6136 25th St · Groves, TX 77619

$127,299

4 bd · 1.5 ba · 1,508 sqft · SingleFamily public records · 384 Days on market

Built 1962 7,801 sqft lot $84/sqft · 28% below area Est $176k · 28% under

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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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Schools +3.9/10.0
• 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

FIXER UPPER! Welcome to this charming 4 bedroom and 1 ½ bathroom home available just outside of Beaumont, TX. This property has approximately 1,508 Sq. Ft. of living space and features a large living room, lovely kitchen that overlooks the breakfast area, an extended covered front porch, a backyard deck area, and a wooden storage unit in the backyard. It has wooded flooring in the main areas of the home and ceramic tile in the kitchen and bathrooms. It is being sold As Is but has a lot of potential. Here you will have convenient access to TX-87 and TX-73. Downtown Beaumont and Lamar University are approximately 20 minutes away and there are tons of great local eateries, markets, and parks nearby. Sabine Lake is a very short commute away as well. WE MAKE IT EAST TO OWN. This is 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

• Lovely kitchen
• Backyard deck area
• Wooded flooring

Tags

• LARGE LIVING ROOM
• LOVELY KITCHEN
• EXTENDED COVERED FRONT PORCH
• BACKYARD DECK AREA
• WOODEN STORAGE UNIT
• WOODED FLOORING

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $127k.

Deal economics

• At list price, monthly cash flow is $440 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $127k).
• Recommended offer: $112k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 4.0% in Groves — 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 71/100 on livability (#315 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment C-, amenities F, commute F.
• Port Neches-Groves ISD (suburban): math 42% / reading 47% proficiency, ranked #260 of 826 in TX (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 92 active listings in the ZIP; 343 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $880 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 384 days — a 12% lower offer ($112k) is reasonable based on typical stale-listing flexibility.

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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,023 (12.0% below list)

Questions for the listing agent

1. It's been on market 384 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 1962 — 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: 1.45% ✓
• Cap rate: 11.06%
• Cash-on-cash: 17.04%
• DSCR: 1.76
• GRM: 5.7

CMA / ARV

• ARV (median comp): $176,240
• List price: $127,299
• Delta: -27.77%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6220 32nd St	0.51mi	4/2.0	1,606 (+6%)	8mo	$254,000	$158	56
2600 Berry Ave	0.26mi	3/2.0 (-1)	1,431 (-5%)	19mo	$154,900	$108	56
2301 Owens Ave	0.29mi	3/1.0 (-1)	1,310 (-13%)	3mo	$199,999	$153	55
3022 South Dr	0.33mi	3/2.0 (-1)	1,583 (+5%)	21mo	$49,900	$32	52
2330 Little John Ln	0.62mi	3/2.0 (-1)	1,478 (-2%)	12mo	$239,900	$162	51
3231 Charles Ave	0.52mi	3/1.5 (-1)	1,632 (+8%)	8mo	$240,000	$147	50
2649 Azalea Ave	0.47mi	3/2.0 (-1)	1,290 (-14%)	1mo	$205,000	$159	46
3165 Charles Ave	0.47mi	3/2.0 (-1)	1,584 (+5%)	21mo	$190,000	$120	46
1924 Owens Ave	0.49mi	4/2.0	1,716 (+14%)	9mo	$250,000	$146	44
6698 Verde St	0.75mi	3/1.0 (-1)	1,398 (-7%)	11mo	$170,000	$122	37
2920 Terrace Ave	0.47mi	3/2.0 (-1)	1,668 (+11%)	23mo	$262,376	$157	34
3420 Grant Ave	0.63mi	3/2.0 (-1)	1,685 (+12%)	24mo	$169,900	$101	24

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: 5.4%
• Equity multiple: 1.21×
• Total profit: $7,489
• Equity at exit: $18,981

10-year hold

• IRR: 14.9%
• Equity multiple: 2.21×
• Total profit: $43,041
• Equity at exit: $11,006

Cash invested: $35,644 (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 77619

• Active inventory: 92
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,846 medium
• Mortgage (P&I): −$668
• Tax from tax record: −$232 /mo · $2,778/yr
• Insurance: −$53
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $440

Break-even live

Break-even rent $1,289

Max offer price $127,299

Occupancy floor 71%

Sensitivity live

Price	-10% $512	-5% $476	+0% $440	+5% $404	+10% $368
Rent	-10% $294	-5% $367	+0% $440	+5% $513	+10% $586
Rate	-1.0pp $504	-0.5pp $472	base $440	+0.5pp $407	+1.0pp $373

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: $31,825
• Closing costs: $3,819
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $127,299 Active 384 DOM
2. 2026-06-18
   days on market $127,299 Active 381 DOM
3. 2026-06-17
   days on market $127,299 Active 380 DOM
4. 2026-06-16
   days on market $127,299 Active 379 DOM
5. 2026-06-15
   days on market $127,299 Active 378 DOM
6. 2026-06-14
   days on market $127,299 Active 376 DOM
7. 2026-06-10
   days on market $127,299 Active 373 DOM
8. 2026-06-09
   days on market $127,299 Active 372 DOM
9. 2026-06-08
   days on market $127,299 Active 371 DOM
10. 2026-06-07
    days on market $127,299 Active 370 DOM
11. 2026-06-03
    days on market $127,299 Active 366 DOM
12. 2026-06-02
    days on market $127,299 Active 365 DOM
13. 2026-06-01
    days on market $127,299 Active 364 DOM
14. 2026-05-31
    days on market $127,299 Active 363 DOM
15. 2026-05-30
    days on market $127,299 Active 362 DOM
16. 2025-06-02
    listed $127,299 Active 987-char remark

    Show marketing remark (987 chars)

    FIXER UPPER! Welcome to this charming 4 bedroom and 1 ½ bathroom home available just outside of Beaumont, TX. This property has approximately 1,508 Sq. Ft. of living space and features a large living room, lovely kitchen that overlooks the breakfast area, an extended covered front porch, a backyard deck area, and a wooden storage unit in the backyard. It has wooded flooring in the main areas of the home and ceramic tile in the kitchen and bathrooms. It is being sold As Is but has a lot of potential. Here you will have convenient access to TX-87 and TX-73. Downtown Beaumont and Lamar University are approximately 20 minutes away and there are tons of great local eateries, markets, and parks nearby. Sabine Lake is a very short commute away as well. WE MAKE IT EAST TO OWN. This is 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: $2,778 · $232/mo
• Projected year-2 tax: $2,778 · $232/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 · 25 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: $22,151
• − Mortgage interest: −$7,131
• − Property taxes: −$2,778
• − Insurance: −$1,434
• − Repairs & maintenance: −$1,772
• − Management: −$1,772
• − Depreciation: −$3,703
• Taxable income: $3,561
• Est. tax owed @ 24.0%: −$855
• After-tax cash flow: $4,422/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 Neches-Groves ISD
• NCES district ID: 4835430
• Math proficiency: 42% ▼ -13.00%
• Reading proficiency: 47% ▼ -5.00%
• Median HH income: $54,661
• Composite: 38.65/100
• National rank: #4152
• State rank: #260 of 826 in TX

Livability — Groves

• Score: 71/100
• State rank: #315
• US rank: #7031

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Groves, TX
• County: Jefferson County · 203,592 people
• City population: 16,976
• Metro: Beaumont-Port Arthur, TX
• Population (ZIP): 16,976
• Household income: $73,710
• Rent vs Own: 22.1% rent · 77.9% own
• Severe rent burden: 131.0

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 0.62)
• Race & ethnicity: White 53% Hispanic / Latino 30% Two or more races 18% Black 9% Asian 6%
• Hispanic origin (detail): Mexican 24% Dominican 2%
• Common ancestry: Lithuanian 10% Serbian 1% Slovak 1%
• Foreign-born: 16% · Canada, Vietnam, Jamaica
• Languages at home: 72% English-only · Spanish 20% Vietnamese 5% Other Asian/Pacific 2%

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: ▼ -235.42%
• Current HPI: 183.1358
• 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

1 event — show timeline

• 2025-06-02 Listed $127,299 HARMLS

Property tax history

+3.0%/yr

Latest (2025): $2,778 · -30.2% YoY. Source: county tax records.