970 Charleston Cir · Bridge City, TX 77611

$169,900

4 bd · 3.0 ba · 1,609 sqft · SingleFamily public records · 66 Days on market

Built 1963 0.32 ac lot $106/sqft · 35% below area Est $262k · 35% 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 +22.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +6.5/10.0
• Schools +4.0/10.0
• 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

Make your move to this 4-bed, 3-bath Bridge City home offering generous space and a functional layout. Several rooms have recently been repainted, and some areas feature recently installed carpet, giving parts of the home a refreshed feel. The property includes an above-ground pool for summer fun and a shed for extra storage. Conveniently located in Bridge City ISD, it’s close to schools, shopping, and dining. PER SELLER, NO FLOODING IN HARVEY OR IMELDA. A great opportunity to make it your own—schedule a showing today!

Key facts

• Close to schools
• Close to dining
• Above-ground pool

Tags

• ABOVE-GROUND POOL
• SHED FOR EXTRA STORAGE
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING
• CLOSE TO DINING

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $160k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 2.2% in Bridge City — 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 72/100 on livability (#251 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools C-, amenities F, commute F.
• Bridge City ISD (other): math 41% / reading 51% proficiency, ranked #224 of 826 in TX (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 125 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 235 units permitted in Orange County in 2024 (50 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.
• Orange County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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: 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 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 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.15% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.06%
• DSCR: 1.31
• GRM: 7.3

CMA / ARV

• ARV (median comp): $262,060
• List price: $169,900
• Delta: -35.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
970 Charleston Cir	0.00mi	4/3.0	1,609 (0%)	0mo	$169,900	$106	100
1140 Arthur St	0.30mi	3/2.0 (-1)	1,739 (+8%)	8mo	$229,999	$132	57
855 Carolina	0.11mi	3/1.0 (-1)	1,386 (-14%)	4mo	$155,000	$112	56
500 Larry Ward Dr	0.43mi	3/2.0 (-1)	1,727 (+7%)	8mo	$249,900	$145	52
317 Paula Ave	0.57mi	3/2.0 (-1)	1,628 (+1%)	14mo	$199,999	$123	51
895 Morning Glory Dr	0.72mi	3/2.0 (-1)	1,618 (+1%)	7mo	$179,900	$111	51
103 Holly Grove St	0.45mi	3/2.0 (-1)	1,788 (+11%)	2mo	$266,000	$149	50
307 Martin Ave	0.63mi	4/2.0	1,576 (-2%)	19mo	$185,000	$117	47
320 Meadow Dr	0.70mi	3/2.0 (-1)	1,714 (+6%)	4mo	$237,700	$139	44
800 Cactus St	0.68mi	3/2.0 (-1)	1,688 (+5%)	10mo	$199,900	$118	43

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: -7.9%
• Equity multiple: 0.71×
• Total profit: $-13,822
• Equity at exit: $25,333

10-year hold

• IRR: 1.8%
• Equity multiple: 1.13×
• Total profit: $5,959
• Equity at exit: $14,690

Cash invested: $47,572 (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 77611

• Active inventory: 125
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,950 high
• Mortgage (P&I): −$891
• Tax from tax record: −$299 /mo · $3,587/yr
• Insurance: −$71
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $213

Break-even live

Break-even rent $1,680

Max offer price $169,900

Occupancy floor 84%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1180 Alton St Bridge City, TX	3.0	1.5	1470	$1,800	$1.22	13d	1	0.30mi
1320 Wisteria St Bridge City, TX	3.0	2.0	2151	$2,800	$1.30	43d	1	0.50mi
880 Morning Glory Dr Bridge City, TX	3.0	2.0	1515	$1,795	$1.18	43d	1	0.77mi
404 Crescent Dr Bridge City, TX	3.0	2.0	1063	$1,500	$1.41	13d	1	0.89mi
2201 Wise St Bridge City, TX	2.0–3.0	1.0–2.0	1144	$1,500	$1.31	13d	7	1.45mi

Listing history 10 events

1. 2026-06-17
   days on marketlisting id $169,900 Pending 66 DOM
2. 2026-05-11
   status Pending 536-char remark

   Show marketing remark (536 chars)

   Make your move to this 4-bed, 3-bath Bridge City home offering generous space and a functional layout. Several rooms have recently been repainted, and some areas feature recently installed carpet, giving parts of the home a refreshed feel. The property includes an above-ground pool for summer fun and a shed for extra storage. Conveniently located in Bridge City ISD, it’s close to schools, shopping, and dining. PER SELLER, NO FLOODING IN HARVEY OR IMELDA. A great opportunity to make it your own—schedule a showing today!

3. 2026-05-11
   status Pending 536-char remark

   Show marketing remark (536 chars)

   Make your move to this 4-bed, 3-bath Bridge City home offering generous space and a functional layout. Several rooms have recently been repainted, and some areas feature recently installed carpet, giving parts of the home a refreshed feel. The property includes an above-ground pool for summer fun and a shed for extra storage. Conveniently located in Bridge City ISD, it’s close to schools, shopping, and dining. PER SELLER, NO FLOODING IN HARVEY OR IMELDA. A great opportunity to make it your own—schedule a showing today!

4. 2026-03-06
   listed $169,900 Active 536-char remark

   Show marketing remark (536 chars)

   Make your move to this 4-bed, 3-bath Bridge City home offering generous space and a functional layout. Several rooms have recently been repainted, and some areas feature recently installed carpet, giving parts of the home a refreshed feel. The property includes an above-ground pool for summer fun and a shed for extra storage. Conveniently located in Bridge City ISD, it’s close to schools, shopping, and dining. PER SELLER, NO FLOODING IN HARVEY OR IMELDA. A great opportunity to make it your own—schedule a showing today!

5. 2026-03-06
   listed $169,900 Active 536-char remark

   Show marketing remark (536 chars)

   Make your move to this 4-bed, 3-bath Bridge City home offering generous space and a functional layout. Several rooms have recently been repainted, and some areas feature recently installed carpet, giving parts of the home a refreshed feel. The property includes an above-ground pool for summer fun and a shed for extra storage. Conveniently located in Bridge City ISD, it’s close to schools, shopping, and dining. PER SELLER, NO FLOODING IN HARVEY OR IMELDA. A great opportunity to make it your own—schedule a showing today!

6. 2025-03-27
   price $177,900
7. 2018-07-19
   soldstatus
8. 2018-07-17
   soldstatus
9. 2018-05-30
   listed $125,000
10. 2007-03-15
    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: $3,587 · $299/mo
• Projected year-2 tax: $3,587 · $299/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 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,400
• − Mortgage interest: −$9,517
• − Property taxes: −$3,587
• − Insurance: −$1,647
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − Depreciation: −$4,943
• Taxable loss: −$38
• Est. tax savings @ 24.0%: +$9
• After-tax cash flow: $2,569/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: Bridge City ISD
• NCES district ID: 4811310
• Math proficiency: 41% ▼ -11.00%
• Reading proficiency: 51% ▲ 1.00%
• Median HH income: $60,817
• Composite: 40.47/100
• National rank: #3720
• State rank: #224 of 826 in TX

Livability — Bridge City

• Score: 72/100
• State rank: #251
• US rank: #5948

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bridge City, TX
• County: Orange County · 87,112 people
• City population: 10,112
• Metro: Beaumont-Port Arthur, TX
• Population (ZIP): 10,112
• Household income: $92,004
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 214.0

Population outlook (Orange County) Hauer SSP2

• Today (2025): 88,065 people
• By 2030: 89,591 · +1.7%
• By 2040: 91,982 · +4.4%
• By 2050: 93,023 · +5.6%
• By 2075: 94,871 · +7.7%
• By 2100: 88,155 · +0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 14% Two or more races 12% Asian 2%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Lithuanian 12% Slovak 3% Iranian 2%
• Foreign-born: 3% · Canada
• Languages at home: 89% English-only · Spanish 6% French/Haitian/Cajun 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Orange

• 2024 margin: Solid R (+66.8) · D 16.4% · R 83.1%
• 2008→2024 swing: -19.6pp toward R · 2008: -47.1pp · 2024: -66.8pp
• All cycles: 2024: R+66.8 2020: R+63.4 2016: R+61.9 2012: R+54.3 2008: R+47.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -98.42%
• Current HPI: 155.9874
• 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

+35.9% since first listed

9 events — show timeline

• 2026-05-11 Pending — HARMLS
• 2026-05-11 Pending — BBOR
• 2026-03-06 Listed $169,900 BBOR
• 2026-03-06 Listed $169,900 HARMLS
• 2025-03-27 Price Changed $177,900 BBOR
• 2018-07-19 Sold (Public Records) — Public Records
• 2018-07-17 Sold (MLS) — BBOR
• 2018-05-30 Listed $125,000 BBOR
• 2007-03-15 Sold (Public Records) — Public Records

Property tax history

+5.9%/yr

Latest (2025): $3,587 · +2.2% YoY. Source: county tax records.