891 Cr 4120 · Pittsburg, TX 75686

$250,000

3 bd · 2.0 ba · 1,950 sqft · SingleFamily public records · 162 Days on market

Built 1977 $128/sqft · 38% above area Est $182k · 38% over

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Why this score? — see what drove the D- 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 +17.3/30.0
• DSCR +5.4/10.0
• 1% rule +4.2/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this charming 3 bedroom, 2 bath home conveniently located close to town. The spacious living area features a cozy brick fireplace, perfect for relaxing evenings. The eat-in kitchen beautifully remodeled in 2021 has beautiful counter tops, custom cabinetry, and all new appliances. This property is a perfect blend of comfort and convenience, and with a little TLC it could be your perfect dream home. Call today to schedule your showing!

Key facts

• Custom cabinetry
• Brick fireplace
• New appliances

Tags

• BRICK FIREPLACE
• EAT-IN KITCHEN
• CUSTOM CABINETRY
• NEW APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $184 ($2k/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 $230k (8.0% below list).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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 $2k of loan paydown is wiped out by about $8k 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 162 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.92% ✗
• Cap rate: 7.18%
• Cash-on-cash: 3.16%
• DSCR: 1.14
• GRM: 9.1

CMA / ARV

• ARV (median comp): $181,632
• List price: $250,000
• Delta: 37.64%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
657 County Road 4120	0.21mi	3/2.0	1,695 (-13%)	6mo	$185,000	$109	63

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: -11.3%
• Equity multiple: 0.59×
• Total profit: $-28,792
• Equity at exit: $37,276

10-year hold

• IRR: -2.1%
• Equity multiple: 0.86×
• Total profit: $-10,047
• Equity at exit: $21,615

Cash invested: $70,000 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,300 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$217 /mo · $2,609/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $184

Break-even live

Break-even rent $2,067

Max offer price $250,000

Occupancy floor 87%

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: $62,500
• Closing costs: $7,500
• 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	1.48mi

Listing history 17 events

1. 2026-06-19
   days on market $250,000 Active 162 DOM
2. 2026-06-18
   days on market $250,000 Active 161 DOM
3. 2026-06-17
   days on market $250,000 Active 160 DOM
4. 2026-06-16
   days on market $250,000 Active 159 DOM
5. 2026-06-15
   days on market $250,000 Active 158 DOM
6. 2026-06-14
   days on market $250,000 Active 156 DOM
7. 2026-06-12
   days on market $250,000 Active 155 DOM
8. 2026-06-09
   days on market $250,000 Active 152 DOM
9. 2026-06-08
   days on market $250,000 Active 151 DOM
10. 2026-06-07
    days on market $250,000 Active 150 DOM
11. 2026-06-05
    days on market $250,000 Active 148 DOM
12. 2026-06-03
    days on market $250,000 Active 146 DOM
13. 2026-06-02
    days on market $250,000 Active 145 DOM
14. 2026-06-01
    days on market $250,000 Active 144 DOM
15. 2026-05-31
    days on market $250,000 Active 143 DOM
16. 2026-05-30
    days on market $250,000 Active 142 DOM
17. 2026-01-08
    listed $250,000 Active 446-char remark

    Show marketing remark (446 chars)

    Discover this charming 3 bedroom, 2 bath home conveniently located close to town. The spacious living area features a cozy brick fireplace, perfect for relaxing evenings. The eat-in kitchen beautifully remodeled in 2021 has beautiful counter tops, custom cabinetry, and all new appliances. This property is a perfect blend of comfort and convenience, and with a little TLC it could be your perfect dream home. Call today to schedule your showing!

ⓘ 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: $2,609 · $217/mo
• Projected year-2 tax: $4,575 · $381/mo
• Expected delta: +$1,966/yr (+$164/mo · 75.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 22 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: −$14,004
• − Property taxes: −$2,609
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − Depreciation: −$7,273
• Taxable loss: −$1,952
• Est. tax savings @ 24.0%: +$468
• After-tax cash flow: $2,681/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

1 event — show timeline

• 2026-01-08 Listed $250,000 GTAR

Property tax history

+6.3%/yr

Latest (2025): $2,609 · +4.3% YoY. Source: county tax records.