2806 Round Tower Ln · Port Neches, TX 77651

$295,000

4 bd · 2.0 ba · 2,908 sqft · SingleFamily public records · 69 Days on market

Built 1968 0.35 ac lot $101/sqft · 15% below area Est $348k · 15% under ↓ 3% since listing

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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 +14.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

This 4-bedroom, 2-bath home offers the perfect blend of comfort and style in a highly sought-after neighborhood within PNG-ISD. Step inside to find spacious, oversized bedrooms featuring a downstairs primary suite for added privacy and convenience. The home boasts formal living and dining areas, along with a cozy family room featuring soaring high ceilings—perfect for entertaining or relaxing. The kitchen is a standout with granite countertops, a gas stovetop, and a bright breakfast room ideal for casual dining. There is a 50 ft. abandoned pipeline easement that can be mowed, but nothing permanent can't be built (like a pool). Enjoy outdoor living with a covered patio overlooking a large, wood-privacy fenced backyard, perfect for gatherings, pets, or play.

Key facts

• Gas stovetop
• Cozy family room
• Granite countertops

Tags

• DOWNSTAIRS PRIMARY SUITE
• FORMAL LIVING AND DINING AREAS
• COZY FAMILY ROOM
• GRANITE COUNTERTOPS
• GAS STOVETOP
• BRIGHT BREAKFAST ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $295k).
• Recommended offer: $277k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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; 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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $83k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($277k) 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: property tax is 2.9% 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 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $277,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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 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?
8. 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.
9. 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.
10. 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: 1.56% ✓
• Cap rate: 11.35%
• Cash-on-cash: 18.08%
• DSCR: 1.80
• GRM: 5.3

CMA / ARV

• ARV (median comp): $347,538
• List price: $295,000
• Delta: -15.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 Yorkshire Ln	0.23mi	4/3.5	3,182 (+9%)	7mo	$499,900	$157	62
302 Buckingham Dr	0.47mi	4/3.0	3,266 (+12%)	0mo	$499,900	$153	53
3160 Galewood Ln	0.39mi	3/2.0 (-1)	2,491 (-14%)	1mo	$354,900	$142	52
694 E Kitchen Dr	0.49mi	3/3.0 (-1)	3,120 (+7%)	21mo	$349,900	$112	38
722 Bella Vita St	0.60mi	5/3.5 (+1)	3,257 (+12%)	8mo	$579,900	$178	35

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: 8.5%
• Equity multiple: 1.33×
• Total profit: $27,540
• Equity at exit: $43,985

10-year hold

• IRR: 17.8%
• Equity multiple: 2.48×
• Total profit: $121,902
• Equity at exit: $25,506

Cash invested: $82,600 (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: 5.3×

Monthly cashflow live

• Estimated rent: $4,600 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$720 /mo · $8,637/yr
• Insurance: −$123
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$966
• Net cashflow: $1,178

Break-even live

Break-even rent $3,109

Max offer price $295,000

Occupancy floor 69%

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3925 Pleasant Hill Ct Port Arthur, TX	5.0	3.0	2614	$4,600	$1.76	13d	1	1.36mi

Listing history 14 events

1. 2026-06-07
   statusdays on market $295,000 Pending 69 DOM
2. 2026-06-03
   days on market $295,000 Active 67 DOM
3. 2026-06-02
   days on market $295,000 Active 66 DOM
4. 2026-06-01
   days on market $295,000 Active 65 DOM
5. 2026-05-31
   days on market $295,000 Active 64 DOM
6. 2026-05-30
   days on market $295,000 Active 63 DOM
7. 2026-04-30
   status Active 772-char remark

   Show marketing remark (772 chars)

   This 4-bedroom, 2-bath home offers the perfect blend of comfort and style in a highly sought-after neighborhood within PNG-ISD. Step inside to find spacious, oversized bedrooms featuring a downstairs primary suite for added privacy and convenience. The home boasts formal living and dining areas, along with a cozy family room featuring soaring high ceilings—perfect for entertaining or relaxing. The kitchen is a standout with granite countertops, a gas stovetop, and a bright breakfast room ideal for casual dining. There is a 50 ft. abandoned pipeline easement that can be mowed, but nothing permanent can't be built (like a pool). Enjoy outdoor living with a covered patio overlooking a large, wood-privacy fenced backyard, perfect for gatherings, pets, or play.

8. 2026-04-27
   status Pending 772-char remark

   Show marketing remark (772 chars)

   This 4-bedroom, 2-bath home offers the perfect blend of comfort and style in a highly sought-after neighborhood within PNG-ISD. Step inside to find spacious, oversized bedrooms featuring a downstairs primary suite for added privacy and convenience. The home boasts formal living and dining areas, along with a cozy family room featuring soaring high ceilings—perfect for entertaining or relaxing. The kitchen is a standout with granite countertops, a gas stovetop, and a bright breakfast room ideal for casual dining. There is a 50 ft. abandoned pipeline easement that can be mowed, but nothing permanent can't be built (like a pool). Enjoy outdoor living with a covered patio overlooking a large, wood-privacy fenced backyard, perfect for gatherings, pets, or play.

9. 2026-04-21
   price $295,000 772-char remark

   Show marketing remark (772 chars)

   This 4-bedroom, 2-bath home offers the perfect blend of comfort and style in a highly sought-after neighborhood within PNG-ISD. Step inside to find spacious, oversized bedrooms featuring a downstairs primary suite for added privacy and convenience. The home boasts formal living and dining areas, along with a cozy family room featuring soaring high ceilings—perfect for entertaining or relaxing. The kitchen is a standout with granite countertops, a gas stovetop, and a bright breakfast room ideal for casual dining. There is a 50 ft. abandoned pipeline easement that can be mowed, but nothing permanent can't be built (like a pool). Enjoy outdoor living with a covered patio overlooking a large, wood-privacy fenced backyard, perfect for gatherings, pets, or play.

10. 2026-03-25
    listed $305,000 Active 772-char remark

    Show marketing remark (772 chars)

    This 4-bedroom, 2-bath home offers the perfect blend of comfort and style in a highly sought-after neighborhood within PNG-ISD. Step inside to find spacious, oversized bedrooms featuring a downstairs primary suite for added privacy and convenience. The home boasts formal living and dining areas, along with a cozy family room featuring soaring high ceilings—perfect for entertaining or relaxing. The kitchen is a standout with granite countertops, a gas stovetop, and a bright breakfast room ideal for casual dining. There is a 50 ft. abandoned pipeline easement that can be mowed, but nothing permanent can't be built (like a pool). Enjoy outdoor living with a covered patio overlooking a large, wood-privacy fenced backyard, perfect for gatherings, pets, or play.

11. 2011-12-16
    soldstatus
12. 2011-12-16
    soldstatus
13. 2007-01-02
    soldstatus
14. 2007-01-02
    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: $8,637 · $720/mo
• Projected year-2 tax: $8,637 · $720/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 · 60% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥110°F today · 26 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: $55,200
• − Mortgage interest: −$16,525
• − Property taxes: −$8,637
• − Insurance: −$2,272
• − Repairs & maintenance: −$4,416
• − Management: −$4,416
• − Depreciation: −$8,582
• Taxable income: $10,352
• Est. tax owed @ 24.0%: −$2,484
• After-tax cash flow: $11,650/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

-3.3% since first listed

8 events — show timeline

• 2026-04-30 Relisted — BBOR
• 2026-04-27 Pending — BBOR
• 2026-04-21 Price Changed $295,000 BBOR
• 2026-03-25 Listed $305,000 BBOR
• 2011-12-16 Sold (Public Records) — Public Records
• 2011-12-16 Sold (Public Records) — Public Records
• 2007-01-02 Sold (Public Records) — Public Records
• 2007-01-02 Sold (Public Records) — Public Records

Property tax history

+4.8%/yr

Latest (2025): $8,637 · +9.4% YoY. Source: county tax records.