1048 Woodworth Blvd · Port Arthur, TX 77640

$69,000

5 bd · 1.5 ba · 1,187 sqft · SingleFamily · 41 Days on market

Poor condition 7,841 sqft lot $58/sqft · 38% below area Est $111k · 38% 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
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +1.5/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special with tons of potential in Port Arthur! Situated on a corner lot, this versatile property offers 5 rooms, 1 full bath, and 1 half bath, and is zoned for commercial or residential use, providing endless possibilities for redevelopment, rental income, or business use. The property is in need of significant repairs and is being sold as-is, making it an ideal opportunity for investors, flippers, or those looking for their next project. With the right vision, this property could be transformed into a profitable investment or unique live/work space. Conveniently located with easy access to local amenities, this is your chance to capitalize on a value-add opportunity in a growing area. Bring your tools and your imagination—this one has potential written all over it!

Key facts

• Corner lot
• 7,841 sq ft lot
• Listed 41 days

Tags

• CORNER LOT
• VALUE-ADD OPPORTUNITY
• EASY ACCESS TO LOCAL AMENITIES

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential single-family home
• Construction: Slab foundation
• Exterior features: Composition roof; Corner lot

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Central air conditioning; Electric central heating

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $69k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $834 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $69k).
• Recommended offer: $67k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.8% vs local median 5.0% in Port Arthur — 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 61/100 on livability (#1,014 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D-, crime F, amenities F.
• Port Arthur ISD (urban): math 15% / reading 22% proficiency, ranked #796 of 826 in TX (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 148 active listings in the ZIP; 343 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $477 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $66,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.40% ✓
• Cap rate: 20.79%
• Cash-on-cash: 51.79%
• DSCR: 3.30
• GRM: 3.5

CMA / ARV

• ARV (median comp): $110,989
• List price: $69,000
• Delta: -37.83%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2608 14th St	0.36mi	4/2.0 (-1)	1,231 (+4%)	21mo	$115,000	$93	53

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: 49.7%
• Equity multiple: 3.17×
• Total profit: $41,949
• Equity at exit: $10,288

10-year hold

• IRR: 55.2%
• Equity multiple: 6.44×
• Total profit: $105,010
• Equity at exit: $5,966

Cash invested: $19,320 (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 77640

• Home prices YoY: -22.2%
• Active inventory: 148
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,659 medium
• Mortgage (P&I): −$362
• Tax est. 1.5%: −$86 /mo · $1,035/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $834

Break-even live

Break-even rent $604

Max offer price $69,000

Occupancy floor 45%

Sensitivity live

Price	-10% $881	-5% $858	+0% $834	+5% $810	+10% $786
Rent	-10% $703	-5% $768	+0% $834	+5% $899	+10% $965
Rate	-1.0pp $869	-0.5pp $851	base $834	+0.5pp $816	+1.0pp $798

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $69,000 Active 41 DOM
2. 2026-06-17
   days on market $69,000 Active 40 DOM
3. 2026-06-16
   days on market $69,000 Active 39 DOM
4. 2026-06-15
   days on market $69,000 Active 38 DOM
5. 2026-06-14
   days on market $69,000 Active 36 DOM
6. 2026-06-13
   days on market $69,000 Active 35 DOM
7. 2026-06-10
   days on market $69,000 Active 33 DOM
8. 2026-06-09
   days on market $69,000 Active 32 DOM
9. 2026-06-08
   days on market $69,000 Active 31 DOM
10. 2026-06-07
    days on market $69,000 Active 30 DOM
11. 2026-06-03
    days on market $69,000 Active 26 DOM
12. 2026-06-02
    days on market $69,000 Active 25 DOM
13. 2026-06-01
    days on market $69,000 Active 24 DOM
14. 2026-05-31
    days on market $69,000 Active 23 DOM
15. 2026-05-30
    days on market $69,000 Active 22 DOM
16. 2026-05-08
    listed $69,000 Active 791-char remark

    Show marketing remark (791 chars)

    Investor special with tons of potential in Port Arthur! Situated on a corner lot, this versatile property offers 5 rooms, 1 full bath, and 1 half bath, and is zoned for commercial or residential use, providing endless possibilities for redevelopment, rental income, or business use. The property is in need of significant repairs and is being sold as-is, making it an ideal opportunity for investors, flippers, or those looking for their next project. With the right vision, this property could be transformed into a profitable investment or unique live/work space. Conveniently located with easy access to local amenities, this is your chance to capitalize on a value-add opportunity in a growing area. Bring your tools and your imagination—this one has potential written all over it!

17. 2026-05-08
    listed $69,000 Active 791-char remark

    Show marketing remark (791 chars)

    Investor special with tons of potential in Port Arthur! Situated on a corner lot, this versatile property offers 5 rooms, 1 full bath, and 1 half bath, and is zoned for commercial or residential use, providing endless possibilities for redevelopment, rental income, or business use. The property is in need of significant repairs and is being sold as-is, making it an ideal opportunity for investors, flippers, or those looking for their next project. With the right vision, this property could be transformed into a profitable investment or unique live/work space. Conveniently located with easy access to local amenities, this is your chance to capitalize on a value-add opportunity in a growing area. Bring your tools and your imagination—this one has potential written all over it!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,908
• − Mortgage interest: −$3,865
• − Property taxes: −$1,035
• − Insurance: −$345
• − Repairs & maintenance: −$1,593
• − Management: −$1,593
• − Depreciation: −$2,007
• Taxable income: $9,471
• Est. tax owed @ 24.0%: −$2,273
• After-tax cash flow: $7,733/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.

Condition & rehab AI · 13 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and improvements to be considered move-in ready. Significant structural and aesthetic work is needed to increase its value.

Repairs flagged

• Major Windows — Missing windows with no visible replacements.
• Major Siding — Weathered and damaged siding.
• Major Flooring — Damaged and debris-filled flooring.
• Major Interior walls — Exposed insulation and structural damage.
• Major Bathrooms — Damaged and debris-filled bathrooms.
• Major Landscaping — Overgrown and unkempt landscaping.
• Major Structural repairs — General structural damage and debris

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances overall appearance and appeal.
• Both Interior and exterior repairs — Restores functionality and safety.
• Both Kitchen and bathroom updates — Improves functionality and aesthetic appeal for both resale and rental purposes.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Windows · Missing windows with no visible replacements.	Major	$15,000–50,000
Siding · Weathered and damaged siding.	Major	$15,000–50,000
Flooring · Damaged and debris-filled flooring.	Major	$15,000–50,000
Interior walls · Exposed insulation and structural damage.	Major	$15,000–50,000
Bathrooms · Damaged and debris-filled bathrooms.	Major	$15,000–50,000
Landscaping · Overgrown and unkempt landscaping.	Major	$15,000–50,000
Structural repairs · General structural damage and debris	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances overall appearance and appeal. ↑
• Both Interior and exterior repairs — Restores functionality and safety. ↑
• Both Kitchen and bathroom updates — Improves functionality and aesthetic appeal for both resale and rental purposes. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Port Arthur ISD
• NCES district ID: 4835400
• Math proficiency: 15% ▼ -22.00%
• Reading proficiency: 22% ▼ -10.00%
• Median HH income: $31,795
• Composite: 14.9/100
• National rank: #9373
• State rank: #796 of 826 in TX

Livability — Port Arthur

• Score: 61/100
• State rank: #1014
• US rank: #18061

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety F User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Arthur, TX
• City population: 38,358
• Population (ZIP): 17,480

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 259,015 people
• By 2030: 260,685 · +0.6%
• By 2040: 263,309 · +1.7%
• By 2050: 265,237 · +2.4%
• By 2075: 270,193 · +4.3%
• By 2100: 255,628 · -1.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: Black 54% White 22% Hispanic / Latino 21% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 16% Dominican 1%
• Common ancestry: Lithuanian 3%
• Foreign-born: 11% · Canada
• Languages at home: 79% English-only · Spanish 17% Other Indo-European 2% German/W. Germanic 1%

Political lean MEDSL · Jefferson

• 2024 margin: Lean R (+8.9) · D 45.1% · R 54.0%
• 2008→2024 swing: -11.1pp toward R · 2008: 2.2pp · 2024: -8.9pp
• All cycles: 2024: R+8.9 2020: R+1.6 2016: R+0.5 2012: D+1.6 2008: D+2.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -47.78%
• Current HPI: 167.6359
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-08 Listed $69,000 Deep East Texas MLS
• 2026-05-08 Listed $69,000 BBOR