115 12th St · Port Arthur, TX 77640

$79,775

2 bd · 1.0 ba · 936 sqft · SingleFamily public records · 19 Days on market

Built 1958 7,000 sqft lot Est $65k · 24% over

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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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Affordable Investment Opportunity – Quiet Country Setting with Strong Rental Potential Enjoy the peace and privacy of this charming 2-bedroom, 1-bathroom home situated on a large lot with plenty of open space and no close neighbors. Located across from a large church, the property offers a quiet setting while generating potential rental income of * * $1,095–$1,295 per month * * . Recent upgrades include * * new electrical service * * and * * new water lines * * , providing added reliability and value. * * Features: * * • 2 Bedrooms / 1 Bathroom • Large lot with privacy and room to spread out • Zoned heating and cooling for comfort and efficiency

Key facts

• Ample outdoor space
• Large lot
• Water lines

Tags

• LARGE LOT
• NEW ELECTRICAL SERVICE
• WATER LINES
• ZONED HEATING AND COOLING
• OVERSIZED LAUNDRY ROOM
• AMPLE OUTDOOR SPACE

Property features AI

Finance

• Other: Building area approximately 955
• Financial info: Lease considered

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story entry (first-floor living implied)
• Construction: Built in 1958; Pillar/post/pier foundation; Composition roof; Construction materials: Unknown
• Exterior features: Cleared lot

Interior

• Bedrooms: Two bedrooms on the first floor (each about 12 x 12)
• Bathrooms: One full bathroom
• Heating & cooling: Zoned heating; Zoned cooling
• Interior features: Washer hookup; Electric dryer hookup
• Laundry & utility: Washer hookup; Electric dryer hookup

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 $303 ($4k/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: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.8% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $551 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 19 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $9k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,578 (1.5% below list)

Questions for the listing agent

1. Built in 1958 — 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: 1.46% ✓
• Cap rate: 11.84%
• Cash-on-cash: 19.82%
• DSCR: 1.88
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $64,584
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
333 13th St	0.23mi	2/1.0	1,056 (+13%)	2mo	$40,000	$38	66
932 Dallas	0.31mi	3/1.0 (+1)	816 (-13%)	5mo	$49,900	$61	55
1831 Abe Lincoln Ave	0.61mi	3/1.0 (+1)	964 (+3%)	20mo	$70,000	$73	44
836 W 17th St	0.60mi	3/1.0 (+1)	864 (-8%)	23mo	$60,000	$69	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: 7.3%
• Equity multiple: 1.29×
• Total profit: $6,399
• Equity at exit: $11,895

10-year hold

• IRR: 16.7%
• Equity multiple: 2.37×
• Total profit: $30,615
• Equity at exit: $6,897

Cash invested: $22,337 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,162 medium
• Mortgage (P&I): −$418
• Tax from tax record: −$97 /mo · $1,167/yr
• Insurance: −$33
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $303

Break-even live

Break-even rent $779

Max offer price $79,775

Occupancy floor 69%

Sensitivity live

Price	-10% $348	-5% $325	+0% $303	+5% $280	+10% $257
Rent	-10% $211	-5% $257	+0% $303	+5% $348	+10% $394
Rate	-1.0pp $343	-0.5pp $323	base $303	+0.5pp $282	+1.0pp $261

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: $19,944
• Closing costs: $2,393
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.17mi
1409 10th St Port Arthur, TX	2.0	1.0	1000	$925	$0.93	45d	1	0.96mi
580 Pleasure Island Blvd Unit 223 Port Arthur, TX	1.0	1.0	588	$1,200	$2.04	15d	1	1.38mi

Listing history 15 events

1. 2026-06-22
   days on market $79,775 Active 19 DOM
2. 2026-06-18
   days on market $79,775 Active 16 DOM
3. 2026-06-17
   remarks 672-char remark
4. 2026-06-17
   price $79,775 Active 15 DOM
5. 2026-06-17
   days on market $88,775 Active 15 DOM
6. 2026-06-16
   days on market $88,775 Active 14 DOM
7. 2026-06-15
   days on market $88,775 Active 13 DOM
8. 2026-06-14
   days on market $88,775 Active 11 DOM
9. 2026-06-13
   days on market $88,775 Active 10 DOM
10. 2026-06-10
    days on market $88,775 Active 8 DOM
11. 2026-06-09
    days on market $88,775 Active 7 DOM
12. 2026-06-08
    days on market $88,775 Active 6 DOM
13. 2026-06-07
    days on market $88,775 Active 5 DOM
14. 2026-06-03
    remarks 664-char remark
15. 2026-06-03
    listed $88,775 Active 1 DOM

ⓘ 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: $1,167 · $97/mo
• Projected year-2 tax: $1,460 · $122/mo
• Expected delta: +$293/yr (+$24/mo · 25.1%)

ⓘ 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) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 22 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: $13,942
• − Mortgage interest: −$4,469
• − Property taxes: −$1,167
• − Insurance: −$1,196
• − Repairs & maintenance: −$1,115
• − Management: −$1,115
• − Depreciation: −$2,321
• Taxable income: $2,558
• Est. tax owed @ 24.0%: −$614
• After-tax cash flow: $3,016/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

+3.8% since first listed

12 events — show timeline

• 2026-06-02 Listed $88,775 HARMLS
• 2025-11-14 Rental Removed $1,045 HARMLS
• 2025-10-22 Price Changed $1,045 HARMLS
• 2025-10-09 Listed for Rent $995 HARMLS
• 2024-06-05 Rental Removed $1,000 HARMLS
• 2024-04-16 Listed for Rent $1,000 HARMLS
• 2023-11-04 Listing Removed — HARMLS
• 2023-10-09 Price Changed $84,205 HARMLS
• 2023-09-27 Price Changed $85,115 HARMLS
• 2023-09-11 Listed $85,500 HARMLS
• 2021-04-20 Sold (Public Records) — Public Records
• 2011-05-20 Sold (Public Records) — Public Records

Property tax history

+8.3%/yr

Latest (2025): $1,167 · -6.9% YoY. Source: county tax records.