1030 18th St · Port Arthur, TX 77640

$74,900

3 bd · 1.0 ba · 1,016 sqft · SingleFamily public records · 54 Days on market

Built 1962 6,970 sqft lot Est $102k · 26% under ↓ 24% 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
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

BACK ACTIVE!! Excellent opportunity for someone looking for a permanent home or investment property. This cozy 3 bedroom/1 bath single family home has been rejuvenated with fresh paint, flooring, kitchen cabinets and counters, fixtures, and much more. Additional amenities include; central air and heat, carport, and storage with laundry hookups. Seller financing available @ $99,000.00 with 10,000.00 down and a 7.5% rate for 180 months at 825.04 per month and a balloon in 60 months. Just fill out a simple short form application with easy credit requirements. Base taxes are without any exemptions. Schedule your showing today!!

Key facts

• Central air and heat
• Carport
• 6,970 sq ft lot

Tags

• CENTRAL AIR AND HEAT
• CARPORT
• STORAGE WITH LAUNDRY HOOKUPS

🏷️ Possibly a rental listed for sale. The $74,900 price doesn't fit this home's estimated sale value (~$101,600) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $301 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $518 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 $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.73% ✓
• Cap rate: 12.18%
• Cash-on-cash: 21.02%
• DSCR: 1.94
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $101,600
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1040 E 18th St	0.01mi	2/1.0 (-1)	900 (-11%)	5mo	$90,000	$100	71
333 13th St	0.58mi	2/1.0 (-1)	1,056 (+4%)	2mo	$40,000	$38	60

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: 8.7%
• Equity multiple: 1.34×
• Total profit: $7,169
• Equity at exit: $11,168

10-year hold

• IRR: 18.0%
• Equity multiple: 2.50×
• Total profit: $31,508
• Equity at exit: $6,476

Cash invested: $20,972 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,297 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$233 /mo · $2,800/yr
• Insurance: −$31
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $301

Break-even live

Break-even rent $916

Max offer price $74,900

Occupancy floor 72%

Sensitivity live

Price	-10% $343	-5% $322	+0% $301	+5% $280	+10% $258
Rent	-10% $198	-5% $250	+0% $301	+5% $352	+10% $403
Rate	-1.0pp $339	-0.5pp $320	base $301	+0.5pp $281	+1.0pp $262

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1300 18th St Port Arthur, TX	3.0	1.0	1400	$1,495	$1.07	44d	1	0.19mi
311 12th St Port Arthur, TX	2.0	1.0	894	$1,200	$1.34	14d	1	0.61mi
1409 10th St Port Arthur, TX	2.0	1.0	1000	$925	$0.93	44d	1	0.64mi
1409 10th St Unit A Port Arthur, TX	3.0	1.0	1278	$1,275	$1.00	22d	1	0.64mi

Listing history 15 events

1. 2026-04-01
   status Pending
2. 2026-03-30
   status Active
3. 2026-03-14
   status Pending
4. 2026-01-21
   listed $74,900 Active
5. 2025-12-13
   price $74,900
6. 2025-10-23
   price $79,900
7. 2025-07-18
   price $84,500
8. 2025-05-23
   price $89,900
9. 2025-01-29
   listed $99,000 Active
10. 2024-04-03
    price $95,000
11. 2024-03-21
    price $95,500
12. 2024-02-29
    price $96,500
13. 2024-02-08
    price $97,500
14. 2024-01-24
    price $98,500
15. 2022-04-13
    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: $2,800 · $233/mo
• Projected year-2 tax: $2,800 · $233/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 9/10 Extreme FEMA zone X (shaded) · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $15,564
• − Mortgage interest: −$4,196
• − Property taxes: −$2,800
• − Insurance: −$1,172
• − Repairs & maintenance: −$1,245
• − Management: −$1,245
• − Depreciation: −$2,179
• Taxable income: $2,727
• Est. tax owed @ 24.0%: −$654
• After-tax cash flow: $2,955/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: 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

-24.0% since first listed

15 events — show timeline

• 2026-04-01 Pending — BBOR
• 2026-03-30 Relisted — BBOR
• 2026-03-14 Pending — BBOR
• 2026-01-21 Listed $74,900 BBOR
• 2025-12-13 Price Changed $74,900 BBOR
• 2025-10-23 Price Changed $79,900 BBOR
• 2025-07-18 Price Changed $84,500 BBOR
• 2025-05-23 Price Changed $89,900 BBOR
• 2025-01-29 Listed $99,000 BBOR
• 2024-04-03 Price Changed $95,000 BBOR
• 2024-03-21 Price Changed $95,500 BBOR
• 2024-02-29 Price Changed $96,500 BBOR
• 2024-02-08 Price Changed $97,500 BBOR
• 2024-01-24 Price Changed $98,500 BBOR
• 2022-04-13 Sold (Public Records) — Public Records

Property tax history

+15.6%/yr

Latest (2025): $2,800 · -0.8% YoY. Source: county tax records.