5730 Monroe St · Groves, TX 77619

$129,500

3 bd · 1.5 ba · 1,277 sqft · SingleFamily public records · 88 Days on market

Built 1978 $101/sqft · 20% below area Est $162k · 20% under

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Why this score? — see what drove the C+ 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 +20.3/30.0
• ARV discount +15.0/15.0
• 1% rule +7.1/10.0
• DSCR +6.5/10.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the highly sought-after PN-G Independent School District, this 3-bedroom, 1.5-bath home offers the perfect opportunity for first-time buyers or savvy investors. With a functional layout and great potential, this property is ideal as a starter home or a solid addition to your rental portfolio. The area is known for its strong community feel, reputable schools, and consistent housing demand—making it a smart long-term investment.

Key facts

• Garage
• Listed 88 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $100 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 4.0% in Groves — 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 71/100 on livability (#315 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment C-, 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.
• Market conditions: 92 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $895 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago 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 3.2% of price; flood insurance adds $66/mo.
• Climate carrying-cost: major 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 $121,730 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.21% ✓
• Cap rate: 7.84%
• Cash-on-cash: 5.52%
• DSCR: 1.25
• GRM: 6.9

CMA / ARV

• ARV (median comp): $162,431
• List price: $129,500
• Delta: -20.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3850 Hays Ave	0.73mi	2/1.0 (-1)	1,260 (-1%)	0mo	$204,900	$163	57
5240 Lincoln Ave	0.47mi	3/1.0	1,210 (-5%)	15mo	$149,000	$123	55
6438 Washington St	0.73mi	2/1.0 (-1)	1,334 (+4%)	2mo	$161,900	$121	50
4612 Bellaire Ave	0.32mi	2/1.0 (-1)	1,397 (+9%)	16mo	$155,000	$111	49
5048 Monroe St	0.62mi	2/1.0 (-1)	1,188 (-7%)	9mo	$74,900	$63	45
4625 Cleveland Ave	0.69mi	2/2.0 (-1)	1,353 (+6%)	10mo	$199,500	$147	43
5308 W Groves Cir	0.53mi	4/2.0 (+1)	1,437 (+12%)	6mo	$252,000	$175	42
6333 Coolidge St	0.52mi	3/1.0	1,467 (+15%)	14mo	$179,900	$123	38

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: -10.9%
• Equity multiple: 0.60×
• Total profit: $-14,415
• Equity at exit: $19,309

10-year hold

• IRR: -1.4%
• Equity multiple: 0.90×
• Total profit: $-3,608
• Equity at exit: $11,197

Cash invested: $36,260 (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 77619

• Active inventory: 92
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,571 high
• Mortgage (P&I): −$679
• Tax from tax record: −$341 /mo · $4,093/yr
• Insurance: −$54
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $100

Break-even live

Break-even rent $1,444

Max offer price $129,500

Occupancy floor 89%

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: $32,375
• Closing costs: $3,885
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5048 Kent Ave Groves, TX	3.0	1.5	1351	$1,650	$1.22	14d	1	0.51mi
5431 Marion Ave Groves, TX	3.0	1.0	1100	$1,500	$1.36	44d	1	0.81mi
3431 Canal Ave Unit 1 Groves, TX	2.0	1.0	952	$1,000	$1.05	14d	1	0.91mi
4700 Beaumont Ave Groves, TX	2.0	2.0	1685	$1,550	$0.92	23d	1	0.95mi
5235 33rd St Unit 1 Groves, TX	2.0	1.0	1400	$1,400	$1.00	14d	1	0.97mi
5989 32nd St Groves, TX	2.0	1.0	1074	$1,400	$1.30	14d	1	0.98mi
3141 Boyd Ave Groves, TX	2.0	2.0	1200	$1,375	$1.15	44d	1	1.12mi
6110 Willis St Groves, TX	2.0	1.0	1100	$1,200	$1.09	44d	1	1.44mi
2628 4th Ave Groves, TX	3.0	1.0	952	$1,295	$1.36	21d	1	1.45mi

Listing history 28 events

1. 2026-06-18
   days on market $129,500 Active 88 DOM
2. 2026-06-17
   days on market $129,500 Active 87 DOM
3. 2026-06-16
   days on market $129,500 Active 86 DOM
4. 2026-06-15
   days on market $129,500 Active 85 DOM
5. 2026-06-14
   days on market $129,500 Active 83 DOM
6. 2026-06-10
   days on market $129,500 Active 80 DOM
7. 2026-06-09
   days on market $129,500 Active 79 DOM
8. 2026-06-08
   days on market $129,500 Active 78 DOM
9. 2026-06-07
   days on market $129,500 Active 77 DOM
10. 2026-06-03
    days on market $129,500 Active 73 DOM
11. 2026-06-02
    days on market $129,500 Active 72 DOM
12. 2026-06-01
    days on market $129,500 Active 71 DOM
13. 2026-05-31
    days on market $129,500 Active 70 DOM
14. 2026-05-30
    days on market $129,500 Active 69 DOM
15. 2026-05-17
    price $129,500 448-char remark

    Show marketing remark (448 chars)

    Located in the highly sought-after PN-G Independent School District, this 3-bedroom, 1.5-bath home offers the perfect opportunity for first-time buyers or savvy investors. With a functional layout and great potential, this property is ideal as a starter home or a solid addition to your rental portfolio. The area is known for its strong community feel, reputable schools, and consistent housing demand—making it a smart long-term investment.

16. 2026-03-22
    listed $129,999 Active 448-char remark

    Show marketing remark (448 chars)

    Located in the highly sought-after PN-G Independent School District, this 3-bedroom, 1.5-bath home offers the perfect opportunity for first-time buyers or savvy investors. With a functional layout and great potential, this property is ideal as a starter home or a solid addition to your rental portfolio. The area is known for its strong community feel, reputable schools, and consistent housing demand—making it a smart long-term investment.

17. 2026-03-21
    listed $129,999 Active
18. 2021-06-01
    soldstatus
19. 2021-05-28
    soldstatus
20. 2021-01-15
    listed $127,500
21. 2017-01-30
    soldstatus
22. 2017-01-27
    soldstatus
23. 2016-12-12
    listed $96,000
24. 2015-08-31
    soldstatus
25. 2015-08-28
    soldstatus
26. 2015-07-08
    listed $91,250
27. 2011-05-09
    soldstatus
28. 2007-05-22
    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: $4,093 · $341/mo
• Projected year-2 tax: $4,093 · $341/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 7/10 Severe FEMA zone X (shaded) · 60% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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: $18,851
• − Mortgage interest: −$7,254
• − Property taxes: −$4,093
• − Insurance: −$1,445
• − Repairs & maintenance: −$1,508
• − Management: −$1,508
• − Depreciation: −$3,767
• Taxable loss: −$725
• Est. tax savings @ 24.0%: +$174
• After-tax cash flow: $1,379/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 — Groves

• Score: 71/100
• State rank: #315
• US rank: #7031

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Groves, TX
• County: Jefferson County · 203,592 people
• City population: 16,976
• Metro: Beaumont-Port Arthur, TX
• Population (ZIP): 16,976
• Household income: $73,710
• Rent vs Own: 22.1% rent · 77.9% own
• Severe rent burden: 131.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 53% Hispanic / Latino 30% Two or more races 18% Black 9% Asian 6%
• Hispanic origin (detail): Mexican 24% Dominican 2%
• Common ancestry: Lithuanian 10% Serbian 1% Slovak 1%
• Foreign-born: 16% · Canada, Vietnam, Jamaica
• Languages at home: 72% English-only · Spanish 20% Vietnamese 5% Other Asian/Pacific 2%

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: ▼ -235.42%
• Current HPI: 183.1358
• Rent YoY: —
• 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

+41.9% since first listed

14 events — show timeline

• 2026-05-17 Price Changed $129,500 BBOR
• 2026-03-22 Listed $129,999 BBOR
• 2026-03-21 Listed $129,999 BBOR
• 2021-06-01 Sold (Public Records) — Public Records
• 2021-05-28 Sold (MLS) — PNPANBOR
• 2021-01-15 Listed $127,500 PNPANBOR
• 2017-01-30 Sold (Public Records) — Public Records
• 2017-01-27 Sold (MLS) — BBOR
• 2016-12-12 Listed $96,000 BBOR
• 2015-08-31 Sold (Public Records) — Public Records
• 2015-08-28 Sold (MLS) — BBOR
• 2015-07-08 Listed $91,250 BBOR
• 2011-05-09 Sold (Public Records) — Public Records
• 2007-05-22 Sold (Public Records) — Public Records

Property tax history

+6.9%/yr

Latest (2025): $4,093 · +9.2% YoY. Source: county tax records.