2005 Gulfway Dr · Port Arthur, TX 77640

$90,000

3 bd · 2.0 ba · 3,054 sqft · SingleFamily public records · 190 Days on market

Built 1968 0.41 ac lot $29/sqft · 28% below area ↓ 33% since listing

---

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 +23.5/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cash-Only Investment Opportunity – 2005 Gulfway Dr, Port Arthur, TX - Sold As-Is, No Repairs. Unlock the potential of this cash-only, as-is property located at 2005 Gulfway Dr in the heart of Port Arthur, Texas. Perfect for seasoned investors, flippers, or buy-and-hold buyers, this property offers strong value and excellent positioning along a well-traveled corridor. This property needs renovation, making it ideal for investors looking for a project with significant upside. The structure requires updates throughout, and all systems may need evaluation or replacement. The seller will make no repairs and will only consider cash offers, allowing for a quick and uncomplicated closing. Sitting on a commercial-accessible stretch of Gulfway Drive, this location offers excellent visibility and convenient access to major roads, refineries, industry hubs, and local amenities. Whether your vision is to renovate for rental income, repurpose the building, or hold for future appreciation, the location supports a wide range of investment strategies. Property Highlights: Cash only – no financing or assignments Sold strictly as-is No repairs or concessions from seller High-visibility location on Gulfway Dr Excellent potential for renovation or redevelopment Convenient to refineries, industrial employers, shops, and services Ideal for investors seeking value-add opportunities Opportunities at this price point and location are limited. Bring your vision and your best cash offer—this Port Arthur investment won’t last long.

Key facts

• 0.41 acre lot
• 2 garage spots
• Built 1968

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $102 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 5.0% in Port Arthur — 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 61/100 on livability (#1,014 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D-, crime F, amenities F.
• Port Arthur ISD (urban): math 15% / reading 22% proficiency, ranked #796 of 826 in TX (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 148 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 $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 190 days — a 12% lower offer ($79k) 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 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 190 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 1968 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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.
9. 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.
10. 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: 1.11% ✓
• Cap rate: 8.53%
• Cash-on-cash: 8.00%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

• ARV (median comp): $206,079
• List price: $90,000
• Delta: -56.33%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -8.7%
• Equity multiple: 0.68×
• Total profit: $-8,059
• Equity at exit: $13,419

10-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $1,540
• Equity at exit: $7,782

Cash invested: $25,200 (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 77640

• Home prices YoY: -22.2%
• Active inventory: 148
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $102

Break-even live

Break-even rent $871

Max offer price $90,000

Occupancy floor 85%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2849 4th St Port Arthur, TX	3.0	1.5	2300	$1,000	$0.43	13d	1	1.12mi

Listing history 17 events

1. 2026-06-18
   days on market $90,000 Active 190 DOM
2. 2026-06-17
   days on market $90,000 Active 189 DOM
3. 2026-06-16
   days on market $90,000 Active 188 DOM
4. 2026-06-15
   days on market $90,000 Active 187 DOM
5. 2026-06-14
   days on market $90,000 Active 185 DOM
6. 2026-06-13
   days on market $90,000 Active 184 DOM
7. 2026-06-10
   days on market $90,000 Active 182 DOM
8. 2026-06-09
   days on market $90,000 Active 181 DOM
9. 2026-06-08
   days on market $90,000 Active 180 DOM
10. 2026-06-07
    days on market $90,000 Active 179 DOM
11. 2026-06-03
    days on market $90,000 Active 175 DOM
12. 2026-06-02
    days on market $90,000 Active 174 DOM
13. 2026-06-01
    days on market $90,000 Active 173 DOM
14. 2026-05-31
    days on market $90,000 Active 172 DOM
15. 2026-05-30
    days on market $90,000 Active 171 DOM
16. 2026-05-17
    price $90,000 1574-char remark

    Show marketing remark (1574 chars)

    Cash-Only Investment Opportunity – 2005 Gulfway Dr, Port Arthur, TX - Sold As-Is, No Repairs. Unlock the potential of this cash-only, as-is property located at 2005 Gulfway Dr in the heart of Port Arthur, Texas. Perfect for seasoned investors, flippers, or buy-and-hold buyers, this property offers strong value and excellent positioning along a well-traveled corridor. This property needs renovation, making it ideal for investors looking for a project with significant upside. The structure requires updates throughout, and all systems may need evaluation or replacement. The seller will make no repairs and will only consider cash offers, allowing for a quick and uncomplicated closing. Sitting on a commercial-accessible stretch of Gulfway Drive, this location offers excellent visibility and convenient access to major roads, refineries, industry hubs, and local amenities. Whether your vision is to renovate for rental income, repurpose the building, or hold for future appreciation, the location supports a wide range of investment strategies. Property Highlights: Cash only – no financing or assignments Sold strictly as-is No repairs or concessions from seller High-visibility location on Gulfway Dr Excellent potential for renovation or redevelopment Convenient to refineries, industrial employers, shops, and services Ideal for investors seeking value-add opportunities Opportunities at this price point and location are limited. Bring your vision and your best cash offer—this Port Arthur investment won’t last long.

17. 2025-12-10
    listed $135,000 Active 1574-char remark

    Show marketing remark (1574 chars)

    Cash-Only Investment Opportunity – 2005 Gulfway Dr, Port Arthur, TX - Sold As-Is, No Repairs. Unlock the potential of this cash-only, as-is property located at 2005 Gulfway Dr in the heart of Port Arthur, Texas. Perfect for seasoned investors, flippers, or buy-and-hold buyers, this property offers strong value and excellent positioning along a well-traveled corridor. This property needs renovation, making it ideal for investors looking for a project with significant upside. The structure requires updates throughout, and all systems may need evaluation or replacement. The seller will make no repairs and will only consider cash offers, allowing for a quick and uncomplicated closing. Sitting on a commercial-accessible stretch of Gulfway Drive, this location offers excellent visibility and convenient access to major roads, refineries, industry hubs, and local amenities. Whether your vision is to renovate for rental income, repurpose the building, or hold for future appreciation, the location supports a wide range of investment strategies. Property Highlights: Cash only – no financing or assignments Sold strictly as-is No repairs or concessions from seller High-visibility location on Gulfway Dr Excellent potential for renovation or redevelopment Convenient to refineries, industrial employers, shops, and services Ideal for investors seeking value-add opportunities Opportunities at this price point and location are limited. Bring your vision and your best cash offer—this Port Arthur investment won’t last long.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 77% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥109°F today · 19 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: $12,000
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$1,248
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$2,618
• Taxable loss: −$177
• Est. tax savings @ 24.0%: +$42
• After-tax cash flow: $1,261/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 Arthur ISD
• NCES district ID: 4835400
• Math proficiency: 15% ▼ -22.00%
• Reading proficiency: 22% ▼ -10.00%
• Median HH income: $31,795
• Composite: 14.9/100
• National rank: #9373
• State rank: #796 of 826 in TX

Livability — Port Arthur

• Score: 61/100
• State rank: #1014
• US rank: #18061

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Arthur, TX
• City population: 38,358
• Population (ZIP): 17,480

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: Black 54% White 22% Hispanic / Latino 21% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 16% Dominican 1%
• Common ancestry: Lithuanian 3%
• Foreign-born: 11% · Canada
• Languages at home: 79% English-only · Spanish 17% Other Indo-European 2% German/W. Germanic 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: ▼ -47.78%
• Current HPI: 167.6359
• 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

-33.3% since first listed

2 events — show timeline

• 2026-05-17 Price Changed $90,000 NTREIS
• 2025-12-10 Listed $135,000 NTREIS

Property tax history

+6.4%/yr

Latest (2025): $5,316 · +22.7% YoY. Source: county tax records.