3801 26th St · Port Arthur, TX 77642

$70,000

3 bd · 2.0 ba · 1,706 sqft · SingleFamily public records · 150 Days on market

Built 1962 6,970 sqft lot $41/sqft · 55% below area ↓ 30% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This delightful home features 3 bedrooms, 2 bathrooms, and was built in 1962. With a spacious area of 1706 square feet, this property offers ample space for comfortable living. Priced affordably, this home presents a wonderful opportunity for anyone looking to settle in a vibrant community. To help visualize this homes floor plan and to highlight its potential virtual furnishings may have been added to photos found in this listing.

Key facts

• 6,970 sq ft lot
• Listed 150 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $673 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.0% 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: schools D-, crime F, amenities 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.
• Market conditions: Rents rising fast (+14.4%/yr); 115 active listings in the ZIP; 3 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 43% 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 $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 2.21% ✓
• Cap rate: 18.96%
• Cash-on-cash: 45.26%
• DSCR: 3.01
• GRM: 3.8

CMA / ARV

• ARV (median comp): $155,277
• List price: $70,000
• Delta: -54.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3741 Avalon Ave	0.72mi	3/2.0	1,586 (-7%)	14mo	$198,000	$125	43
3721 Avalon Ave	0.70mi	4/2.0 (+1)	1,481 (-13%)	3mo	$155,000	$105	38

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: 43.6%
• Equity multiple: 3.03×
• Total profit: $39,748
• Equity at exit: $10,437

10-year hold

• IRR: 52.0%
• Equity multiple: 7.49×
• Total profit: $127,277
• Equity at exit: $6,052

Cash invested: $19,600 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,548 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $673

Break-even live

Break-even rent $696

Max offer price $70,000

Occupancy floor 52%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2510 Avenue A Port Arthur, TX	2.0	2.0	1270	$1,500	$1.18	23d	1	0.65mi
3738 7th Ave Port Arthur, TX	4.0	2.0	1704	$1,795	$1.05	43d	1	0.73mi
5235 33rd St Unit 1 Groves, TX	2.0	1.0	1400	$1,400	$1.00	13d	1	1.39mi

Listing history 5 events

1. 2026-05-05
   status Pending 435-char remark

   Show marketing remark (435 chars)

   This delightful home features 3 bedrooms, 2 bathrooms, and was built in 1962. With a spacious area of 1706 square feet, this property offers ample space for comfortable living. Priced affordably, this home presents a wonderful opportunity for anyone looking to settle in a vibrant community. To help visualize this homes floor plan and to highlight its potential virtual furnishings may have been added to photos found in this listing.

2. 2026-04-14
   price $70,000 435-char remark

   Show marketing remark (435 chars)

   This delightful home features 3 bedrooms, 2 bathrooms, and was built in 1962. With a spacious area of 1706 square feet, this property offers ample space for comfortable living. Priced affordably, this home presents a wonderful opportunity for anyone looking to settle in a vibrant community. To help visualize this homes floor plan and to highlight its potential virtual furnishings may have been added to photos found in this listing.

3. 2026-03-19
   price $74,900 435-char remark

   Show marketing remark (435 chars)

   This delightful home features 3 bedrooms, 2 bathrooms, and was built in 1962. With a spacious area of 1706 square feet, this property offers ample space for comfortable living. Priced affordably, this home presents a wonderful opportunity for anyone looking to settle in a vibrant community. To help visualize this homes floor plan and to highlight its potential virtual furnishings may have been added to photos found in this listing.

4. 2026-01-14
   price $94,900 435-char remark

   Show marketing remark (435 chars)

   This delightful home features 3 bedrooms, 2 bathrooms, and was built in 1962. With a spacious area of 1706 square feet, this property offers ample space for comfortable living. Priced affordably, this home presents a wonderful opportunity for anyone looking to settle in a vibrant community. To help visualize this homes floor plan and to highlight its potential virtual furnishings may have been added to photos found in this listing.

5. 2025-12-07
   listed $99,900 Active 435-char remark

   Show marketing remark (435 chars)

   This delightful home features 3 bedrooms, 2 bathrooms, and was built in 1962. With a spacious area of 1706 square feet, this property offers ample space for comfortable living. Priced affordably, this home presents a wonderful opportunity for anyone looking to settle in a vibrant community. To help visualize this homes floor plan and to highlight its potential virtual furnishings may have been added to photos found in this listing.

ⓘ 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 10/10 Extreme 7 d/yr ≥110°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: $18,576
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$1,148
• − Repairs & maintenance: −$1,486
• − Management: −$1,486
• − Depreciation: −$2,036
• Taxable income: $7,449
• Est. tax owed @ 24.0%: −$1,788
• After-tax cash flow: $6,285/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
• 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

-29.9% since first listed

5 events — show timeline

• 2026-05-05 Pending — BBOR
• 2026-04-14 Price Changed $70,000 BBOR
• 2026-03-19 Price Changed $74,900 BBOR
• 2026-01-14 Price Changed $94,900 BBOR
• 2025-12-07 Listed $99,900 BBOR

Property tax history

+7.3%/yr

Latest (2025): $3,857 · -1.7% YoY. Source: county tax records.