    days on market $149,000 Active 73 DOM
17. 2026-05-14
    price $159,000 164-char remark

    Show marketing remark (164 chars)

    Step back in time as you walk into this 1936 built home. Roomy space and a large front porch. Updates tastefully done. Schedule an appointment to see this property!

18. 2026-03-18
    listed $173,000 Active 164-char remark

    Show marketing remark (164 chars)

    Step back in time as you walk into this 1936 built home. Roomy space and a large front porch. Updates tastefully done. Schedule an appointment to see this property!

19. 2025-10-14
    listed $159,000 Active
20. 2025-10-07
    historical
21. 2025-09-23
    listed $179,500 Active
22. 2025-09-11
    historical
23. 2025-09-02
    price $139,000
24. 2025-09-01
    price $135,000
25. 2025-07-14
    price $149,000
26. 2025-07-08
    price $159,000
27. 2025-05-26
    listed $169,500 Active
28. 2025-03-26
    historical
29. 2025-02-11
    price $165,000
30. 2025-02-11
    price $165,000
31. 2025-02-11
    price $165,000
32. 2025-01-30
    listed $169,500 Active
33. 2024-11-25
    listed $169,500 Active
34. 2024-11-22
    listed $169,500 Active
35. 2024-11-15
    listed $174,430 Active
36. 2024-09-28
    historical
37. 2024-08-29
    price $169,500
38. 2024-08-28
    price $169,500
39. 2024-08-09
    price $173,500
40. 2024-08-07
    price $173,500
41. 2024-07-29
    listed $175,000 Active
42. 2024-07-25
    listed $175,000 Active
43. 2023-10-26
    historical
44. 2023-08-26
    listed $175,000 Active
45. 2023-08-25
    soldstatus
46. 2023-08-21
    listed $175,000 Active
47. 2020-06-30
    soldstatus
48. 2020-06-30
    soldstatus
49. 2020-05-29
    listed $112,900
50. 2020-01-06
    listed $112,900

ⓘ 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: $3,738 · $311/mo
• Projected year-2 tax: $3,738 · $311/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: −$8,346
• − Property taxes: −$3,738
• − Insurance: −$745
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − Depreciation: −$4,335
• Taxable income: $6,021
• Est. tax owed @ 24.0%: −$1,445
• After-tax cash flow: $6,500/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

+319.5% since first listed

45 events — show timeline

• 2026-05-14 Price Changed $159,000 GTAR
• 2026-03-18 Listed $173,000 GTAR
• 2025-10-14 Listed $159,000 LAAR
• 2025-10-07 Listing Removed — NTREIS
• 2025-09-23 Listed $179,500 NTREIS
• 2025-09-11 Listing Removed — NTREIS
• 2025-09-02 Price Changed $139,000 NTREIS
• 2025-09-01 Price Changed $135,000 NTREIS
• 2025-07-14 Price Changed $149,000 NTREIS
• 2025-07-08 Price Changed $159,000 NTREIS
• 2025-05-26 Listed $169,500 NTREIS
• 2025-03-26 Listing Removed — NTREIS
• 2025-02-11 Price Changed $165,000 NTREIS
• 2025-02-11 Price Changed $165,000 LAAR
• 2025-02-11 Price Changed $165,000 GTAR
• 2025-01-30 Listed $169,500 LAAR
• 2024-11-25 Listed $169,500 NTREIS
• 2024-11-22 Listed $169,500 GTAR
• 2024-11-15 Listed $174,430 GTAR
• 2024-09-28 Listing Removed — NTREIS
• 2024-08-29 Price Changed $169,500 NTREIS
• 2024-08-28 Price Changed $169,500 GTAR
• 2024-08-09 Price Changed $173,500 NTREIS
• 2024-08-07 Price Changed $173,500 GTAR
• 2024-07-29 Listed $175,000 NTREIS
• 2024-07-25 Listed $175,000 GTAR
• 2023-10-26 Listing Removed — HARMLS
• 2023-08-26 Listed $175,000 HARMLS
• 2023-08-25 Sold (Public Records) — Public Records
• 2023-08-21 Listed $175,000 GTAR
• 2020-06-30 Sold (MLS) — LAAR
• 2020-06-30 Sold (MLS) — GTAR
• 2020-05-29 Listed $112,900 GTAR
• 2020-01-06 Listed $112,900 LAAR
• 2018-04-17 Sold (MLS) — GTAR
• 2018-02-26 Listed $89,900 GTAR
• 2015-11-23 Sold (Public Records) — Public Records
• 2015-11-23 Sold (MLS) — GTAR
• 2015-10-27 Listed $69,900 GTAR
• 2014-06-13 Sold (Public Records) — Public Records
• 2014-06-11 Sold (MLS) — GTAR
• 2014-05-05 Listed $79,500 GTAR
• 2014-02-24 Sold (MLS) — GTAR
• 2014-01-23 Listed $37,900 GTAR
• 2004-05-14 Sold (Public Records) — Public Records

Property tax history

+8.8%/yr

Latest (2025): $3,738 · +0.1% YoY. Source: county tax records.