3200 4th Ave · Port Arthur, TX 77642

$89,999

4 bd · 2.0 ba · 1,622 sqft · SingleFamily public records · 381 Days on market

Built 1963 8,001 sqft lot $55/sqft · 43% below area Est $159k · 43% under ↓ 22% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +5.0/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

BRICK HOME! We just listed this charming brick home in Port Arthur, TX! This home offers a spacious driveway and an attached 2 car garage. Minutes from the water where the Texas/Louisiana border cuts through Sabine Lake! Easy access to Beaumont and Orange, TX. WE MAKE IT EASY TO OWN. This is a great a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

Key facts

• Minutes from water
• Attached garage
• Brick home

Tags

• BRICK HOME
• SPACIOUS DRIVEWAY
• ATTACHED GARAGE
• MINUTES FROM WATER

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $469 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.4% vs local median 5.0% in Port Arthur — 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 61/100 on livability (#1,014 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D-, crime F, amenities F.
• Port Arthur ISD (urban): math 15% / reading 22% proficiency, ranked #796 of 826 in TX (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+14.4%/yr); 115 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 343 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).
• At $1,656/mo this rent would consume 46% of the median local household income ($43k/yr) (locally 1775% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 381 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.5% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,199 (12.0% below list)

Questions for the listing agent

1. It's been on market 381 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — 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. 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?
8. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. 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.
10. 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.
11. 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: 1.84% ✓
• Cap rate: 13.43%
• Cash-on-cash: 25.48%
• DSCR: 2.13
• GRM: 4.5

CMA / ARV

• ARV (median comp): $158,885
• List price: $89,999
• Delta: -43.36%
• 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
3124 30th St	0.10mi	3/2.0 (-1)	1,424 (-12%)	2mo	$168,000	$118	68
3721 Avalon Ave	0.66mi	4/2.0	1,481 (-9%)	3mo	$155,000	$105	52
3416 27th St	0.34mi	3/1.5 (-1)	1,440 (-11%)	8mo	$15,000	$10	52
3741 Avalon Ave	0.67mi	3/2.0 (-1)	1,586 (-2%)	14mo	$198,000	$125	49
3248 36th St	0.29mi	3/2.0 (-1)	1,384 (-15%)	11mo	$49,900	$36	48
3007 39th St	0.61mi	3/2.0 (-1)	1,664 (+3%)	19mo	$179,900	$108	47
3840 38th St	0.66mi	3/2.0 (-1)	1,529 (-6%)	24mo	$205,000	$134	35
3820 38th St	0.65mi	3/2.0 (-1)	1,440 (-11%)	19mo	$195,000	$135	30

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: 21.8%
• Equity multiple: 1.96×
• Total profit: $24,178
• Equity at exit: $13,419

10-year hold

• IRR: 33.5%
• Equity multiple: 4.97×
• Total profit: $99,974
• Equity at exit: $7,781

Cash invested: $25,200 (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 77642

• Rents YoY: 14.4%
• Active inventory: 115
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,656 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$264 /mo · $3,167/yr
• Insurance: −$37
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $469

Break-even live

Break-even rent $1,063

Max offer price $89,999

Occupancy floor 67%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3738 7th Ave Port Arthur, TX	4.0	2.0	1704	$1,795	$1.05	44d	1	0.40mi

Listing history 18 events

1. 2026-06-18
   days on market $89,999 Active 381 DOM
2. 2026-06-17
   days on market $89,999 Active 380 DOM
3. 2026-06-16
   days on market $89,999 Active 379 DOM
4. 2026-06-15
   days on market $89,999 Active 378 DOM
5. 2026-06-14
   days on market $89,999 Active 376 DOM
6. 2026-06-13
   days on market $89,999 Active 375 DOM
7. 2026-06-10
   days on market $89,999 Active 373 DOM
8. 2026-06-09
   days on market $89,999 Active 372 DOM
9. 2026-06-08
   days on market $89,999 Active 371 DOM
10. 2026-06-07
    days on market $89,999 Active 370 DOM
11. 2026-06-03
    days on market $89,999 Active 366 DOM
12. 2026-06-02
    days on market $89,999 Active 365 DOM
13. 2026-06-01
    days on market $89,999 Active 364 DOM
14. 2026-05-31
    days on market $89,999 Active 363 DOM
15. 2026-05-30
    days on market $89,999 Active 362 DOM
16. 2026-02-19
    price $89,999 493-char remark

    Show marketing remark (493 chars)

    BRICK HOME! We just listed this charming brick home in Port Arthur, TX! This home offers a spacious driveway and an attached 2 car garage. Minutes from the water where the Texas/Louisiana border cuts through Sabine Lake! Easy access to Beaumont and Orange, TX. WE MAKE IT EASY TO OWN. This is a great a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

17. 2025-09-29
    price $119,999 493-char remark

    Show marketing remark (493 chars)

    BRICK HOME! We just listed this charming brick home in Port Arthur, TX! This home offers a spacious driveway and an attached 2 car garage. Minutes from the water where the Texas/Louisiana border cuts through Sabine Lake! Easy access to Beaumont and Orange, TX. WE MAKE IT EASY TO OWN. This is a great a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

18. 2025-06-02
    listed $115,999 Active 493-char remark

    Show marketing remark (493 chars)

    BRICK HOME! We just listed this charming brick home in Port Arthur, TX! This home offers a spacious driveway and an attached 2 car garage. Minutes from the water where the Texas/Louisiana border cuts through Sabine Lake! Easy access to Beaumont and Orange, TX. WE MAKE IT EASY TO OWN. This is a great a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

ⓘ 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: $3,167 · $264/mo
• Projected year-2 tax: $3,167 · $264/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 (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: $19,876
• − Mortgage interest: −$5,041
• − Property taxes: −$3,167
• − Insurance: −$1,247
• − Repairs & maintenance: −$1,590
• − Management: −$1,590
• − Depreciation: −$2,618
• Taxable income: $4,622
• Est. tax owed @ 24.0%: −$1,109
• After-tax cash flow: $4,515/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 Arthur ISD
• NCES district ID: 4835400
• Math proficiency: 15% ▼ -22.00%
• Reading proficiency: 22% ▼ -10.00%
• Median HH income: $31,795
• Composite: 14.9/100
• National rank: #9373
• State rank: #796 of 826 in TX

Livability — Port Arthur

• Score: 61/100
• State rank: #1014
• US rank: #18061

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Arthur, TX
• County: Jefferson County · 203,592 people
• City population: 38,358
• Metro: Beaumont-Port Arthur, TX
• Population (ZIP): 38,358
• Household income: $42,950
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 1775.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 42% Black 37% Two or more races 18% White 12% Asian 7% Native American 1%
• Hispanic origin (detail): Mexican 35% Cuban 1%
• Common ancestry: Lithuanian 2% European 1%
• Foreign-born: 25% · Canada, Vietnam
• Languages at home: 56% English-only · Spanish 37% Vietnamese 4% 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: ▼ -86.58%
• Current HPI: 152.1615
• Rent YoY: ▲ 14.42%
• 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

-22.4% since first listed

3 events — show timeline

• 2026-02-19 Price Changed $89,999 HARMLS
• 2025-09-29 Price Changed $119,999 HARMLS
• 2025-06-02 Listed $115,999 HARMLS

Property tax history

+4.1%/yr

Latest (2025): $3,167 · -11.3% YoY. Source: county tax records.