161 County Road 819 · Buna, TX 77662

$99,700

2 bd · 1.0 ba · 1,219 sqft · SingleFamily public records · 248 Days on market

0.60 ac lot $82/sqft · 59% below area ↓ 29% since listing

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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 +26.9/30.0
• DSCR +9.3/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great starter home in Buna ISD! This 2 bedroom, 1 bath property offers a bonus room ideal for a home office, a spacious living room, and a versatile flex room that can be used as a dining area or den. Outside features include a wooden patio deck, covered front porch, 2 car carport and an oversized RV cover. Don't miss this one-schedule your showing today.

Key facts

• Covered front porch
• Wooden patio deck
• Bonus room

Tags

• BONUS ROOM
• SPACIOUS LIVING ROOM
• FLEX ROOM
• WOODEN PATIO DECK
• COVERED FRONT PORCH
• CARPORT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#1,216 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A-, housing B; Watch: schools D-, amenities F, commute F.
• Buna ISD (rural): math 39% / reading 45% proficiency, ranked #342 of 826 in TX (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 241 active listings in the ZIP; 45 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $689 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Jasper County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 248 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,736 (12.0% below list)

Questions for the listing agent

1. It's been on market 248 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.26% ✓
• Cap rate: 9.62%
• Cash-on-cash: 11.90%
• DSCR: 1.53
• GRM: 6.6

CMA / ARV

• ARV (median comp): $241,161
• List price: $99,700
• Delta: -58.66%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.4%
• Equity multiple: 1.05×
• Total profit: $1,510
• Equity at exit: $14,866

10-year hold

• IRR: 11.1%
• Equity multiple: 1.87×
• Total profit: $24,162
• Equity at exit: $8,620

Cash invested: $27,916 (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 77662

• Active inventory: 241
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,258 medium
• Mortgage (P&I): −$523
• Tax from tax record: −$152 /mo · $1,829/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $277

Break-even live

Break-even rent $907

Max offer price $99,700

Occupancy floor 73%

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: $24,925
• Closing costs: $2,991
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-07
   statusdays on market $99,700 Pending 248 DOM
2. 2026-06-03
   days on market $99,700 Active 247 DOM
3. 2026-06-02
   days on market $99,700 Active 246 DOM
4. 2026-06-01
   days on market $99,700 Active 245 DOM
5. 2026-05-31
   days on market $99,700 Active 244 DOM
6. 2026-05-30
   days on market $99,700 Active 243 DOM
7. 2026-02-11
   price $99,700 357-char remark

   Show marketing remark (357 chars)

   Great starter home in Buna ISD! This 2 bedroom, 1 bath property offers a bonus room ideal for a home office, a spacious living room, and a versatile flex room that can be used as a dining area or den. Outside features include a wooden patio deck, covered front porch, 2 car carport and an oversized RV cover. Don't miss this one-schedule your showing today.

8. 2025-10-01
   soldstatus
9. 2025-09-30
   listed $105,000 Active 357-char remark

   Show marketing remark (357 chars)

   Great starter home in Buna ISD! This 2 bedroom, 1 bath property offers a bonus room ideal for a home office, a spacious living room, and a versatile flex room that can be used as a dining area or den. Outside features include a wooden patio deck, covered front porch, 2 car carport and an oversized RV cover. Don't miss this one-schedule your showing today.

10. 2025-09-24
    soldstatus Closed 323-char remark

    Show marketing remark (323 chars)

    HUD Case # 512-518111. Sold as Is. Great opportunity here. Lovely home in secret location, offers an open concept floor plan that opens to a large living space. Home also offers 2 bedrooms, 1 full bath, breakfast or dining area, utility space and back yard. Ideal public schools and low taxes. Better act fast on this one.

11. 2025-08-28
    price $60,500 323-char remark

    Show marketing remark (323 chars)

    HUD Case # 512-518111. Sold as Is. Great opportunity here. Lovely home in secret location, offers an open concept floor plan that opens to a large living space. Home also offers 2 bedrooms, 1 full bath, breakfast or dining area, utility space and back yard. Ideal public schools and low taxes. Better act fast on this one.

12. 2025-08-20
    status Pending 323-char remark

    Show marketing remark (323 chars)

    HUD Case # 512-518111. Sold as Is. Great opportunity here. Lovely home in secret location, offers an open concept floor plan that opens to a large living space. Home also offers 2 bedrooms, 1 full bath, breakfast or dining area, utility space and back yard. Ideal public schools and low taxes. Better act fast on this one.

13. 2025-05-27
    price $150,400 323-char remark

    Show marketing remark (323 chars)

    HUD Case # 512-518111. Sold as Is. Great opportunity here. Lovely home in secret location, offers an open concept floor plan that opens to a large living space. Home also offers 2 bedrooms, 1 full bath, breakfast or dining area, utility space and back yard. Ideal public schools and low taxes. Better act fast on this one.

14. 2025-04-22
    price $172,960 323-char remark

    Show marketing remark (323 chars)

    HUD Case # 512-518111. Sold as Is. Great opportunity here. Lovely home in secret location, offers an open concept floor plan that opens to a large living space. Home also offers 2 bedrooms, 1 full bath, breakfast or dining area, utility space and back yard. Ideal public schools and low taxes. Better act fast on this one.

15. 2025-03-07
    listed $188,000 Active 323-char remark

    Show marketing remark (323 chars)

    HUD Case # 512-518111. Sold as Is. Great opportunity here. Lovely home in secret location, offers an open concept floor plan that opens to a large living space. Home also offers 2 bedrooms, 1 full bath, breakfast or dining area, utility space and back yard. Ideal public schools and low taxes. Better act fast on this one.

16. 2023-05-23
    soldstatus
17. 2023-05-19
    soldstatus Closed
18. 2023-04-20
    status Pending
19. 2023-04-17
    listed $140,000 Active

ⓘ 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: $1,829 · $152/mo
• Projected year-2 tax: $1,829 · $152/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 23 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: $15,092
• − Mortgage interest: −$5,585
• − Property taxes: −$1,829
• − Insurance: −$498
• − Repairs & maintenance: −$1,207
• − Management: −$1,207
• − Depreciation: −$2,900
• Taxable income: $1,865
• Est. tax owed @ 24.0%: −$448
• After-tax cash flow: $2,874/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: Buna ISD
• NCES district ID: 4812090
• Math proficiency: 39% ▼ -7.00%
• Reading proficiency: 45% ▼ -1.00%
• Median HH income: $46,815
• Composite: 35.83/100
• National rank: #4826
• State rank: #342 of 826 in TX

Livability — Buna

• Score: 58/100
• State rank: #1216
• US rank: #21222

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Orange County · 87,112 people
• Metro: Beaumont-Port Arthur, TX
• Population (ZIP): 25,041
• Household income: $72,243
• Rent vs Own: 19.6% rent · 80.4% own
• Severe rent burden: 401.0

Population outlook (Jasper County) Hauer SSP2

• Today (2025): 33,986 people
• By 2030: 32,965 · -3.0%
• By 2040: 30,908 · -9.1%
• By 2050: 28,893 · -15.0%
• By 2075: 24,828 · -26.9%
• By 2100: 19,987 · -41.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 15% Slovak 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Jasper

• 2024 margin: Solid R (+66.6) · D 16.5% · R 83.1%
• 2008→2024 swing: -24.6pp toward R · 2008: -42.0pp · 2024: -66.6pp
• All cycles: 2024: R+66.6 2020: R+61.4 2016: R+59.9 2012: R+48.4 2008: R+42.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -116.46%
• Current HPI: 141.0844
• 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

-28.8% since first listed

13 events — show timeline

• 2026-02-11 Price Changed $99,700 BBOR
• 2025-10-01 Sold (Public Records) — Public Records
• 2025-09-30 Listed $105,000 BBOR
• 2025-09-24 Sold (MLS) — BBOR
• 2025-08-28 Price Changed $60,500 BBOR
• 2025-08-20 Pending — BBOR
• 2025-05-27 Price Changed $150,400 BBOR
• 2025-04-22 Price Changed $172,960 BBOR
• 2025-03-07 Listed $188,000 BBOR
• 2023-05-23 Sold (Public Records) — Public Records
• 2023-05-19 Sold (MLS) — BBOR
• 2023-04-20 Pending — BBOR
• 2023-04-17 Listed $140,000 BBOR

Property tax history

+8.0%/yr

Latest (2025): $1,829 · -24.5% YoY. Source: county tax records.