3215 32nd St · Port Arthur, TX 77642

$249,000

6 bd · 4.0 ba · 2,920 sqft · MultiFamily public records · 62 Days on market

Built 1962 Fair condition ↓ 7% since listing

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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 +25.3/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Rent growth +5.0/5.0
• Livability +3.1/5.0
• Condition / age +2.2/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

This income-producing property features a duplex and a converted detached garage apartment, offering a total of three units. The garage apartment is a 1 bedroom, 1 bathroom unit equipped with window units, currently renting for $1,000/month. The front unit of the duplex is a 2 bedroom, 1 bathroom, renting for $1,400/month, while the back unit is a 3 bedroom, 2 bathroom, renting for $1,700/month. Total monthly rental income of $4,100, this is a great investment opportunity with established cash flow already in place.

Key facts

• Three units
• Rental income
• Built 1962

Tags

• DETACHED GARAGE APARTMENT
• THREE UNITS
• RENTAL INCOME
• INVESTMENT OPPORTUNITY
• ESTABLISHED CASH FLOW

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/?-bath units multifamily listed at $249k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $563 ($7k/yr) — positive. Per door: $282/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $249k).
• Recommended offer: $234k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: Rents rising fast (+14.4%/yr); 115 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 343 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).
• At $2,916/mo this rent would consume 81% of the median local household income ($43k/yr) (locally 1775% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $70k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($234k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $234,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.17% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.70%
• DSCR: 1.43
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 3.9%
• Equity multiple: 1.16×
• Total profit: $10,997
• Equity at exit: $37,127

10-year hold

• IRR: 17.7%
• Equity multiple: 2.81×
• Total profit: $126,143
• Equity at exit: $21,529

Cash invested: $69,720 (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 77642

• Rents YoY: 14.4%
• Active inventory: 115
• Price-to-rent: 14.2×

Monthly cashflow live

• Estimated rent: $2,916 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$331 /mo · $3,969/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$612
• Net cashflow: $563

Break-even live

Break-even rent $2,203

Max offer price $249,000

Occupancy floor 76%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	—	$2,916
Total (2 units)			$2,916

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4203 Philmont Ave Unit 1056427P Port Arthur, TX	6.0	3.0	1948	$7,637	$3.92	13d	1	0.64mi

Listing history 18 events

1. 2026-06-15
   days on market $249,000 Pending 62 DOM
2. 2026-06-14
   days on market $249,000 Pending 60 DOM
3. 2026-06-13
   days on market $249,000 Pending 59 DOM
4. 2026-06-10
   days on market $249,000 Pending 57 DOM
5. 2026-06-09
   days on market $249,000 Pending 56 DOM
6. 2026-06-08
   days on market $249,000 Pending 55 DOM
7. 2026-06-07
   statusdays on market $249,000 Pending 54 DOM
8. 2026-06-03
   days on market $249,000 Active 50 DOM
9. 2026-06-02
   days on market $249,000 Active 49 DOM
10. 2026-06-01
    days on market $249,000 Active 48 DOM
11. 2026-05-31
    days on market $249,000 Active 47 DOM
12. 2026-05-30
    days on market $249,000 Active 46 DOM
13. 2026-05-16
    price $249,000 521-char remark

    Show marketing remark (524 chars)

    This income-producing property features a duplex and a converted detached garage apartment, offering a total of three units. The garage apartment is a 1 bedroom, 1 bathroom unit equipped with window units, currently renting for $1,000/month. The front unit of the duplex is a 2 bedroom, 1 bathroom, renting for $1,400/month, while the back unit is a 3 bedroom, 2 bathroom, renting for $1,700/month. Total monthly rental income of $4,100, this is a great investment opportunity with established cash flow already in place.

14. 2026-05-16
    price $249,000 524-char remark

    Show marketing remark (524 chars)

    This income-producing property features a duplex and a converted detached garage apartment, offering a total of three units. The garage apartment is a 1 bedroom, 1 bathroom unit equipped with window units, currently renting for $1,000/month. The front unit of the duplex is a 2 bedroom, 1 bathroom, renting for $1,400/month, while the back unit is a 3 bedroom, 2 bathroom, renting for $1,700/month. Total monthly rental income of $4,100, this is a great investment opportunity with established cash flow already in place.

15. 2026-04-25
    price $259,000 524-char remark

    Show marketing remark (524 chars)

    This income-producing property features a duplex and a converted detached garage apartment, offering a total of three units. The garage apartment is a 1 bedroom, 1 bathroom unit equipped with window units, currently renting for $1,000/month. The front unit of the duplex is a 2 bedroom, 1 bathroom, renting for $1,400/month, while the back unit is a 3 bedroom, 2 bathroom, renting for $1,700/month. Total monthly rental income of $4,100, this is a great investment opportunity with established cash flow already in place.

16. 2026-04-23
    price $259,000 521-char remark

    Show marketing remark (521 chars)

    This income-producing property features a duplex and a converted detached garage apartment, offering a total of three units. The garage apartment is a 1 bedroom, 1 bathroom unit equipped with window units, currently renting for $1,000/month. The front unit of the duplex is a 2 bedroom, 1 bathroom, renting for $1,400/month, while the back unit is a 3 bedroom, 2 bathroom, renting for $1,700/month. Total monthly rental income of $4,100, this is a great investment opportunity with established cash flow already in place.

17. 2026-04-14
    listed $269,000 Active 524-char remark

    Show marketing remark (524 chars)

    This income-producing property features a duplex and a converted detached garage apartment, offering a total of three units. The garage apartment is a 1 bedroom, 1 bathroom unit equipped with window units, currently renting for $1,000/month. The front unit of the duplex is a 2 bedroom, 1 bathroom, renting for $1,400/month, while the back unit is a 3 bedroom, 2 bathroom, renting for $1,700/month. Total monthly rental income of $4,100, this is a great investment opportunity with established cash flow already in place.

18. 2026-03-26
    listed $269,000 Active 521-char remark

    Show marketing remark (521 chars)

    This income-producing property features a duplex and a converted detached garage apartment, offering a total of three units. The garage apartment is a 1 bedroom, 1 bathroom unit equipped with window units, currently renting for $1,000/month. The front unit of the duplex is a 2 bedroom, 1 bathroom, renting for $1,400/month, while the back unit is a 3 bedroom, 2 bathroom, renting for $1,700/month. Total monthly rental income of $4,100, this is a great investment opportunity with established cash flow already in place.

ⓘ 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: $3,969 · $331/mo
• Projected year-2 tax: $4,557 · $380/mo
• Expected delta: +$588/yr (+$49/mo · 14.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe 60% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 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: $34,992
• − Mortgage interest: −$13,948
• − Property taxes: −$3,969
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,799
• − Management: −$2,799
• − Depreciation: −$7,244
• Taxable income: $2,988
• Est. tax owed @ 24.0%: −$717
• After-tax cash flow: $6,043/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

This multi-family property requires moderate renovations, including painting, siding repair, and flooring replacement, to improve its condition and value.

Repairs flagged

• Major siding — Significant wear and tear
• Major flooring — Exposed subflooring
• Major paint — Peeling paint

Value-add opportunities

• Both painting — Enhances curb appeal and interior aesthetics
• Both siding repair — Improves exterior appearance and durability
• Both flooring replacement — Restores structural integrity and enhances living space

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant wear and tear	Major	$15,000–50,000
flooring · Exposed subflooring	Major	$15,000–50,000
paint · Peeling paint	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both painting — Enhances curb appeal and interior aesthetics ↑
• Both siding repair — Improves exterior appearance and durability ↑
• Both flooring replacement — Restores structural integrity and enhances living space ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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
• County: Jefferson County · 203,592 people
• City population: 38,358
• Metro: Beaumont-Port Arthur, TX
• Population (ZIP): 38,358
• Household income: $42,950
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 1775.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 42% Black 37% Two or more races 18% White 12% Asian 7% Native American 1%
• Hispanic origin (detail): Mexican 35% Cuban 1%
• Common ancestry: Lithuanian 2% European 1%
• Foreign-born: 25% · Canada, Vietnam
• Languages at home: 56% English-only · Spanish 37% Vietnamese 4% 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: ▼ -86.58%
• Current HPI: 152.1615
• Rent YoY: ▲ 14.42%
• 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

6 events — show timeline

• 2026-05-16 Price Changed $249,000 BBOR
• 2026-05-16 Price Changed $249,000 HARMLS
• 2026-04-25 Price Changed $259,000 HARMLS
• 2026-04-23 Price Changed $259,000 BBOR
• 2026-04-14 Listed $269,000 HARMLS
• 2026-03-26 Listed $269,000 BBOR

Property tax history

+11.5%/yr

Latest (2025): $3,969 · +3.6% YoY. Source: county tax records.