3152 Sandalwood Dr · Port Neches, TX 77651

$199,900

2 bd · 2.0 ba · 1,418 sqft · SingleFamily public records · 6 Days on market

Built 1968 8,873 sqft lot $141/sqft · 13% below area Est $230k · 13% under

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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).

• ARV discount +13.3/15.0
• Cash flow +9.9/30.0
• 1% rule +4.1/10.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in one of Port Neches’ favorite neighborhoods, this clean, well-cared-for 2 bedroom, 2 bath home offers easy living with all tile floors, sidewalks, and a convenient location close to the new elementary school. Both roomy bedrooms have their own full bath with a walk-in shower. The kitchen/dining area includes two pantries for extra storage, plus a gas range and refrigerator that will remain. Enjoy the fenced backyard with a mature shady oak, an 8x12 storage building, and a 10x14 open patio. A comfortable, practical home with great everyday function in a well-loved Port Neches setting.

Key facts

• Open patio
• Storage building
• Mature shady oak

Tags

• FENCED BACKYARD
• MATURE SHADY OAK
• STORAGE BUILDING
• OPEN PATIO
• TWO PANTRIES
• GAS RANGE

Property features AI

Finance

• Other: Seller disclosure available
• Financial info: Lease not considered

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Residential property; One-story (living area listed as 1,418); Slab foundation; Composition roof
• Construction: Brick construction; Built in 1968
• Exterior features: Deck; Patio; Fully fenced yard; Subdivision lot

Interior

• Kitchen: Dishwasher; Gas range
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Pantry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-190 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $166k (16.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (8.5% below list).
• Recommended offer: $166k (16.8% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 75/100 on livability (#139 in TX, #3,996 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Port Neches-Groves ISD (suburban): math 42% / reading 47% proficiency, ranked #260 of 826 in TX (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Port Neches El (math 40% / reading 44%, grade F, #1,335 of 4,322 statewide, top 33%, 378 students, 40% FRL); Port Neches Middle (math 39% / reading 43%, grade F, #613 of 1,662 statewide, top 38%, 599 students, 36% FRL); Port Neches-Groves H S (math 36% / reading 57%, grade D-, #621 of 1,632 statewide, top 38%, 1,627 students, 43% FRL).
• Market conditions: 96 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 6 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.

Risks & watch-outs

• Watch-outs: property tax is 2.6% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,343 (16.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1968 — 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 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. 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?
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: 0.91% ✗
• Cap rate: 5.55%
• Cash-on-cash: -2.65%
• DSCR: 0.88
• GRM: 9.1

CMA / ARV

• ARV (median comp): $229,523
• List price: $199,900
• Delta: -12.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3152 Sandalwood Dr	0.00mi	2/2.0	1,418 (0%)	1mo	$199,900	$141	99
3153 Merriman St	0.03mi	3/2.0 (+1)	1,447 (+2%)	10mo	$239,900	$166	82
749 Eveningview Ln	0.35mi	3/2.0 (+1)	1,505 (+6%)	12mo	$270,000	$179	58
2850 Meadowbrook Ln	0.41mi	3/2.0 (+1)	1,355 (-4%)	14mo	$229,900	$170	56
4724 80th St	0.35mi	3/2.0 (+1)	1,597 (+13%)	6mo	$239,900	$150	53
3148 Galewood Ln	0.30mi	3/2.0 (+1)	1,600 (+13%)	10mo	$269,900	$169	52
845 Goodwin Ave	0.72mi	3/2.0 (+1)	1,476 (+4%)	13mo	$199,000	$135	44
3179 Williamsburg Ln	0.61mi	3/2.0 (+1)	1,578 (+11%)	9mo	$274,900	$174	41
518 Roanoke Dr	0.56mi	3/2.0 (+1)	1,573 (+11%)	16mo	$275,000	$175	37

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: -23.0%
• Equity multiple: 0.21×
• Total profit: $-44,308
• Equity at exit: $29,806

10-year hold

• IRR: -17.3%
• Equity multiple: 0.05×
• Total profit: $-53,417
• Equity at exit: $17,284

Cash invested: $55,972 (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 77651

• Active inventory: 96
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,829 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$436 /mo · $5,237/yr
• Insurance: −$83
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $-190

Break-even live

Break-even rent $2,069

Max offer price $166,343

Occupancy floor —

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3148 Sandalwood Dr Port Neches, TX	3.0	2.0	1724	$2,100	$1.22	21d	1	0.01mi
1107 S 16th St Unit 1 Nederland, TX	2.0	1.0	1395	$1,250	$0.90	14d	1	1.05mi
7201 Lake Arthur Dr Port Arthur, TX	2.0–3.0	1.0–2.0	1018	$1,115	$1.10	14d	17	1.08mi
7901 Heatherbrook Trl Unit 57 Port Arthur, TX	2.0	1.0	988	$1,425	$1.44	14d	1	1.08mi
812 S 6th St Nederland, TX	3.0	1.0	996	$1,500	$1.51	14d	1	1.10mi
7901 Heatherbrook Trl Unit 190 Port Arthur, TX	2.0	1.0	988	$1,425	$1.44	21d	1	1.12mi
1619 Avenue G Unit G Nederland, TX	3.0	1.5	1100	$1,750	$1.59	23d	1	1.30mi
1924 Avenue H Unit H Nederland, TX	2.0	1.0	900	$1,000	$1.11	44d	1	1.36mi
304 Avenue E Nederland, TX	3.0	2.0	1511	$1,900	$1.26	14d	1	1.36mi
608 S 2nd St Nederland, TX	3.0	1.0	936	$1,600	$1.71	14d	1	1.36mi

Listing history 5 events

1. 2026-05-07
   status Pending 606-char remark
2. 2026-05-04
   status Pending 606-char remark

   Show marketing remark (606 chars)

   Located in one of Port Neches’ favorite neighborhoods, this clean, well-cared-for 2 bedroom, 2 bath home offers easy living with all tile floors, sidewalks, and a convenient location close to the new elementary school. Both roomy bedrooms have their own full bath with a walk-in shower. The kitchen/dining area includes two pantries for extra storage, plus a gas range and refrigerator that will remain. Enjoy the fenced backyard with a mature shady oak, an 8x12 storage building, and a 10x14 open patio. A comfortable, practical home with great everyday function in a well-loved Port Neches setting.

3. 2026-05-04
   status Pending 606-char remark

   Show marketing remark (606 chars)

   Located in one of Port Neches’ favorite neighborhoods, this clean, well-cared-for 2 bedroom, 2 bath home offers easy living with all tile floors, sidewalks, and a convenient location close to the new elementary school. Both roomy bedrooms have their own full bath with a walk-in shower. The kitchen/dining area includes two pantries for extra storage, plus a gas range and refrigerator that will remain. Enjoy the fenced backyard with a mature shady oak, an 8x12 storage building, and a 10x14 open patio. A comfortable, practical home with great everyday function in a well-loved Port Neches setting.

4. 2026-05-01
   listed $199,900 Active 606-char remark

   Show marketing remark (606 chars)

   Located in one of Port Neches’ favorite neighborhoods, this clean, well-cared-for 2 bedroom, 2 bath home offers easy living with all tile floors, sidewalks, and a convenient location close to the new elementary school. Both roomy bedrooms have their own full bath with a walk-in shower. The kitchen/dining area includes two pantries for extra storage, plus a gas range and refrigerator that will remain. Enjoy the fenced backyard with a mature shady oak, an 8x12 storage building, and a 10x14 open patio. A comfortable, practical home with great everyday function in a well-loved Port Neches setting.

5. 2026-05-01
   listed $199,900 Active 606-char remark

   Show marketing remark (606 chars)

   Located in one of Port Neches’ favorite neighborhoods, this clean, well-cared-for 2 bedroom, 2 bath home offers easy living with all tile floors, sidewalks, and a convenient location close to the new elementary school. Both roomy bedrooms have their own full bath with a walk-in shower. The kitchen/dining area includes two pantries for extra storage, plus a gas range and refrigerator that will remain. Enjoy the fenced backyard with a mature shady oak, an 8x12 storage building, and a 10x14 open patio. A comfortable, practical home with great everyday function in a well-loved Port Neches setting.

ⓘ 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: $5,237 · $436/mo
• Projected year-2 tax: $5,237 · $436/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 8/10 Severe FEMA zone X · 60% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥110°F today · 25 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: $21,942
• − Mortgage interest: −$11,198
• − Property taxes: −$5,237
• − Insurance: −$1,797
• − Repairs & maintenance: −$1,755
• − Management: −$1,755
• − Depreciation: −$5,815
• Taxable loss: −$5,616
• Est. tax savings @ 24.0%: +$1,348
• After-tax cash flow: $-932/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 Neches-Groves ISD
• NCES district ID: 4835430
• Math proficiency: 42% ▼ -13.00%
• Reading proficiency: 47% ▼ -5.00%
• Median HH income: $54,661
• Composite: 38.65/100
• National rank: #4152
• State rank: #260 of 826 in TX

Livability — Port Neches

• Score: 75/100
• State rank: #139
• US rank: #3996

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Neches, TX
• Population (ZIP): 13,627

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 9% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 15% Romanian 2% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 4% Vietnamese 2% Other Indo-European 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: ▼ -187.68%
• Current HPI: 186.228
• 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

8 events — show timeline

• 2026-06-01 Sold (Public Records) — Public Records
• 2026-05-28 Sold (MLS) — BBOR
• 2026-05-28 Sold (MLS) — HARMLS
• 2026-05-07 Pending — HARMLS
• 2026-05-04 Pending — HARMLS
• 2026-05-04 Pending — BBOR
• 2026-05-01 Listed $199,900 BBOR
• 2026-05-01 Listed $199,900 HARMLS

Property tax history

+5.2%/yr

Latest (2025): $5,237 · +9.6% YoY. Source: county tax records.