1317 Rev. Raymond Scott Ave · Port Arthur, TX 77640

$79,900

2 bd · 1.0 ba · 1,320 sqft · SingleFamily public records · 566 Days on market

Built 1962 7,405 sqft lot $61/sqft · 7% above area Est $75k · 7% over ↓ 11% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +4.3/15.0
• 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

This is the prefect home for a first time buyer or an investor! Convenient location to all South County refineries and Lamar Port Arthur! The interior has been freshly! Luxury vinyl plank has been installed throughout! Move in ready for the next owner! Owner will finance!

Key facts

• 7,405 sq ft lot
• Garage
• Listed 566 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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: crime F, amenities F, commute 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.
• Zoned schools: Washington El (259 students, 94% FRL); Lincoln Middle (math 14% / reading 21%, grade F, #1,507 of 1,662 statewide, top 91%, 722 students, 87% FRL); Memorial H S (math 15% / reading 27%, grade F, #1,385 of 1,632 statewide, top 85%, 2,116 students, 77% FRL).
• Market conditions: 149 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 566 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% 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 3→10/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 566 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 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. 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 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?
8. 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?
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: 1.54% ✓
• Cap rate: 11.48%
• Cash-on-cash: 18.52%
• DSCR: 1.82
• GRM: 5.4

CMA / ARV

• ARV (median comp): $74,580
• List price: $79,900
• Delta: 7.13%
• Verdict: FAIR
• Comps: 18 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
445 W 18th St	0.41mi	3/2.0 (+1)	1,320 (0%)	14mo	$109,900	$83	60
736 W 14th St	0.14mi	3/1.0 (+1)	1,144 (-13%)	21mo	$120,000	$105	48
1227 W 5th St	0.71mi	3/2.0 (+1)	1,392 (+6%)	21mo	$79,000	$57	31

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: 5.6%
• Equity multiple: 1.22×
• Total profit: $4,915
• Equity at exit: $11,913

10-year hold

• IRR: 15.1%
• Equity multiple: 2.23×
• Total profit: $27,579
• Equity at exit: $6,908

Cash invested: $22,372 (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: 149
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,234 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$178 /mo · $2,131/yr
• Insurance: −$33
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $279

Break-even live

Break-even rent $881

Max offer price $79,900

Occupancy floor 72%

Sensitivity live

Price	-10% $324	-5% $301	+0% $279	+5% $256	+10% $234
Rent	-10% $181	-5% $230	+0% $279	+5% $328	+10% $376
Rate	-1.0pp $319	-0.5pp $299	base $279	+0.5pp $258	+1.0pp $237

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
311 12th St Port Arthur, TX	2.0	1.0	894	$1,200	$1.34	15d	1	0.53mi
1300 18th St Port Arthur, TX	3.0	1.0	1400	$1,495	$1.07	45d	1	1.28mi
1409 10th St Port Arthur, TX	2.0	1.0	1000	$925	$0.93	45d	1	1.32mi
1409 10th St Unit A Port Arthur, TX	3.0	1.0	1278	$1,275	$1.00	22d	1	1.32mi

Listing history 24 events

1. 2026-06-22
   days on market $79,900 Active 566 DOM
2. 2026-06-18
   days on market $79,900 Active 563 DOM
3. 2026-06-17
   days on market $79,900 Active 562 DOM
4. 2026-06-16
   days on market $79,900 Active 561 DOM
5. 2026-06-15
   days on market $79,900 Active 560 DOM
6. 2026-06-14
   days on market $79,900 Active 558 DOM
7. 2026-06-13
   days on market $79,900 Active 557 DOM
8. 2026-06-10
   days on market $79,900 Active 555 DOM
9. 2026-06-09
   days on market $79,900 Active 554 DOM
10. 2026-06-08
    days on market $79,900 Active 553 DOM
11. 2026-06-07
    days on market $79,900 Active 552 DOM
12. 2026-06-03
    days on market $79,900 Active 548 DOM
13. 2026-06-02
    days on market $79,900 Active 547 DOM
14. 2026-06-01
    days on market $79,900 Active 546 DOM
15. 2026-05-31
    days on market $79,900 Active 545 DOM
16. 2026-05-30
    days on market $79,900 Active 544 DOM
17. 2025-08-18
    price $79,900 272-char remark

    Show marketing remark (272 chars)

    This is the prefect home for a first time buyer or an investor! Convenient location to all South County refineries and Lamar Port Arthur! The interior has been freshly! Luxury vinyl plank has been installed throughout! Move in ready for the next owner! Owner will finance!

18. 2024-12-02
    listed $84,900 Active 272-char remark

    Show marketing remark (272 chars)

    This is the prefect home for a first time buyer or an investor! Convenient location to all South County refineries and Lamar Port Arthur! The interior has been freshly! Luxury vinyl plank has been installed throughout! Move in ready for the next owner! Owner will finance!

19. 2024-09-13
    price $84,900
20. 2024-03-18
    listed $89,900 Active
21. 2019-11-14
    soldstatus
22. 2016-12-05
    soldstatus
23. 2012-11-20
    soldstatus
24. 2012-11-13
    soldstatus

ⓘ 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: $2,131 · $178/mo
• Projected year-2 tax: $2,131 · $178/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) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 3 d/yr ≥109°F today · 10 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: $14,812
• − Mortgage interest: −$4,476
• − Property taxes: −$2,131
• − Insurance: −$1,197
• − Repairs & maintenance: −$1,185
• − Management: −$1,185
• − Depreciation: −$2,324
• Taxable income: $2,314
• Est. tax owed @ 24.0%: −$555
• After-tax cash flow: $2,790/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

-11.1% since first listed

8 events — show timeline

• 2025-08-18 Price Changed $79,900 BBOR
• 2024-12-02 Listed $84,900 BBOR
• 2024-09-13 Price Changed $84,900 BBOR
• 2024-03-18 Listed $89,900 BBOR
• 2019-11-14 Sold (Public Records) — Public Records
• 2016-12-05 Sold (Public Records) — Public Records
• 2012-11-20 Sold (Public Records) — Public Records
• 2012-11-13 Sold (Public Records) — Public Records

Property tax history

+13.2%/yr

Latest (2025): $2,131 · +17.7% YoY. Source: county tax records.