5153 Tremont St · Port Arthur, TX 77640

$80,000

2 bd · 1.0 ba · 840 sqft · SingleFamily · 817 Days on market

Built 2000 Fair condition $95/sqft · 26% below area Est $109k · 26% under ↓ 30% 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
• Schools +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charmin manufactured 2 bedroom 1 bath located in Sabine Pass near all the refinery expansions. This is a great opportunity to own an income producing property.

Key facts

• Built 2000
• Listed 817 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-27 ($-320/yr) — negative.
• To cash-flow at today's rent, offer at most $76k (4.8% below list).
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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.
• Sabine Pass ISD (rural): math 37% / reading 51% proficiency, ranked #280 of 826 in TX (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 148 active listings in the ZIP; 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 $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 817 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $35k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,400 (12.0% 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. It's been on market 817 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.51% ✓
• Cap rate: 12.29%
• Cash-on-cash: 21.42%
• DSCR: 1.95
• GRM: 5.5

CMA / ARV

• ARV (median comp): $108,788
• List price: $80,000
• Delta: -26.46%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5204 15th S	0.59mi	2/1.0	832 (-1%)	23mo	$125,000	$150	51

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: -18.2%
• Equity multiple: 0.36×
• Total profit: $-14,382
• Equity at exit: $11,928

10-year hold

• IRR: -9.7%
• Equity multiple: 0.39×
• Total profit: $-13,573
• Equity at exit: $6,917

Cash invested: $22,400 (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 77640

• Home prices YoY: -22.2%
• Active inventory: 148
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,206 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $-27

Break-even live

Break-even rent $1,240

Max offer price $76,139

Occupancy floor 97%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $80,000 Active 817 DOM
2. 2026-06-17
   days on market $80,000 Active 816 DOM
3. 2026-06-16
   days on market $80,000 Active 815 DOM
4. 2026-06-15
   days on market $80,000 Active 814 DOM
5. 2026-06-14
   days on market $80,000 Active 812 DOM
6. 2026-06-13
   days on market $80,000 Active 811 DOM
7. 2026-06-10
   days on market $80,000 Active 809 DOM
8. 2026-06-09
   days on market $80,000 Active 808 DOM
9. 2026-06-08
   days on market $80,000 Active 807 DOM
10. 2026-06-07
    days on market $80,000 Active 806 DOM
11. 2026-06-03
    days on market $80,000 Active 802 DOM
12. 2026-06-02
    days on market $80,000 Active 801 DOM
13. 2026-06-01
    days on market $80,000 Active 800 DOM
14. 2026-05-31
    days on market $80,000 Active 799 DOM
15. 2026-05-30
    days on market $80,000 Active 798 DOM
16. 2025-11-14
    status Active 159-char remark

    Show marketing remark (159 chars)

    Charmin manufactured 2 bedroom 1 bath located in Sabine Pass near all the refinery expansions. This is a great opportunity to own an income producing property.

17. 2025-11-12
    historical 159-char remark

    Show marketing remark (159 chars)

    Charmin manufactured 2 bedroom 1 bath located in Sabine Pass near all the refinery expansions. This is a great opportunity to own an income producing property.

18. 2025-09-23
    price $80,000 159-char remark

    Show marketing remark (159 chars)

    Charmin manufactured 2 bedroom 1 bath located in Sabine Pass near all the refinery expansions. This is a great opportunity to own an income producing property.

19. 2024-10-14
    price $90,000 159-char remark

    Show marketing remark (159 chars)

    Charmin manufactured 2 bedroom 1 bath located in Sabine Pass near all the refinery expansions. This is a great opportunity to own an income producing property.

20. 2024-10-02
    price $100,000 159-char remark

    Show marketing remark (159 chars)

    Charmin manufactured 2 bedroom 1 bath located in Sabine Pass near all the refinery expansions. This is a great opportunity to own an income producing property.

21. 2024-03-22
    listed $115,000 Active 159-char remark

    Show marketing remark (159 chars)

    Charmin manufactured 2 bedroom 1 bath located in Sabine Pass near all the refinery expansions. This is a great opportunity to own an income producing property.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $14,472
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$5,518
• − Repairs & maintenance: −$1,158
• − Management: −$1,158
• − Depreciation: −$2,327
• Taxable loss: −$1,371
• Est. tax savings @ 24.0%: +$329
• After-tax cash flow: $9/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.

Condition & rehab AI · 7 photos

Fair 45/100 Moderate rehab

This single-family home requires moderate repairs to its exterior and foundation, but has good interior walls and flooring. Repairs would significantly increase its resale and rental value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major foundation — Structural damage visible

Value-add opportunities

• Both repair exterior siding — Improves curb appeal and structural integrity
• Both repair foundation — Stabilizes the structure and enhances value
• Both paint exterior — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
foundation · Structural damage visible	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both repair exterior siding — Improves curb appeal and structural integrity ↑
• Both repair foundation — Stabilizes the structure and enhances value ↑
• Both paint exterior — Enhances curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Sabine Pass ISD
• NCES district ID: 4838490
• Math proficiency: 37% ▼ -8.00%
• Reading proficiency: 51% ▼ -12.00%
• Median HH income: $50,222
• Composite: 37.78/100
• National rank: #4344
• State rank: #280 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
• City population: 38,358
• Population (ZIP): 17,480

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: Black 54% White 22% Hispanic / Latino 21% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 16% Dominican 1%
• Common ancestry: Lithuanian 3%
• Foreign-born: 11% · Canada
• Languages at home: 79% English-only · Spanish 17% Other Indo-European 2% German/W. Germanic 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: ▼ -47.78%
• Current HPI: 167.6359
• 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

-30.4% since first listed

6 events — show timeline

• 2025-11-14 Relisted — HARMLS
• 2025-11-12 Listing Removed — HARMLS
• 2025-09-23 Price Changed $80,000 HARMLS
• 2024-10-14 Price Changed $90,000 HARMLS
• 2024-10-02 Price Changed $100,000 HARMLS
• 2024-03-22 Listed $115,000 HARMLS