7169 Leonard Ave · Groves, TX 77619

$110,000

2 bd · 1.0 ba · 969 sqft · SingleFamily public records · 23 Days on market

Built 1962 5,663 sqft lot Est $135k · 18% 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 +15.5/30.0
• ARV discount +15.0/15.0
• 1% rule +5.8/10.0
• DSCR +4.8/10.0
• 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

Charming 2 bedroom, 1 bathroom home located in Groves, TX, and zoned to sought-after PNGISD! This property offers lots of potential with features including a covered front porch, covered back patio, indoor laundry area, and a 1-car attached carport. Great opportunity for investors, first-time buyers, or anyone looking to add their personal touch.

Key facts

• Covered front porch
• Indoor laundry area
• Attached carport

Tags

• COVERED FRONT PORCH
• COVERED BACK PATIO
• INDOOR LAUNDRY AREA
• ATTACHED CARPORT

Property features AI

Exterior

• Parking: Attached carport (1 space)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Located in the Atlantic Heights subdivision
• Construction: Vinyl siding; Composition roof
• Exterior features: Patio; Public-maintained road

Interior

• Flooring: Laminate; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Laminate and tile flooring; Central heating and cooling

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 $-22 ($-270/yr) — negative.
• To cash-flow at today's rent, offer at most $106k (3.6% below list).
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $106k (3.6% below list) — sets the bar for cash-flow.
• Cap rate 6.8% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; 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 $106,026 (3.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.08% ✓
• Cap rate: 6.77%
• Cash-on-cash: 1.71%
• DSCR: 1.08
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $134,691
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6967 Washington St	0.42mi	2/1.0	896 (-8%)	23mo	$124,900	$139	49

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: -17.6%
• Equity multiple: 0.38×
• Total profit: $-19,117
• Equity at exit: $16,401

10-year hold

• IRR: -9.4%
• Equity multiple: 0.42×
• Total profit: $-17,922
• 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 77619

• Active inventory: 92
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,186 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$270 /mo · $3,242/yr
• Insurance: −$46
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $-22

Break-even live

Break-even rent $1,214

Max offer price $106,026

Occupancy floor 97%

Sensitivity live

Price	-10% $40	-5% $9	+0% $-22	+5% $-54	+10% $-85
Rent	-10% $-116	-5% $-69	+0% $-22	+5% $24	+10% $71
Rate	-1.0pp $33	-0.5pp $5	base $-22	+0.5pp $-51	+1.0pp $-80

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 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6824 Camden Ln #8 Groves, TX	1.0	1.0	850	$875	$1.03	14d	1	1.09mi
6800 Camden Ln Unit 21 Groves, TX	1.0	1.0	740	$850	$1.15	24d	1	1.09mi
5431 Marion Ave Groves, TX	3.0	1.0	1100	$1,500	$1.36	44d	1	1.40mi

Listing history 16 events

1. 2026-06-21
   days on market $110,000 Active 23 DOM
2. 2026-06-18
   days on market $110,000 Active 20 DOM
3. 2026-06-17
   days on market $110,000 Active 19 DOM
4. 2026-06-16
   days on market $110,000 Active 18 DOM
5. 2026-06-15
   days on market $110,000 Active 17 DOM
6. 2026-06-14
   days on market $110,000 Active 15 DOM
7. 2026-06-10
   days on market $110,000 Active 12 DOM
8. 2026-06-09
   days on market $110,000 Active 11 DOM
9. 2026-06-08
   days on market $110,000 Active 10 DOM
10. 2026-06-07
    days on market $110,000 Active 9 DOM
11. 2026-06-03
    days on market $110,000 Active 5 DOM
12. 2026-06-02
    days on market $110,000 Active 4 DOM
13. 2026-06-01
    days on market $110,000 Active 3 DOM
14. 2026-05-31
    days on market $110,000 Active 2 DOM
15. 2026-05-30
    remarks 348-char remark
16. 2026-05-30
    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: $3,242 · $270/mo
• Projected year-2 tax: $3,242 · $270/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 2/10 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,230
• − Mortgage interest: −$6,162
• − Property taxes: −$3,242
• − Insurance: −$1,348
• − Repairs & maintenance: −$1,138
• − Management: −$1,138
• − Depreciation: −$3,200
• Taxable loss: −$1,998
• Est. tax savings @ 24.0%: +$480
• After-tax cash flow: $210/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

3 events — show timeline

• 2026-05-29 Listed $110,000 BBOR
• 2018-10-12 Sold (Public Records) — Public Records
• 2005-06-17 Sold (Public Records) — Public Records

Property tax history

+8.1%/yr

Latest (2025): $3,242 · +2.3% YoY. Source: county tax records.