716 Hardy Ave · Nederland, TX 77627

$110,000

2 bd · 1.0 ba · 784 sqft · SingleFamily public records · 7 Days on market

Built 1962

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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 +23.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +6.4/10.0
• Rent growth +4.8/5.0
• Schools +4.5/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for an affordable rental property? Or a large lot to build a new home? This may be it! Cute 2/1/1cp in Nederland. Living room, kitchen, 2 bedrooms and bath. Central air and heat, kitchen has stove and refrigerator. Some wood floors, vinyl floor in kitchen. Washer/dryer hookups are in storage shed.

Key facts

• Parking
• Listed 7 days

Property features AI

Finance

• Other: Annual tax amount available

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Subdivision: Airport 2
• Construction: Asbestos construction materials
• Exterior features: Composition roof; Publicly maintained road

Interior

• Kitchen: Refrigerator; Gas cooktop; Range
• Flooring: Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (Natural Gas); Central air conditioning
• Interior features: Pantry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 8.4% vs local median 4.6% in Nederland — 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 (#129 in TX, #3,906 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Nederland ISD (suburban): math 51% / reading 52% proficiency, ranked #138 of 826 in TX (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+9.3%/yr); 111 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $761 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 $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000

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 A-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. 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: 1.14% ✓
• Cap rate: 8.42%
• Cash-on-cash: 7.58%
• DSCR: 1.34
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -2.4%
• Equity multiple: 0.91×
• Total profit: $-2,925
• Equity at exit: $16,401

10-year hold

• IRR: 12.6%
• Equity multiple: 2.25×
• Total profit: $38,579
• Equity at exit: $9,511

Cash invested: $30,800 (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 77627

• Rents YoY: 9.3%
• Active inventory: 111
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,259 high
• Mortgage (P&I): −$577
• Tax from tax record: −$177 /mo · $2,123/yr
• Insurance: −$46
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $128

Break-even live

Break-even rent $1,096

Max offer price $110,000

Occupancy floor 85%

Sensitivity live

Price	-10% $190	-5% $159	+0% $128	+5% $97	+10% $66
Rent	-10% $29	-5% $78	+0% $128	+5% $178	+10% $228
Rate	-1.0pp $184	-0.5pp $156	base $128	+0.5pp $100	+1.0pp $71

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
224 S 35th St Nederland, TX	3.0	1.0	1000	$1,600	$1.60	24d	1	0.28mi
1212 S 36th St Nederland, TX	3.0	1.0	1000	$1,650	$1.65	14d	1	0.36mi
303 Hardy Ave Unit 3 Nederland, TX	1.0	1.0	700	$850	$1.21	44d	1	0.40mi
531 S 28th St Unit B Nederland, TX	1.0	1.0	600	$750	$1.25	14d	1	0.51mi
531 S 28th St Unit B Nederland, TX	1.0	1.0	660	$750	$1.14	24d	1	0.51mi
2555 95th St Port Arthur, TX	1.0–2.0	1.0–2.0	831	$1,490	$1.79	14d	61	0.52mi
2561 95th St Port Arthur, TX	1.0	1.0	579	$985	$1.70	14d	1	0.52mi
2604 Avenue C Unit C Nederland, TX	3.0	2.0	1008	$1,795	$1.78	44d	1	0.64mi
8849 Pinewood Dr Port Arthur, TX	1.0–3.0	1.0–2.0	990	$1,830	$1.85	14d	1	0.67mi
3527 Helena Ave Nederland, TX	2.0	2.5	1088	$1,200	$1.10	44d	1	0.87mi
2901 Helena Ave Nederland, TX	1.0	1.0	720	$850	$1.18	14d	1	0.94mi
209 N 22nd St Unit 1 Nederland, TX	2.0	1.0	900	$1,100	$1.22	44d	1	0.97mi
1924 Avenue H Unit H Nederland, TX	2.0	1.0	900	$1,000	$1.11	44d	1	0.98mi
1619 Avenue G Unit G Nederland, TX	3.0	1.5	1100	$1,750	$1.59	24d	1	1.12mi
3514 Hwy 69 N Nederland, TX	2.0–3.0	1.0–2.0	1144	$1,425	$1.25	14d	7	1.40mi
3514 Highway 69 N Unit K 091 Nederland, TX	2.0	1.0	988	$1,425	$1.44	24d	1	1.40mi
1820 Helena Ave Nederland, TX	2.0	1.0	820	$1,150	$1.40	44d	1	1.41mi
1820 Helena Ave Nederland, TX	2.0	1.0	840	$1,100	$1.31	14d	1	1.41mi

Listing history 7 events

1. 2026-06-18
   days on market $110,000 Active 7 DOM
2. 2026-06-17
   days on market $110,000 Active 6 DOM
3. 2026-06-16
   days on market $110,000 Active 5 DOM
4. 2026-06-15
   days on market $110,000 Active 4 DOM
5. 2026-06-14
   days on market $110,000 Active 2 DOM
6. 2026-06-13
   remarks 306-char remark
7. 2026-06-13
   listed $110,000 Active 1 DOM

ⓘ 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: $2,123 · $177/mo
• Projected year-2 tax: $2,123 · $177/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) · 76% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 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: $15,102
• − Mortgage interest: −$6,162
• − Property taxes: −$2,123
• − Insurance: −$1,348
• − Repairs & maintenance: −$1,208
• − Management: −$1,208
• − Depreciation: −$3,200
• Taxable loss: −$146
• Est. tax savings @ 24.0%: +$35
• After-tax cash flow: $1,573/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: Nederland ISD
• NCES district ID: 4832280
• Math proficiency: 51% ▼ -3.00%
• Reading proficiency: 52% ▼ -3.00%
• Median HH income: $59,647
• Composite: 44.95/100
• National rank: #2709
• State rank: #138 of 826 in TX

Livability — Nederland

• Score: 75/100
• State rank: #129
• US rank: #3906

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nederland, TX
• County: Jefferson County · 203,592 people
• City population: 22,357
• Metro: Beaumont-Port Arthur, TX
• Population (ZIP): 22,357
• Household income: $78,001
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 572.0

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: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 12% Two or more races 8% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 10% Slovak 3% Italian 2%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 87% English-only · Spanish 8% Other Indo-European 1% Vietnamese 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: ▼ -228.91%
• Current HPI: 176.2132
• Rent YoY: ▲ 9.27%
• 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

2 events — show timeline

• 2026-06-11 Listed $110,000 BBOR
• 2013-10-25 Sold (Public Records) — Public Records

Property tax history

+8.0%/yr

Latest (2025): $2,123 · +1.2% YoY. Source: county tax records.