603 Boston Ave · Nederland, TX 77627

$60,000

2 bd · 2.0 ba · 1,300 sqft · SingleFamily public records · 3 Days on market

Built 2016 7,000 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.8/5.0
• Schools +4.5/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in an established Nederland neighborhood, this property offers a great opportunity for buyers or investors. Situated on a spacious lot, this home provides convenient access to schools, shopping, dining, and major highways including I-10. Whether you’re looking for a starter home, rental investment, or a property to personalize and make your own, this one has great potential. Don’t miss the chance to own in a desirable area with small-town charm and easy access to Beaumont and Port Arthur. SELLING AS IS !!!!

Key facts

• Spacious lot
• 7,000 sq ft lot
• Garage

Tags

• SPACIOUS LOT
• CONVENIENT ACCESS TO SCHOOLS
• CONVENIENT ACCESS TO SHOPPING
• CONVENIENT ACCESS TO DINING
• EASY ACCESS TO BEAUMONT
• EASY ACCESS TO PORT ARTHUR

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $841 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Cap rate 23.1% vs local median 4.6% in Nederland — 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 (#129 in TX, #3,906 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Nederland ISD (suburban): math 51% / reading 52% proficiency, ranked #138 of 826 in TX (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Highland Park El (math 52% / reading 52%, grade C-, #742 of 4,322 statewide, top 19%, 432 students, 54% FRL); Central Middle (math 42% / reading 47%, grade D, #491 of 1,662 statewide, top 31%, 721 students, 55% FRL); Nederland H S (math 49% / reading 61%, grade C, #373 of 1,632 statewide, top 23%, 1,439 students, 47% FRL).
• Market conditions: Rents rising fast (+9.3%/yr); 111 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $60,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are A-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?
3. 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.
4. 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.
5. 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: 2.65% ✓
• Cap rate: 23.11%
• Cash-on-cash: 60.05%
• DSCR: 3.67
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $184,600
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 S 2nd 1/2 St	0.31mi	3/1.5 (+1)	1,256 (-3%)	3mo	$210,000	$167	70
116 S 4th 1/2 St	0.21mi	3/2.0 (+1)	1,352 (+4%)	14mo	$169,900	$126	67
211 S 5 1/2 St	0.21mi	3/2.5 (+1)	1,425 (+10%)	11mo	$265,000	$186	58
1124 Chicago Ave	0.49mi	3/2.0 (+1)	1,200 (-8%)	9mo	$189,900	$158	52
623 S 8th St	0.51mi	3/2.0 (+1)	1,384 (+6%)	10mo	$178,500	$129	52
720 S 2nd St	0.66mi	3/1.0 (+1)	1,233 (-5%)	9mo	$175,000	$142	44
204 S 2 1/2 St	0.44mi	3/1.0 (+1)	1,406 (+8%)	19mo	$192,500	$137	41
503 N 13th St	0.64mi	3/1.0 (+1)	1,236 (-5%)	23mo	$149,900	$121	34
611 S 13th St	0.73mi	3/2.0 (+1)	1,466 (+13%)	18mo	$239,900	$164	25

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 64.4%
• Equity multiple: 4.11×
• Total profit: $52,246
• Equity at exit: $8,946

10-year hold

• IRR: 70.4%
• Equity multiple: 10.09×
• Total profit: $152,764
• Equity at exit: $5,188

Cash invested: $16,800 (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 77627

• Rents YoY: 9.3%
• Active inventory: 111
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,589 high
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $841

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 42%

Sensitivity live

Price	-10% $882	-5% $861	+0% $841	+5% $820	+10% $799
Rent	-10% $715	-5% $778	+0% $841	+5% $903	+10% $966
Rate	-1.0pp $871	-0.5pp $856	base $841	+0.5pp $825	+1.0pp $809

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
311 Nederland Ave Nederland, TX	3.0	2.0	1360	$1,890	$1.39	14d	1	0.23mi
304 Avenue E Nederland, TX	3.0	2.0	1511	$1,900	$1.26	14d	1	0.44mi
608 S 2nd St Nederland, TX	3.0	1.0	936	$1,600	$1.71	14d	1	0.53mi
812 S 6th St Nederland, TX	3.0	1.0	996	$1,500	$1.51	14d	1	0.59mi
1815 Helena Ave Nederland, TX	3.0	2.0	1248	$1,750	$1.40	24d	1	1.06mi
1619 Avenue G Unit G Nederland, TX	3.0	1.5	1100	$1,750	$1.59	24d	1	1.11mi
1107 S 16th St Unit 1 Nederland, TX	2.0	1.0	1395	$1,250	$0.90	14d	1	1.12mi
209 N 22nd St Unit 1 Nederland, TX	2.0	1.0	900	$1,100	$1.22	44d	1	1.22mi
2125 Avenue A Unit A Nederland, TX	3.0	2.0	1175	$1,600	$1.36	14d	1	1.23mi
2125 Avenue A Unit A Nederland, TX	3.0	2.0	1200	$1,600	$1.33	24d	1	1.23mi
2125 Avenue A Unit A Nederland, TX	3.0	2.0	1200	$1,600	$1.33	45d	1	1.23mi
1924 Avenue H Unit H Nederland, TX	2.0	1.0	900	$1,000	$1.11	44d	1	1.24mi
2512 Avenue A Unit A Nederland, TX	3.0	1.5	1387	$1,795	$1.29	24d	1	1.43mi
2604 Avenue C Unit C Nederland, TX	3.0	2.0	1008	$1,795	$1.78	44d	1	1.49mi

Listing history 5 events

1. 2026-02-22
   status Pending
2. 2026-02-20
   status Active
3. 2026-02-15
   historical
4. 2026-02-14
   listed $60,000 Active
5. 2016-01-08
   soldstatus

ⓘ 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: $19,069
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,526
• − Management: −$1,526
• − Depreciation: −$1,745
• Taxable income: $9,712
• Est. tax owed @ 24.0%: −$2,331
• After-tax cash flow: $7,758/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: Nederland ISD
• NCES district ID: 4832280
• Math proficiency: 51% ▼ -3.00%
• Reading proficiency: 52% ▼ -3.00%
• Median HH income: $59,647
• Composite: 44.95/100
• National rank: #2709
• State rank: #138 of 826 in TX

Livability — Nederland

• Score: 75/100
• State rank: #129
• US rank: #3906

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nederland, TX
• County: Jefferson County · 203,592 people
• City population: 22,357
• Metro: Beaumont-Port Arthur, TX
• Population (ZIP): 22,357
• Household income: $78,001
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 572.0

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: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 12% Two or more races 8% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 10% Slovak 3% Italian 2%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 87% English-only · Spanish 8% Other Indo-European 1% Vietnamese 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: ▼ -228.91%
• Current HPI: 176.2132
• Rent YoY: ▲ 9.27%
• Metro: Beaumont-Port Arthur, TX
• 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

5 events — show timeline

• 2026-02-22 Pending — HARMLS
• 2026-02-20 Relisted — HARMLS
• 2026-02-15 Listing Removed — HARMLS
• 2026-02-14 Listed $60,000 HARMLS
• 2016-01-08 Sold (Public Records) — Public Records

Property tax history

+33.7%/yr

Latest (2025): $4,232 · +20.6% YoY. Source: county tax records.