560 Pleasure Island Blvd #222 Blvd · Port Arthur, TX 77640

$107,000

1 bd · 1.0 ba · 588 sqft · SingleFamily · 3 Days on market

Good condition ↓ 3% 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 +23.9/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Whether you want to enjoy a getaway for yourself or want a rental or both. This condo is 3rd floor condo with a great view of the marina, Sabine lake, and outdoor pool area. The unit has tile throughout. The kitchen and living room are open concept. Built in mircrowave and breakfast bar. 1 bedroom plus double bunks in hallway. Gated and secure coded Entry (into Parking/Condo Units, Workout Room and Landry Room), Pool and Hot Tub, BBQ Pit and Covered Outdoor Kitchen w/ FP, and Patio Furniture, Elevators. Unit is move in ready.

Key facts

• Pool
• Listed 3 days

Property features AI

Finance

• HOA & community: Homeowners association; Community amenities include a pool

Exterior

• Security: Electronic gated access
• Utilities: Public water; Public sewer; Cable available
• Home design: Condo/Townhouse; Single-story building (unit in a multi-story building)
• Construction: Composition roof
• Exterior features: Chain link fencing; On waterfront; Outdoor in-ground private pool; Community pool

Interior

• Kitchen: Refrigerator; Ice maker; Microwave; Oven; Range
• Bedrooms: Unit with elevator access (top-level unit #222)
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Breakfast bar; Smoke detector(s)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $107k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $107k).
• Cap rate 8.6% 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: 148 active listings in the ZIP; 1 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 $740 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $107,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 1.12% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.35%
• DSCR: 1.37
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -3.6%
• Equity multiple: 0.87×
• Total profit: $-4,038
• Equity at exit: $15,954

10-year hold

• IRR: 6.1%
• Equity multiple: 1.46×
• Total profit: $13,661
• Equity at exit: $9,251

Cash invested: $29,960 (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: 148
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$561
• Tax est. 1.5%: −$134 /mo · $1,605/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $209

Break-even live

Break-even rent $936

Max offer price $107,000

Occupancy floor 78%

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: $26,750
• Closing costs: $3,210
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
580 Pleasure Island Blvd Unit 223 Port Arthur, TX	1.0	1.0	588	$1,200	$2.04	13d	1	0.12mi

Listing history 5 events

1. 2026-05-08
   status Pending 980-char remark
2. 2026-05-05
   listed $107,000 Active 980-char remark
3. 2026-04-08
   soldstatus Closed 533-char remark

   Show marketing remark (533 chars)

   Whether you want to enjoy a getaway for yourself or want a rental or both. This condo is 3rd floor condo with a great view of the marina, Sabine lake, and outdoor pool area. The unit has tile throughout. The kitchen and living room are open concept. Built in mircrowave and breakfast bar. 1 bedroom plus double bunks in hallway. Gated and secure coded Entry (into Parking/Condo Units, Workout Room and Landry Room), Pool and Hot Tub, BBQ Pit and Covered Outdoor Kitchen w/ FP, and Patio Furniture, Elevators. Unit is move in ready.

4. 2026-03-12
   status Pending 533-char remark

   Show marketing remark (533 chars)

   Whether you want to enjoy a getaway for yourself or want a rental or both. This condo is 3rd floor condo with a great view of the marina, Sabine lake, and outdoor pool area. The unit has tile throughout. The kitchen and living room are open concept. Built in mircrowave and breakfast bar. 1 bedroom plus double bunks in hallway. Gated and secure coded Entry (into Parking/Condo Units, Workout Room and Landry Room), Pool and Hot Tub, BBQ Pit and Covered Outdoor Kitchen w/ FP, and Patio Furniture, Elevators. Unit is move in ready.

5. 2026-01-29
   listed $110,000 Active 533-char remark

   Show marketing remark (533 chars)

   Whether you want to enjoy a getaway for yourself or want a rental or both. This condo is 3rd floor condo with a great view of the marina, Sabine lake, and outdoor pool area. The unit has tile throughout. The kitchen and living room are open concept. Built in mircrowave and breakfast bar. 1 bedroom plus double bunks in hallway. Gated and secure coded Entry (into Parking/Condo Units, Workout Room and Landry Room), Pool and Hot Tub, BBQ Pit and Covered Outdoor Kitchen w/ FP, and Patio Furniture, Elevators. Unit is move in ready.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 10/10 Extreme 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥109°F today · 21 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: $14,400
• − Mortgage interest: −$5,994
• − Property taxes: −$1,605
• − Insurance: −$535
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$3,113
• Taxable income: $850
• Est. tax owed @ 24.0%: −$204
• After-tax cash flow: $2,299/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 · 12 photos

Good 80/100 Cosmetic rehab

This waterfront condo is in good condition with a good condition score of 80. It has a good location with access to amenities and is move-in ready.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Reorganizing interior furniture — Creates a more inviting and functional living space
• Both Upgrading kitchen appliances — Modernizes the kitchen and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Reorganizing interior furniture — Creates a more inviting and functional living space ↑
• Both Upgrading kitchen appliances — Modernizes the kitchen and adds value ↑

ⓘ 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
• 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

-2.7% since first listed

6 events — show timeline

• 2026-06-02 Sold (MLS) — BBOR
• 2026-05-08 Pending — BBOR
• 2026-05-05 Listed $107,000 BBOR
• 2026-04-08 Sold (MLS) — BBOR
• 2026-03-12 Pending — BBOR
• 2026-01-29 Listed $110,000 BBOR