1718 Sun Ave · Port Neches, TX 77651

$255,000

4 bd · 3.5 ba · 2,745 sqft · SingleFamily public records · 54 Days on market

Built 1962 0.29 ac lot $93/sqft · 20% below area Est $317k · 20% under ↓ 4% 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 +27.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +8.7/10.0
• 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 MLS

Spacious 4-bedroom, 3.5-bath home on a desirable corner lot! This well-maintained 2,745 sq ft property features a large living room with a cozy wood-burning fireplace and built-in bookcases, ideal for both everyday living and entertaining. The split-bedroom floor plan offers added privacy, while the sunroom provides a versatile space filled with natural light. You’ll appreciate the oversized indoor laundry room for added convenience, along with a 3-car garage that offers ample storage and parking. Situated on 0.29 acres, the fenced backyard is perfect for outdoor activities and gatherings. Additional highlights include a whole-home Generac generator, tankless water heater, and functional built-ins throughout. This home offers comfort, space, and practical upgrades. Schedule your showing today!

Key facts

• Built-in bookcases
• Sunroom
• Corner lot

Tags

• CORNER LOT
• WOOD-BURNING FIREPLACE
• BUILT-IN BOOKCASES
• SPLIT-BEDROOM FLOOR PLAN
• SUNROOM
• OVERSIZED INDOOR LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $752 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $255k).
• Recommended offer: $247k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $71k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($247k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: major 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 $247,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.37% ✓
• Cap rate: 9.83%
• Cash-on-cash: 12.64%
• DSCR: 1.56
• GRM: 6.1

CMA / ARV

• ARV (median comp): $316,987
• List price: $255,000
• Delta: -19.56%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2315 Port Neches Ave	0.38mi	4/3.0	2,468 (-10%)	21mo	$349,900	$142	46
2441 10th St	0.55mi	3/3.5 (-1)	3,088 (+12%)	14mo	$279,000	$90	37
821 Avenue D	0.75mi	3/2.0 (-1)	2,435 (-11%)	10mo	$185,000	$76	27

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: 2.5%
• Equity multiple: 1.09×
• Total profit: $6,769
• Equity at exit: $38,021

10-year hold

• IRR: 12.1%
• Equity multiple: 1.96×
• Total profit: $68,393
• Equity at exit: $22,048

Cash invested: $71,400 (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 77651

• Active inventory: 96
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $3,500 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$570 /mo · $6,836/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $752

Break-even live

Break-even rent $2,548

Max offer price $255,000

Occupancy floor 74%

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
906 Neches Dr Port Neches, TX	4.0	3.0	2533	$3,500	$1.38	13d	1	1.37mi

Listing history 6 events

1. 2026-06-03
   price $255,000 Pending 54 DOM
2. 2026-05-31
   status $250,000 Pending 54 DOM
3. 2026-05-31
   days on market $250,000 Active 54 DOM
4. 2026-05-30
   days on market $250,000 Active 53 DOM
5. 2026-05-14
   price $250,000 810-char remark

   Show marketing remark (810 chars)

   Spacious 4-bedroom, 3.5-bath home on a desirable corner lot! This well-maintained 2,745 sq ft property features a large living room with a cozy wood-burning fireplace and built-in bookcases, ideal for both everyday living and entertaining. The split-bedroom floor plan offers added privacy, while the sunroom provides a versatile space filled with natural light. You’ll appreciate the oversized indoor laundry room for added convenience, along with a 3-car garage that offers ample storage and parking. Situated on 0.29 acres, the fenced backyard is perfect for outdoor activities and gatherings. Additional highlights include a whole-home Generac generator, tankless water heater, and functional built-ins throughout. This home offers comfort, space, and practical upgrades. Schedule your showing today!

6. 2026-04-07
   listed $260,000 Active 810-char remark

   Show marketing remark (810 chars)

   Spacious 4-bedroom, 3.5-bath home on a desirable corner lot! This well-maintained 2,745 sq ft property features a large living room with a cozy wood-burning fireplace and built-in bookcases, ideal for both everyday living and entertaining. The split-bedroom floor plan offers added privacy, while the sunroom provides a versatile space filled with natural light. You’ll appreciate the oversized indoor laundry room for added convenience, along with a 3-car garage that offers ample storage and parking. Situated on 0.29 acres, the fenced backyard is perfect for outdoor activities and gatherings. Additional highlights include a whole-home Generac generator, tankless water heater, and functional built-ins throughout. This home offers comfort, space, and practical upgrades. Schedule your showing today!

ⓘ 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: $6,836 · $570/mo
• Projected year-2 tax: $6,836 · $570/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 6/10 Major FEMA zone X · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 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: $42,000
• − Mortgage interest: −$14,284
• − Property taxes: −$6,836
• − Insurance: −$1,275
• − Repairs & maintenance: −$3,360
• − Management: −$3,360
• − Depreciation: −$7,418
• Taxable income: $5,467
• Est. tax owed @ 24.0%: −$1,312
• After-tax cash flow: $7,710/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

-3.8% since first listed

2 events — show timeline

• 2026-05-14 Price Changed $250,000 BBOR
• 2026-04-07 Listed $260,000 BBOR

Property tax history

+4.0%/yr

Latest (2025): $6,836 · +2.9% YoY. Source: county tax records.