3639 5th Ave · Port Arthur, TX 77642

$95,000

3 bd · 1.5 ba · 1,132 sqft · SingleFamily · 19 Days on market

Built 1968 Good condition 5,998 sqft lot $84/sqft · 37% below area Est $152k · 37% under

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Why this score? — see what drove the B+ 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Rent growth +5.0/5.0
• Condition / age +3.8/5.0
• Livability +3.1/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3 bedroom, 1.5 bath home with updated interior features! This cozy home offers granite countertops in the kitchen, newer cabinetry, and a functional layout perfect for comfortable living. Enjoy covered parking under the attached carport and relax beneath the large mature shade trees that add beauty and comfort to the property. Conveniently located just 1 block from Sam Houston Elementary School. Previously used as a parsonage for the church located across the street, this home has been well loved and cared for through the years. Great opportunity for a first-time buyer, downsizing, or investment property!

Key facts

• Covered carport
• Fenced backyard
• 5,998 sq ft lot

Tags

• FENCED BACKYARD
• COVERED CARPORT

Property features AI

Finance

• Other: Living area approximately 1,132; Lot dimensions approximately 75 x 80 (about 0.1377 acres)

Exterior

• Parking: Attached carport; Covered carport space for 1 vehicle
• Utilities: Public water; Public sewer; Central heating (gas); Central electric air conditioning
• Home design: Residential property; Single-story (all main rooms listed on first floor); Full ownership
• Construction: Built in 1968; Wood siding exterior; Composition roof; Pillar/post/pier foundation
• Exterior features: Fenced yard; Back yard fence; Property backs to greenbelt/park; Asphalt road frontage

Interior

• Kitchen: Dishwasher; Free-standing range; Gas range
• Bedrooms: Primary bedroom on the first floor; Additional bedrooms on the first floor
• Bathrooms: One full bathroom; One half bathroom
• Interior features: Ceiling fan(s); Open living areas (living room listed)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $95k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $300 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.9% 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: 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) — zoned schools at 82% FRL track the district average.
• Market conditions: Rents rising fast (+14.4%/yr); 115 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 343 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($43k/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 $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 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

• 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 $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.36% ✓
• Cap rate: 10.92%
• Cash-on-cash: 16.52%
• DSCR: 1.74
• GRM: 6.1

CMA / ARV

• ARV (median comp): $151,643
• List price: $95,000
• Delta: -37.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3218 32nd St	0.22mi	3/1.0	1,134 (+0%)	15mo	$165,000	$146	75
3843 7th Ave	0.23mi	2/1.0 (-1)	1,092 (-4%)	3mo	$99,900	$91	74
3720 Lexington Ave	0.57mi	3/1.0	1,015 (-10%)	2mo	$160,000	$158	52
4015 42nd St	0.72mi	3/2.0	1,250 (+10%)	10mo	$140,000	$112	39

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: 9.5%
• Equity multiple: 1.40×
• Total profit: $10,599
• Equity at exit: $14,165

10-year hold

• IRR: 22.7%
• Equity multiple: 3.45×
• Total profit: $65,196
• Equity at exit: $8,214

Cash invested: $26,600 (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 77642

• Rents YoY: 14.4%
• Active inventory: 115
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,295 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $300

Break-even live

Break-even rent $915

Max offer price $95,000

Occupancy floor 72%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4001 Memorial Blvd Port Arthur, TX	1.0–2.0	1.0–2.0	851	$1,175	$1.38	14d	2	0.60mi
4001 Memorial Blvd Apt 216 Port Arthur, TX	2.0	2.0	1000	$1,175	$1.18	23d	1	0.72mi
4001 Memorial Blvd Apt 219 Port Arthur, TX	2.0	2.0	1000	$1,175	$1.18	44d	1	0.72mi
2510 Avenue A Port Arthur, TX	2.0	2.0	1270	$1,500	$1.18	23d	1	0.82mi

Listing history 7 events

1. 2026-06-03
   statusdays on market $95,000 Pending 19 DOM

   Show marketing remark (621 chars)

   Charming 3 bedroom, 1.5 bath home with updated interior features! This cozy home offers granite countertops in the kitchen, newer cabinetry, and a functional layout perfect for comfortable living. Enjoy covered parking under the attached carport and relax beneath the large mature shade trees that add beauty and comfort to the property. Conveniently located just 1 block from Sam Houston Elementary School. Previously used as a parsonage for the church located across the street, this home has been well loved and cared for through the years. Great opportunity for a first-time buyer, downsizing, or investment property!

2. 2026-06-02
   days on market $95,000 Active 18 DOM
3. 2026-06-01
   days on market $95,000 Active 17 DOM
4. 2026-05-31
   days on market $95,000 Active 16 DOM
5. 2026-05-30
   days on market $95,000 Active 15 DOM
6. 2026-05-15
   listed $95,000 Active 557-char remark
7. 2026-05-14
   listed $95,000 Active 621-char remark

   Show marketing remark (621 chars)

   Charming 3 bedroom, 1.5 bath home with updated interior features! This cozy home offers granite countertops in the kitchen, newer cabinetry, and a functional layout perfect for comfortable living. Enjoy covered parking under the attached carport and relax beneath the large mature shade trees that add beauty and comfort to the property. Conveniently located just 1 block from Sam Houston Elementary School. Previously used as a parsonage for the church located across the street, this home has been well loved and cared for through the years. Great opportunity for a first-time buyer, downsizing, or investment property!

ⓘ 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 8/10 Severe FEMA zone X (shaded) · 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: $15,535
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$1,272
• − Repairs & maintenance: −$1,243
• − Management: −$1,243
• − Depreciation: −$2,764
• Taxable income: $2,267
• Est. tax owed @ 24.0%: −$544
• After-tax cash flow: $3,053/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 · 30 photos

Good 75/100 Cosmetic rehab

This well-maintained 2-bedroom cottage offers a good condition with new kitchen and bathroom updates. It's move-in ready with some exterior and landscaping improvements needed.

Value-add opportunities

• Both paint exterior — enhances curb appeal and value
• Both landscape yard — improves curb appeal and value
• Both install new window treatments — enhances curb appeal and value

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and value ↑
• Both landscape yard — improves curb appeal and value ↑
• Both install new window treatments — enhances curb appeal and 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
• 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

+0.0% since first listed

4 events — show timeline

• 2026-06-03 Pending — HARMLS
• 2026-06-03 Pending — BBOR
• 2026-05-15 Listed $95,000 HARMLS
• 2026-05-14 Listed $95,000 BBOR