1114 Montrose St · Port Neches, TX 77651

$175,000

2 bd · 1.0 ba · 780 sqft · SingleFamily public records · 22 Days on market

Built 1962 $224/sqft · 31% above area Est $134k · 31% over

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Why this score? — see what drove the D 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 +19.7/30.0
• DSCR +6.2/10.0
• 1% rule +4.9/10.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

OWNER FINANCING AVAILABLE!! Step into this beautifully renovated 2-bedroom, 1-bath home in the heart of Port Neches, offering a perfect blend of modern updates and everyday comfort. From the moment you walk in, you’ll notice the fresh interior, updated flooring, and inviting layout designed to maximize space and natural light. The kitchen has been completely redone with new appliances and a practical setup that makes both cooking and entertaining easy. Every upgrade has been carefully completed, giving the home a polished, move-in ready feel. Tucked away in a well-established, peaceful neighborhood and located within a the sought-after PNG school district, this property is ideal for f

Key facts

• Renovated home
• New appliances
• Updated flooring

Tags

• RENOVATED HOME
• UPDATED FLOORING
• NEW APPLIANCES
• PEACEFUL NEIGHBORHOOD
• SOUGHT-AFTER SCHOOL DISTRICT

Property features AI

Exterior

• Parking: Attached carport (1 space)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-story
• Construction: Brick veneer construction; Composition roof; Slab foundation; Built as a residential single-family property
• Exterior features: Patio; Public-maintained road access

Interior

• Kitchen: Dishwasher; Refrigerator; Microwave; Range; Garbage disposal
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Dishwasher; Refrigerator; Microwave; Range; Garbage disposal

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (0.7% below list).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.7% 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; 5 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 4 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 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 $172,375 (1.5% below list)

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.99% ✗
• Cap rate: 7.70%
• Cash-on-cash: 5.01%
• DSCR: 1.22
• GRM: 8.4

CMA / ARV

• ARV (median comp): $133,821
• List price: $175,000
• Delta: 30.77%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1104 Grigsby Ave	0.48mi	2/1.0	720 (-8%)	11mo	$130,000	$181	56
1802 Live Oak St	0.44mi	3/1.0 (+1)	864 (+11%)	3mo	$159,900	$185	54

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: 0.69×
• Total profit: $-15,333
• Equity at exit: $26,093

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $3,422
• Equity at exit: $15,131

Cash invested: $49,000 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,738 high
• Mortgage (P&I): −$918
• Tax from tax record: −$178 /mo · $2,137/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $204

Break-even live

Break-even rent $1,479

Max offer price $175,000

Occupancy floor 83%

Sensitivity live

Price	-10% $304	-5% $254	+0% $204	+5% $155	+10% $105
Rent	-10% $67	-5% $136	+0% $204	+5% $273	+10% $342
Rate	-1.0pp $293	-0.5pp $249	base $204	+0.5pp $159	+1.0pp $113

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
608 S 2nd St Nederland, TX	3.0	1.0	936	$1,600	$1.71	15d	1	0.99mi
307 Avenue E Port Neches, TX	3.0	2.0	875	$1,550	$1.77	15d	1	1.08mi
2140 Merriman St Port Neches, TX	2.0	1.0	800	$1,995	$2.49	15d	1	1.22mi
2150 Merriman St Port Neches, TX	2.0	1.0	800	$1,995	$2.49	15d	1	1.23mi
812 S 6th St Nederland, TX	3.0	1.0	996	$1,500	$1.51	15d	1	1.37mi

Listing history 9 events

1. 2026-04-30
   listed $175,000 Active 884-char remark
2. 2026-04-28
   historical
3. 2026-04-14
   listed $165,000 Active
4. 2026-04-14
   historical
5. 2026-03-31
   listed $195,000 Active
6. 2026-01-29
   soldstatus
7. 2026-01-28
   soldstatus Closed
8. 2025-12-19
   status Pending
9. 2025-11-30
   listed $75,000 Active

ⓘ 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: $2,137 · $178/mo
• Projected year-2 tax: $3,202 · $267/mo
• Expected delta: +$1,066/yr (+$89/mo · 49.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 13% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $20,858
• − Mortgage interest: −$9,803
• − Property taxes: −$2,137
• − Insurance: −$875
• − Repairs & maintenance: −$1,669
• − Management: −$1,669
• − Depreciation: −$5,091
• Taxable loss: −$384
• Est. tax savings @ 24.0%: +$92
• After-tax cash flow: $2,546/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

+133.3% since first listed

10 events — show timeline

• 2026-05-21 Pending — BBOR
• 2026-04-30 Listed $175,000 BBOR
• 2026-04-28 Listing Removed — HARMLS
• 2026-04-14 Listing Removed — HARMLS
• 2026-04-14 Listed $165,000 HARMLS
• 2026-03-31 Listed $195,000 HARMLS
• 2026-01-29 Sold (Public Records) — Public Records
• 2026-01-28 Sold (MLS) — BBOR
• 2025-12-19 Pending — BBOR
• 2025-11-30 Listed $75,000 BBOR

Property tax history

+6.1%/yr

Latest (2025): $2,137 · +9.6% YoY. Source: county tax records.