930 Washington St · Port Neches, TX 77651

$149,900

3 bd · 2.0 ba · 1,193 sqft · SingleFamily public records · 13 Days on market

Built 1962 Est $171k · 12% 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 +20.7/30.0
• ARV discount +13.0/15.0
• 1% rule +6.9/10.0
• DSCR +6.6/10.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Check out this 3-bedroom, 2-bath home situated on a spacious . 32-acre double lot in the heart of Port Neches. This property features an additional flex room that can be used as an office, game room, or potential 4th bedroom. Conveniently located near schools, shopping centers, restaurants, and local industry. Great for First-time home buyer, growing family, or investor looking for a property with versatility and potential. Schedule your showing today!

Key facts

• Near schools
• Near restaurants
• Double lot

Tags

• DOUBLE LOT
• FLEX ROOM
• NEAR SCHOOLS
• NEAR SHOPPING CENTERS
• NEAR RESTAURANTS

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential single-family home
• Construction: Vinyl siding
• Exterior features: Chain link fencing; Composition roof

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Central heating; Natural gas heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 7.9% vs local median 4.7% in Port Neches — 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 (#139 in TX, #3,996 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: 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: 96 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: 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 $149,900

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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: 1.19% ✓
• Cap rate: 7.91%
• Cash-on-cash: 5.77%
• DSCR: 1.26
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $170,599
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
818 Marion St	0.22mi	2/1.0 (-1)	1,176 (-1%)	2mo	$150,000	$128	77
1118 West Dr	0.33mi	3/1.0	1,232 (+3%)	5mo	$195,000	$158	71
1401 Ordway St	0.34mi	3/1.0	1,254 (+5%)	4mo	$179,900	$143	68
1105 West Dr	0.29mi	3/2.0	1,272 (+7%)	10mo	$199,900	$157	67
921 West Dr	0.27mi	3/1.5	1,334 (+12%)	15mo	$138,900	$104	53
723 Santee St	0.49mi	3/1.5	1,098 (-8%)	20mo	$79,900	$73	46

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: -7.3%
• Equity multiple: 0.73×
• Total profit: $-11,309
• Equity at exit: $22,351

10-year hold

• IRR: 2.4%
• Equity multiple: 1.17×
• Total profit: $7,228
• Equity at exit: $12,961

Cash invested: $41,972 (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 77651

• Active inventory: 96
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,779 high
• Mortgage (P&I): −$786
• Tax from tax record: −$355 /mo · $4,257/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $202

Break-even live

Break-even rent $1,523

Max offer price $149,900

Occupancy floor 84%

Sensitivity live

Price	-10% $287	-5% $244	+0% $202	+5% $159	+10% $117
Rent	-10% $61	-5% $132	+0% $202	+5% $272	+10% $342
Rate	-1.0pp $277	-0.5pp $240	base $202	+0.5pp $163	+1.0pp $123

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
307 Avenue E Port Neches, TX	3.0	2.0	875	$1,550	$1.77	15d	1	0.90mi
608 S 2nd St Nederland, TX	3.0	1.0	936	$1,600	$1.71	15d	1	1.25mi
2140 Merriman St Port Neches, TX	2.0	1.0	800	$1,995	$2.49	15d	1	1.26mi
2150 Merriman St Port Neches, TX	2.0	1.0	800	$1,995	$2.49	15d	1	1.27mi
311 Nederland Ave Nederland, TX	3.0	2.0	1360	$1,890	$1.39	15d	1	1.42mi

Listing history 9 events

1. 2026-06-21
   days on market $149,900 Active 13 DOM
2. 2026-06-18
   days on market $149,900 Active 10 DOM
3. 2026-06-17
   days on market $149,900 Active 9 DOM
4. 2026-06-16
   days on market $149,900 Active 8 DOM
5. 2026-06-15
   days on market $149,900 Active 7 DOM
6. 2026-06-14
   days on market $149,900 Active 5 DOM
7. 2026-06-10
   days on market $149,900 Active 2 DOM
8. 2026-06-09
   remarks 456-char remark
9. 2026-06-09
   listed $149,900 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: $4,257 · $355/mo
• Projected year-2 tax: $4,257 · $355/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 4/10 Moderate FEMA zone X · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $21,343
• − Mortgage interest: −$8,397
• − Property taxes: −$4,257
• − Insurance: −$750
• − Repairs & maintenance: −$1,707
• − Management: −$1,707
• − Depreciation: −$4,361
• Taxable income: $164
• Est. tax owed @ 24.0%: −$39
• After-tax cash flow: $2,382/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 — Port Neches

• Score: 75/100
• State rank: #139
• US rank: #3996

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Neches, TX
• Population (ZIP): 13,627

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 9% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 15% Romanian 2% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 4% Vietnamese 2% 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: ▼ -187.68%
• Current HPI: 186.228
• 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

1 event — show timeline

• 2026-06-09 Listed $149,900 BBOR

Property tax history

+4.7%/yr

Latest (2025): $4,257 · +9.6% YoY. Source: county tax records.