2114 7th St · Port Neches, TX 77651

$109,500

3 bd · 1.0 ba · 1,154 sqft · SingleFamily public records · 15 Days on market

Built 1962 7,801 sqft lot Est $165k · 34% under

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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 +15.0/15.0
• 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

New roof and sheathing in 2020. Property needs work. Sold as-is.

Key facts

• 7,801 sq ft lot
• Built 1962
• Listed 15 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electric cooling
• Home design: Residential property; Single-story entry (first-floor living)
• Construction: Built in 1962; Wood siding exterior; Composition roof; Slab foundation
• Exterior features: Lot approximately 0.18 acres; Other lot features

Interior

• Bedrooms: Two 10x10 bedrooms on the first floor; One primary bedroom on the first floor (12x12)
• Bathrooms: One full bathroom
• Heating & cooling: Central air conditioning (electric)
• Interior features: Three total rooms; First-floor bedrooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $419 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.9% 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.
• Zoned schools: Port Neches El (math 40% / reading 44%, grade F, #1,335 of 4,322 statewide, top 33%, 378 students, 40% FRL); Port Neches Middle (math 39% / reading 43%, grade F, #613 of 1,662 statewide, top 38%, 599 students, 36% FRL); Port Neches-Groves H S (math 36% / reading 57%, grade D-, #621 of 1,632 statewide, top 38%, 1,627 students, 43% FRL).
• Market conditions: 96 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $757 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.
• Climate carrying-cost: major 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 $107,857 (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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.53% ✓
• Cap rate: 10.89%
• Cash-on-cash: 16.41%
• DSCR: 1.73
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $165,022
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2110 7th St	0.01mi	2/1.0 (-1)	988 (-14%)	3mo	$140,000	$142	68
1401 Ordway St	0.47mi	3/1.0	1,254 (+9%)	4mo	$179,900	$143	60
1118 West Dr	0.52mi	3/1.0	1,232 (+7%)	5mo	$195,000	$158	60
720 S 2nd St	0.50mi	3/1.0	1,233 (+7%)	9mo	$175,000	$142	58
108 S 2nd 1/2 St	0.69mi	3/1.5	1,256 (+9%)	3mo	$210,000	$167	48
508 S 1st 1/2 St	0.47mi	3/1.0	1,014 (-12%)	14mo	$151,900	$150	46
1105 West Dr	0.55mi	3/2.0	1,272 (+10%)	10mo	$199,900	$157	45
316 S 4th St	0.72mi	3/1.0	1,000 (-13%)	5mo	$64,900	$65	40
908 Gulf Ave	0.57mi	3/2.0	1,315 (+14%)	8mo	$150,000	$114	40
1122 Wagner St	0.54mi	2/1.0 (-1)	1,000 (-13%)	22mo	$105,000	$105	29

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: 7.6%
• Equity multiple: 1.30×
• Total profit: $9,070
• Equity at exit: $16,327

10-year hold

• IRR: 16.9%
• Equity multiple: 2.39×
• Total profit: $42,751
• Equity at exit: $9,468

Cash invested: $30,660 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,679 high
• Mortgage (P&I): −$574
• Tax from tax record: −$287 /mo · $3,445/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $419

Break-even live

Break-even rent $1,148

Max offer price $109,500

Occupancy floor 70%

Sensitivity live

Price	-10% $481	-5% $450	+0% $419	+5% $388	+10% $357
Rent	-10% $287	-5% $353	+0% $419	+5% $485	+10% $552
Rate	-1.0pp $474	-0.5pp $447	base $419	+0.5pp $391	+1.0pp $362

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: $27,375
• Closing costs: $3,285
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	14d	1	0.52mi
311 Nederland Ave Nederland, TX	3.0	2.0	1360	$1,890	$1.39	14d	1	0.77mi
812 S 6th St Nederland, TX	3.0	1.0	996	$1,500	$1.51	14d	1	0.87mi
2140 Merriman St Port Neches, TX	2.0	1.0	800	$1,995	$2.49	14d	1	0.96mi
2150 Merriman St Port Neches, TX	2.0	1.0	800	$1,995	$2.49	14d	1	0.97mi
307 Avenue E Port Neches, TX	3.0	2.0	875	$1,550	$1.77	14d	1	1.24mi
1003 Avenue B Nederland, TX	1.0–2.0	1.0	726	$1,050	$1.45	14d	7	1.27mi

Listing history 12 events

1. 2026-06-17
   status $109,500 Pending 15 DOM
2. 2026-06-16
   days on market $109,500 Active 15 DOM
3. 2026-06-15
   days on market $109,500 Active 14 DOM
4. 2026-06-14
   days on market $109,500 Active 12 DOM
5. 2026-06-10
   days on market $109,500 Active 9 DOM
6. 2026-06-09
   days on market $109,500 Active 8 DOM
7. 2026-06-08
   days on market $109,500 Active 7 DOM
8. 2026-06-07
   days on market $109,500 Active 6 DOM
9. 2026-06-03
   days on market $109,500 Active 2 DOM
10. 2026-06-03
    remarks 64-char remark
11. 2026-06-02
    remarks 20-char remark
12. 2026-06-02
    listed $109,500 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: $3,445 · $287/mo
• Projected year-2 tax: $3,445 · $287/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 · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°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: $20,142
• − Mortgage interest: −$6,134
• − Property taxes: −$3,445
• − Insurance: −$548
• − Repairs & maintenance: −$1,611
• − Management: −$1,611
• − Depreciation: −$3,185
• Taxable income: $3,609
• Est. tax owed @ 24.0%: −$866
• After-tax cash flow: $4,164/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 events — show timeline

• 2026-06-01 Listed $109,500 HARMLS
• 2006-04-06 Sold (Public Records) — Public Records
• 2004-12-27 Sold (Public Records) — Public Records

Property tax history

+5.4%/yr

Latest (2025): $3,445 · +6.7% YoY. Source: county tax records.