3308 Avenue B · Nederland, TX 77627

$235,000

3 bd · 3.0 ba · 2,228 sqft · SingleFamily public records · 105 Days on market

Built 1962 8,999 sqft lot $105/sqft · at area comps Est $262k · 10% under ↓ 7% since listing

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Why this score? — see what drove the D+ 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).

• ARV discount +12.1/15.0
• Cash flow +10.9/30.0
• Rent growth +4.8/5.0
• Schools +4.5/10.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well-maintained 3-bedroom, 3-bathroom home located in the heart of Nederland on Ave B. Built in 1962, this unique 1.5-story residence offers approximately 3,124 square feet of living space, providing plenty of room for comfortable living and entertainment! Inside, you’ll find generous living areas, spacious bedrooms, and a functional layout that blends classic character with everyday practicality. The home’s spacious floor plan offers flexibility for families, guests, or a home office setup! Situated in an established neighborhood, this property offers convenient access to local schools, shopping and dining making it an ideal location for both families and professionals!

Key facts

• 8,999 sq ft lot
• Garage
• Built 1962

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-170 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (12.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (16.5% below list).
• Recommended offer: $196k (16.5% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.6% in Nederland — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 75/100 on livability (#129 in TX, #3,906 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Nederland ISD (suburban): math 51% / reading 52% proficiency, ranked #138 of 826 in TX (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Helena Park El (math 54% / reading 60%, grade C+, #505 of 4,322 statewide, top 13%, 621 students, 35% FRL); Wilson Middle (math 61% / reading 53%, grade B, #212 of 1,662 statewide, top 13%, 812 students, 41% FRL); Nederland H S (math 49% / reading 61%, grade C, #373 of 1,632 statewide, top 23%, 1,439 students, 47% FRL) — zoned schools at 41% FRL track the district average.
• Market conditions: Rents rising fast (+9.3%/yr); 111 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 343 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($78k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($214k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $34k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,311 (16.5% 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. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.84% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.89%
• DSCR: 0.92
• GRM: 10.0

CMA / ARV

• ARV (median comp): $261,639
• List price: $235,000
• Delta: -10.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1016 S 27th St	0.60mi	3/2.0	2,198 (-1%)	2mo	$279,900	$127	64
316 N 30th St	0.41mi	3/2.5	2,024 (-9%)	15mo	$290,000	$143	51
712 N 27th St	0.66mi	3/2.0	2,288 (+3%)	15mo	$279,000	$122	48
524 N 27th St	0.59mi	3/2.0	2,077 (-7%)	11mo	$289,900	$140	48
189 Hilldale Dr	0.72mi	4/2.0 (+1)	2,148 (-4%)	10mo	$185,000	$86	43
1003 Louise Dr	0.75mi	4/2.0 (+1)	2,432 (+9%)	14mo	$244,900	$101	29
10200 Shady Ranch Ln Ln	0.71mi	3/2.0	1,903 (-15%)	13mo	$342,000	$180	28
619 N 24th St	0.72mi	4/2.5 (+1)	1,910 (-14%)	13mo	$255,000	$134	25
10515 Dominion Ranch Dr	0.65mi	3/2.0	1,899 (-15%)	24mo	$275,000	$145	21

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -15.7%
• Equity multiple: 0.42×
• Total profit: $-38,464
• Equity at exit: $35,039

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $119
• Equity at exit: $20,319

Cash invested: $65,800 (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 77627

• Rents YoY: 9.3%
• Active inventory: 111
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,963 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$324 /mo · $3,893/yr
• Insurance: −$98
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $-170

Break-even live

Break-even rent $2,179

Max offer price $204,911

Occupancy floor —

Sensitivity live

Price	-10% $-37	-5% $-104	+0% $-170	+5% $-237	+10% $-303
Rent	-10% $-325	-5% $-248	+0% $-170	+5% $-93	+10% $-15
Rate	-1.0pp $-52	-0.5pp $-111	base $-170	+0.5pp $-231	+1.0pp $-293

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3119 Moor Dr Nederland, TX	3.0	1.5	1448	$1,795	$1.24	45d	1	0.42mi
2640 Hickory Cove Ln Port Arthur, TX	4.0	2.5	1850	$2,600	$1.41	15d	1	0.56mi
2707 Seattle St Nederland, TX	3.0	2.5	2077	$1,850	$0.89	25d	1	1.36mi

Listing history 22 events

1. 2026-06-21
   days on market $235,000 Active 105 DOM
2. 2026-06-18
   days on market $235,000 Active 102 DOM
3. 2026-06-17
   days on market $235,000 Active 101 DOM
4. 2026-06-16
   days on market $235,000 Active 100 DOM
5. 2026-06-15
   days on market $235,000 Active 99 DOM
6. 2026-06-14
   days on market $235,000 Active 97 DOM
7. 2026-06-13
   days on market $235,000 Active 96 DOM
8. 2026-06-10
   days on market $235,000 Active 94 DOM
9. 2026-06-09
   days on market $235,000 Active 93 DOM
10. 2026-06-08
    days on market $235,000 Active 92 DOM
11. 2026-06-07
    days on market $235,000 Active 91 DOM
12. 2026-06-05
    pricedays on market $235,000 Active 88 DOM
13. 2026-06-03
    days on market $249,000 Active 87 DOM
14. 2026-06-02
    days on market $249,000 Active 86 DOM
15. 2026-06-01
    days on market $249,000 Active 85 DOM
16. 2026-05-31
    days on market $249,000 Active 84 DOM
17. 2026-05-30
    days on market $249,000 Active 83 DOM
18. 2026-05-11
    price $249,000 707-char remark

    Show marketing remark (707 chars)

    Welcome to this well-maintained 3-bedroom, 3-bathroom home located in the heart of Nederland on Ave B. Built in 1962, this unique 1.5-story residence offers approximately 3,124 square feet of living space, providing plenty of room for comfortable living and entertainment! Inside, you’ll find generous living areas, spacious bedrooms, and a functional layout that blends classic character with everyday practicality. The home’s spacious floor plan offers flexibility for families, guests, or a home office setup! Situated in an established neighborhood, this property offers convenient access to local schools, shopping and dining making it an ideal location for both families and professionals!

19. 2026-04-14
    price $259,000
20. 2026-04-13
    price $259,000 707-char remark

    Show marketing remark (707 chars)

    Welcome to this well-maintained 3-bedroom, 3-bathroom home located in the heart of Nederland on Ave B. Built in 1962, this unique 1.5-story residence offers approximately 3,124 square feet of living space, providing plenty of room for comfortable living and entertainment! Inside, you’ll find generous living areas, spacious bedrooms, and a functional layout that blends classic character with everyday practicality. The home’s spacious floor plan offers flexibility for families, guests, or a home office setup! Situated in an established neighborhood, this property offers convenient access to local schools, shopping and dining making it an ideal location for both families and professionals!

21. 2026-03-12
    listed $269,000 Active
22. 2026-03-08
    listed $269,000 Active 707-char remark

    Show marketing remark (707 chars)

    Welcome to this well-maintained 3-bedroom, 3-bathroom home located in the heart of Nederland on Ave B. Built in 1962, this unique 1.5-story residence offers approximately 3,124 square feet of living space, providing plenty of room for comfortable living and entertainment! Inside, you’ll find generous living areas, spacious bedrooms, and a functional layout that blends classic character with everyday practicality. The home’s spacious floor plan offers flexibility for families, guests, or a home office setup! Situated in an established neighborhood, this property offers convenient access to local schools, shopping and dining making it an ideal location for both families and professionals!

ⓘ 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: $3,893 · $324/mo
• Projected year-2 tax: $4,300 · $358/mo
• Expected delta: +$407/yr (+$34/mo · 10.5%)

ⓘ 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 10/10 Extreme 7 d/yr ≥110°F today · 24 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: $23,557
• − Mortgage interest: −$13,164
• − Property taxes: −$3,893
• − Insurance: −$1,972
• − Repairs & maintenance: −$1,885
• − Management: −$1,885
• − Depreciation: −$6,836
• Taxable loss: −$6,078
• Est. tax savings @ 24.0%: +$1,459
• After-tax cash flow: $-585/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: Nederland ISD
• NCES district ID: 4832280
• Math proficiency: 51% ▼ -3.00%
• Reading proficiency: 52% ▼ -3.00%
• Median HH income: $59,647
• Composite: 44.95/100
• National rank: #2709
• State rank: #138 of 826 in TX

Livability — Nederland

• Score: 75/100
• State rank: #129
• US rank: #3906

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nederland, TX
• County: Jefferson County · 203,592 people
• City population: 22,357
• Metro: Beaumont-Port Arthur, TX
• Population (ZIP): 22,357
• Household income: $78,001
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 572.0

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: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 12% Two or more races 8% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 10% Slovak 3% Italian 2%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 87% English-only · Spanish 8% Other Indo-European 1% Vietnamese 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: ▼ -228.91%
• Current HPI: 176.2132
• Rent YoY: ▲ 9.27%
• 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

-7.4% since first listed

5 events — show timeline

• 2026-05-11 Price Changed $249,000 HARMLS
• 2026-04-14 Price Changed $259,000 BBOR
• 2026-04-13 Price Changed $259,000 HARMLS
• 2026-03-12 Listed $269,000 BBOR
• 2026-03-08 Listed $269,000 HARMLS

Property tax history

+4.5%/yr

Latest (2025): $3,893 · -5.0% YoY. Source: county tax records.