1806 Avenue D · Port Neches, TX 77651

$169,000

3 bd · 1.0 ba · 948 sqft · SingleFamily public records · 13 Days on market

Built 1962 6,970 sqft lot $178/sqft · 11% above area Est $158k · 7% over

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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).

• Cash flow +17.4/30.0
• DSCR +5.4/10.0
• 1% rule +5.1/10.0
• ARV discount +4.3/15.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This beautifully updated 3-bedroom, 1-bath home offers comfort, style, and a layout that feels both functional and inviting. Meticulously maintained, the interior features modern updates throughout, creating a move-in-ready space you’ll love coming home to. The bathroom is thoughtfully designed with both a separate soaking tub and a walk-in shower, giving you the best of relaxation and convenience. Each bedroom provides versatility for family, guests, or a home office setup. Situated on a desirable corner lot, the property offers added outdoor space and great curb appeal, along with a detached one-car garage for extra storage or parking. Enjoy an unbeatable location just a short, less

Key facts

• Walk-in shower
• Outdoor space
• Separate soaking tub

Tags

• SEPARATE SOAKING TUB
• WALK-IN SHOWER
• CORNER LOT
• OUTDOOR SPACE
• DETACHED GARAGE
• SHORT WALK TO DOWNTOWN

Property features AI

Finance

• Other: Property located in the New Texas subdivision
• Financial info: Financial details not provided
• HOA & community: HOA info not provided

Exterior

• Parking: 1-car garage
• Security: Security info not provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single story
• Construction: Slab foundation
• Exterior features: Corner lot; Lot dimensions approximately 96.70 x 95.60

Interior

• Kitchen: Microwave; Range
• Bedrooms: Bedrooms info not provided
• Flooring: Laminate; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric central heating; Central air; Ceiling fan(s)
• Interior features: Microwave; Range; Laminate flooring; Tile flooring; Ceiling fan(s); Central air
• Laundry & utility: Laundry info not provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $59 ($712/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Cap rate 7.2% vs local median 4.7% in Port Neches — 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 (#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.
• Market conditions: 96 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $5k of value loss. Plan a longer hold.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $169,000

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.01% ✓
• Cap rate: 7.19%
• Cash-on-cash: 3.19%
• DSCR: 1.14
• GRM: 8.2

CMA / ARV

• ARV (median comp): $157,733
• List price: $169,000
• Delta: 7.14%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2110 7th St	0.41mi	2/1.0 (-1)	988 (+4%)	3mo	$140,000	$142	67
1802 Live Oak St	0.37mi	3/1.0	864 (-9%)	3mo	$159,900	$185	66
1122 Wagner St	0.13mi	2/1.0 (-1)	1,000 (+6%)	22mo	$105,000	$105	61

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: -13.8%
• Equity multiple: 0.50×
• Total profit: $-23,505
• Equity at exit: $25,198

10-year hold

• IRR: -4.9%
• Equity multiple: 0.68×
• Total profit: $-15,188
• Equity at exit: $14,612

Cash invested: $47,320 (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 77651

• Active inventory: 96
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,711 high
• Mortgage (P&I): −$886
• Tax from tax record: −$269 /mo · $3,233/yr
• Insurance: −$70
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $59

Break-even live

Break-even rent $1,636

Max offer price $169,000

Occupancy floor 92%

Sensitivity live

Price	-10% $155	-5% $107	+0% $59	+5% $11	+10% $-36
Rent	-10% $-76	-5% $-8	+0% $59	+5% $127	+10% $194
Rate	-1.0pp $144	-0.5pp $102	base $59	+0.5pp $16	+1.0pp $-29

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
608 S 2nd St Nederland, TX	3.0	1.0	936	$1,600	$1.71	15d	1	0.93mi
307 Avenue E Port Neches, TX	3.0	2.0	875	$1,550	$1.77	15d	1	1.06mi
2140 Merriman St Port Neches, TX	2.0	1.0	800	$1,995	$2.49	15d	1	1.16mi
2150 Merriman St Port Neches, TX	2.0	1.0	800	$1,995	$2.49	15d	1	1.17mi
812 S 6th St Nederland, TX	3.0	1.0	996	$1,500	$1.51	15d	1	1.31mi

Listing history 5 events

1. 2026-05-16
   status Pending 889-char remark
2. 2026-05-03
   listed $169,000 Active 889-char remark
3. 2021-07-19
   soldstatus
4. 2020-07-22
   soldstatus
5. 2008-05-14
   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: $3,233 · $269/mo
• Projected year-2 tax: $3,233 · $269/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 · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $20,534
• − Mortgage interest: −$9,467
• − Property taxes: −$3,233
• − Insurance: −$1,642
• − Repairs & maintenance: −$1,643
• − Management: −$1,643
• − Depreciation: −$4,916
• Taxable loss: −$2,009
• Est. tax savings @ 24.0%: +$482
• After-tax cash flow: $1,194/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

7 events — show timeline

• 2026-06-16 Delisted — BBOR
• 2026-06-15 Sold (MLS) — BBOR
• 2026-05-16 Pending — BBOR
• 2026-05-03 Listed $169,000 BBOR
• 2021-07-19 Sold (Public Records) — Public Records
• 2020-07-22 Sold (Public Records) — Public Records
• 2008-05-14 Sold (Public Records) — Public Records

Property tax history

+7.9%/yr

Latest (2025): $3,233 · +9.6% YoY. Source: county tax records.