1006 Montgomery St · Port Neches, TX 77651

$235,000

4 bd · 2.0 ba · 2,040 sqft · SingleFamily public records · 239 Days on market

Built 1962 5,850 sqft lot $115/sqft · at area comps Est $227k · at est.

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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 +25.8/30.0
• DSCR +8.6/10.0
• 1% rule +7.5/10.0
• ARV discount +6.0/15.0
• 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 updated home in PNGISD has a split floor plan, large master suite, and modern touches throughout!! The kitchen features a gas stove, quartz counters and shaker cabinets. There are 3 bedrooms and a full bath with a tub/shower combo off of the hallway. There is a flex space that could but used as an office or extra living area that leads to the back patio. Off of the flex space you will find an over-sized utility room complete with a dog bath!!! The master suite has a walk-in shower, double sinks, and a large master bedroom. The three car garage has a workshop and an upstairs with lots of potential or excellent storage space. Conveniently located near downtown Port Neches near restaurants and shops make this a desirable location!

Key facts

• Quartz counters
• Flex space
• Split floor plan

Tags

• SPLIT FLOOR PLAN
• GAS STOVE
• QUARTZ COUNTERS
• SHAKER CABINETS
• FLEX SPACE
• OVER-SIZED UTILITY ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $569 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).
• Recommended offer: $207k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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; 2 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 $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 239 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 6y ago 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: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 239 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.25% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.37%
• DSCR: 1.46
• GRM: 6.6

CMA / ARV

• ARV (median comp): $227,363
• List price: $235,000
• Delta: 3.36%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1022 Mcarthur Dr	0.38mi	3/2.0 (-1)	1,780 (-13%)	1mo	$316,990	$178	55
1934 Llano St	0.75mi	4/2.0	2,032 (-0%)	16mo	$319,900	$157	51
1813 Ordway St	0.47mi	4/2.5	2,326 (+14%)	3mo	$399,900	$172	50
2010 7th St	0.65mi	4/2.0	1,760 (-14%)	16mo	$159,900	$91	34

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: -0.7%
• Equity multiple: 0.97×
• Total profit: $-1,740
• Equity at exit: $35,039

10-year hold

• IRR: 9.0%
• Equity multiple: 1.69×
• Total profit: $45,630
• Equity at exit: $20,319

Cash invested: $65,800 (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: 6.6×

Monthly cashflow live

• Estimated rent: $2,945 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$428 /mo · $5,136/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$619
• Net cashflow: $569

Break-even live

Break-even rent $2,226

Max offer price $235,000

Occupancy floor 76%

Sensitivity live

Price	-10% $702	-5% $635	+0% $569	+5% $502	+10% $436
Rent	-10% $336	-5% $452	+0% $569	+5% $685	+10% $801
Rate	-1.0pp $687	-0.5pp $628	base $569	+0.5pp $508	+1.0pp $446

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
906 Neches Dr Port Neches, TX	4.0	3.0	2533	$3,500	$1.38	15d	1	0.81mi
304 Avenue E Nederland, TX	3.0	2.0	1511	$1,900	$1.26	15d	1	1.40mi

Listing history 33 events

1. 2026-06-21
   days on market $235,000 Active 239 DOM
2. 2026-06-18
   days on market $235,000 Active 236 DOM
3. 2026-06-17
   days on market $235,000 Active 235 DOM
4. 2026-06-16
   days on market $235,000 Active 234 DOM
5. 2026-06-15
   days on market $235,000 Active 233 DOM
6. 2026-06-14
   days on market $235,000 Active 231 DOM
7. 2026-06-10
   days on market $235,000 Active 228 DOM
8. 2026-06-09
   days on market $235,000 Active 227 DOM
9. 2026-06-08
   days on market $235,000 Active 226 DOM
10. 2026-06-07
    days on market $235,000 Active 225 DOM
11. 2026-06-03
    days on market $235,000 Active 221 DOM
12. 2026-06-03
    price $235,000 Active 220 DOM
13. 2026-06-02
    days on market $245,000 Active 220 DOM
14. 2026-06-01
    days on market $245,000 Active 219 DOM
15. 2026-05-31
    days on market $245,000 Active 218 DOM
16. 2026-05-30
    days on market $245,000 Active 217 DOM
17. 2025-12-21
    price $245,000 742-char remark

    Show marketing remark (742 chars)

    This updated home in PNGISD has a split floor plan, large master suite, and modern touches throughout!! The kitchen features a gas stove, quartz counters and shaker cabinets. There are 3 bedrooms and a full bath with a tub/shower combo off of the hallway. There is a flex space that could but used as an office or extra living area that leads to the back patio. Off of the flex space you will find an over-sized utility room complete with a dog bath!!! The master suite has a walk-in shower, double sinks, and a large master bedroom. The three car garage has a workshop and an upstairs with lots of potential or excellent storage space. Conveniently located near downtown Port Neches near restaurants and shops make this a desirable location!

18. 2025-12-21
    status Active 742-char remark

    Show marketing remark (742 chars)

    This updated home in PNGISD has a split floor plan, large master suite, and modern touches throughout!! The kitchen features a gas stove, quartz counters and shaker cabinets. There are 3 bedrooms and a full bath with a tub/shower combo off of the hallway. There is a flex space that could but used as an office or extra living area that leads to the back patio. Off of the flex space you will find an over-sized utility room complete with a dog bath!!! The master suite has a walk-in shower, double sinks, and a large master bedroom. The three car garage has a workshop and an upstairs with lots of potential or excellent storage space. Conveniently located near downtown Port Neches near restaurants and shops make this a desirable location!

19. 2025-12-21
    price $245,000 742-char remark

    Show marketing remark (742 chars)

    This updated home in PNGISD has a split floor plan, large master suite, and modern touches throughout!! The kitchen features a gas stove, quartz counters and shaker cabinets. There are 3 bedrooms and a full bath with a tub/shower combo off of the hallway. There is a flex space that could but used as an office or extra living area that leads to the back patio. Off of the flex space you will find an over-sized utility room complete with a dog bath!!! The master suite has a walk-in shower, double sinks, and a large master bedroom. The three car garage has a workshop and an upstairs with lots of potential or excellent storage space. Conveniently located near downtown Port Neches near restaurants and shops make this a desirable location!

20. 2025-12-18
    status Active 742-char remark

    Show marketing remark (742 chars)

    This updated home in PNGISD has a split floor plan, large master suite, and modern touches throughout!! The kitchen features a gas stove, quartz counters and shaker cabinets. There are 3 bedrooms and a full bath with a tub/shower combo off of the hallway. There is a flex space that could but used as an office or extra living area that leads to the back patio. Off of the flex space you will find an over-sized utility room complete with a dog bath!!! The master suite has a walk-in shower, double sinks, and a large master bedroom. The three car garage has a workshop and an upstairs with lots of potential or excellent storage space. Conveniently located near downtown Port Neches near restaurants and shops make this a desirable location!

21. 2025-12-18
    status Pending 742-char remark

    Show marketing remark (742 chars)

    This updated home in PNGISD has a split floor plan, large master suite, and modern touches throughout!! The kitchen features a gas stove, quartz counters and shaker cabinets. There are 3 bedrooms and a full bath with a tub/shower combo off of the hallway. There is a flex space that could but used as an office or extra living area that leads to the back patio. Off of the flex space you will find an over-sized utility room complete with a dog bath!!! The master suite has a walk-in shower, double sinks, and a large master bedroom. The three car garage has a workshop and an upstairs with lots of potential or excellent storage space. Conveniently located near downtown Port Neches near restaurants and shops make this a desirable location!

22. 2025-11-28
    status Pending 742-char remark

    Show marketing remark (742 chars)

    This updated home in PNGISD has a split floor plan, large master suite, and modern touches throughout!! The kitchen features a gas stove, quartz counters and shaker cabinets. There are 3 bedrooms and a full bath with a tub/shower combo off of the hallway. There is a flex space that could but used as an office or extra living area that leads to the back patio. Off of the flex space you will find an over-sized utility room complete with a dog bath!!! The master suite has a walk-in shower, double sinks, and a large master bedroom. The three car garage has a workshop and an upstairs with lots of potential or excellent storage space. Conveniently located near downtown Port Neches near restaurants and shops make this a desirable location!

23. 2025-11-28
    status Pending 742-char remark

    Show marketing remark (742 chars)

    This updated home in PNGISD has a split floor plan, large master suite, and modern touches throughout!! The kitchen features a gas stove, quartz counters and shaker cabinets. There are 3 bedrooms and a full bath with a tub/shower combo off of the hallway. There is a flex space that could but used as an office or extra living area that leads to the back patio. Off of the flex space you will find an over-sized utility room complete with a dog bath!!! The master suite has a walk-in shower, double sinks, and a large master bedroom. The three car garage has a workshop and an upstairs with lots of potential or excellent storage space. Conveniently located near downtown Port Neches near restaurants and shops make this a desirable location!

24. 2025-10-22
    listed $235,000 Active 742-char remark

    Show marketing remark (742 chars)

    This updated home in PNGISD has a split floor plan, large master suite, and modern touches throughout!! The kitchen features a gas stove, quartz counters and shaker cabinets. There are 3 bedrooms and a full bath with a tub/shower combo off of the hallway. There is a flex space that could but used as an office or extra living area that leads to the back patio. Off of the flex space you will find an over-sized utility room complete with a dog bath!!! The master suite has a walk-in shower, double sinks, and a large master bedroom. The three car garage has a workshop and an upstairs with lots of potential or excellent storage space. Conveniently located near downtown Port Neches near restaurants and shops make this a desirable location!

25. 2025-10-21
    listed $235,000 Active 742-char remark

    Show marketing remark (742 chars)

    This updated home in PNGISD has a split floor plan, large master suite, and modern touches throughout!! The kitchen features a gas stove, quartz counters and shaker cabinets. There are 3 bedrooms and a full bath with a tub/shower combo off of the hallway. There is a flex space that could but used as an office or extra living area that leads to the back patio. Off of the flex space you will find an over-sized utility room complete with a dog bath!!! The master suite has a walk-in shower, double sinks, and a large master bedroom. The three car garage has a workshop and an upstairs with lots of potential or excellent storage space. Conveniently located near downtown Port Neches near restaurants and shops make this a desirable location!

26. 2020-12-04
    soldstatus
27. 2020-12-04
    soldstatus
28. 2020-11-04
    listed $199,900
29. 2020-10-13
    listed $199,900
30. 2020-06-22
    soldstatus
31. 2020-06-19
    soldstatus
32. 2020-05-11
    listed $109,900
33. 2011-01-18
    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: $5,136 · $428/mo
• Projected year-2 tax: $5,136 · $428/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 6/10 Major FEMA zone X · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 25 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: $35,344
• − Mortgage interest: −$13,164
• − Property taxes: −$5,136
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,828
• − Management: −$2,828
• − Depreciation: −$6,836
• Taxable income: $3,378
• Est. tax owed @ 24.0%: −$811
• After-tax cash flow: $6,012/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

+122.9% since first listed

17 events — show timeline

• 2025-12-21 Price Changed $245,000 BBOR
• 2025-12-21 Relisted — HARMLS
• 2025-12-21 Price Changed $245,000 HARMLS
• 2025-12-18 Relisted — BBOR
• 2025-12-18 Pending — HARMLS
• 2025-11-28 Pending — HARMLS
• 2025-11-28 Pending — BBOR
• 2025-10-22 Listed $235,000 BBOR
• 2025-10-21 Listed $235,000 HARMLS
• 2020-12-04 Sold (MLS) — PNPANBOR
• 2020-12-04 Sold (MLS) — BBOR
• 2020-11-04 Listed $199,900 BBOR
• 2020-10-13 Listed $199,900 PNPANBOR
• 2020-06-22 Sold (Public Records) — Public Records
• 2020-06-19 Sold (MLS) — PNPANBOR
• 2020-05-11 Listed $109,900 PNPANBOR
• 2011-01-18 Sold (Public Records) — Public Records

Property tax history

+5.9%/yr

Latest (2025): $5,136 · -17.0% YoY. Source: county tax records.