928 Block St · Port Neches, TX 77651

$170,000

2 bd · 1.5 ba · 1,500 sqft · SingleFamily public records · 36 Days on market

Built 1988 $113/sqft · at area comps Est $174k · at est.

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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 +20.4/30.0
• ARV discount +8.4/15.0
• DSCR +6.5/10.0
• 1% rule +6.1/10.0
• 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

928 Block St. offers a unique opportunity to embrace a modern/industrial feel or bring in your own warmth and style to make it feel like your home. Situated on a corner lot and surrounded by established residential neighborhoods, this property features approximately 1,500 SF, a fully fenced private backyard area, and endless potential. You would never have to worry about mowing the front lawn and kids have space to ride a bike without being in the street! This small residential space has character, flexibility, and the room to make it your own!

Key facts

• Corner lot
• Listed 36 days

Tags

• CORNER LOT
• FULLY FENCED PRIVATE BACKYARD

Property features AI

Exterior

• Home design: Single Family Residence (Residential property)
• Construction: Single family construction
• Exterior features: Located in the Bigelow subdivision

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Slab foundation

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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; 2 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $164,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 7.85%
• Cash-on-cash: 5.55%
• DSCR: 1.25
• GRM: 7.5

CMA / ARV

• ARV (median comp): $173,571
• List price: $170,000
• Delta: -2.06%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
906 Montrose St	0.26mi	3/2.0 (+1)	1,460 (-3%)	5mo	$79,900	$55	72
1410 Dallas St	0.38mi	2/2.0	1,428 (-5%)	8mo	$185,725	$130	66
814 Llano St	0.32mi	2/2.0	1,489 (-1%)	24mo	$89,900	$60	62
1202 Wagner St	0.27mi	3/2.0 (+1)	1,419 (-5%)	14mo	$229,000	$161	60
921 West Dr	0.33mi	3/1.5 (+1)	1,334 (-11%)	15mo	$138,900	$104	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: -7.7%
• Equity multiple: 0.72×
• Total profit: $-13,441
• Equity at exit: $25,348

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $6,713
• Equity at exit: $14,698

Cash invested: $47,600 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,895 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$315 /mo · $3,779/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $220

Break-even live

Break-even rent $1,617

Max offer price $170,000

Occupancy floor 83%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
304 Avenue E Nederland, TX	3.0	2.0	1511	$1,900	$1.26	13d	1	1.40mi
311 Nederland Ave Nederland, TX	3.0	2.0	1360	$1,890	$1.39	13d	1	1.47mi

Listing history 15 events

1. 2026-06-18
   days on market $170,000 Active 36 DOM
2. 2026-06-17
   days on market $170,000 Active 35 DOM
3. 2026-06-16
   days on market $170,000 Active 34 DOM
4. 2026-06-15
   days on market $170,000 Active 33 DOM
5. 2026-06-14
   days on market $170,000 Active 31 DOM
6. 2026-06-10
   days on market $170,000 Active 28 DOM
7. 2026-06-09
   days on market $170,000 Active 27 DOM
8. 2026-06-08
   days on market $170,000 Active 26 DOM
9. 2026-06-07
   days on market $170,000 Active 25 DOM
10. 2026-06-03
    days on market $170,000 Active 21 DOM
11. 2026-06-02
    days on market $170,000 Active 20 DOM
12. 2026-06-01
    days on market $170,000 Active 19 DOM
13. 2026-05-31
    days on market $170,000 Active 18 DOM
14. 2026-05-30
    days on market $170,000 Active 17 DOM
15. 2026-05-13
    listed $170,000 Active 550-char remark

ⓘ 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: $3,779 · $315/mo
• Projected year-2 tax: $3,779 · $315/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 4/10 Moderate FEMA zone X · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 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: $22,744
• − Mortgage interest: −$9,523
• − Property taxes: −$3,779
• − Insurance: −$850
• − Repairs & maintenance: −$1,820
• − Management: −$1,820
• − Depreciation: −$4,945
• Taxable income: $8
• Est. tax owed @ 24.0%: −$2
• After-tax cash flow: $2,639/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

1 event — show timeline

• 2026-05-13 Listed $170,000 BBOR

Property tax history

+5.2%/yr

Latest (2025): $3,779 · +19.6% YoY. Source: county tax records.