3571 Carpenter Cir · Bridge City, TX 77630

$66,000

2 bd · 2.0 ba · 1,008 sqft · SingleFamily public records · 104 Days on market

Built 1999 0.33 ac lot ↓ 51% since listing

---

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 +29.5/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.5/10.0
• Schools +4.0/10.0
• Rent growth +3.9/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Waterfront property with your own dock and little oasis! This home is designed for those that want to spend time outside and love the water. Take your boat to the intercostals from your back yard. The owners used the garage as a converted space for entertaining, but converted back to a 2 car garage. The outdoor covered patio areas has a screened area and open decking as well as a great picnic area. The master upstairs has a great sunroom style space with a wonderful view. The house could use some updating and would be super easy. There is an extra bedroom not included on the main sq footage and the workshop has plumbing access with an old 1/2 bath.

Key facts

• 0.33 acre lot
• 2 garage spots
• Listed 104 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $66k.

Deal economics

• At list price, monthly cash flow is $-191 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $58k (12.1% below list).
• Meets the 1% rule at list price ($1k rent vs $66k).
• Recommended offer: $58k (12.1% below list) — sets the bar for cash-flow.
• Cap rate 10.6% vs local median 2.2% in Bridge City — 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 72/100 on livability (#251 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools C-, amenities F, commute F.
• Bridge City ISD (other): math 41% / reading 51% proficiency, ranked #224 of 826 in TX (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.7%/yr); 339 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 235 units permitted in Orange County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($456 loan paydown + $667 appreciation (1.0% local appreciation)).
• Orange County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($60k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $15k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.4% of price; flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $58,006 (12.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.63% ✓
• Cap rate: 10.58%
• Cash-on-cash: 15.33%
• DSCR: 1.68
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.01% appreciation · 5.71% rent growth · sell at horizon

5-year hold

• IRR: -7.7%
• Equity multiple: 0.60×
• Total profit: $-7,473
• Equity at exit: $22,565

10-year hold

• IRR: 1.9%
• Equity multiple: 1.27×
• Total profit: $4,924
• Equity at exit: $30,014

Cash invested: $18,480 (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 77630

• Home prices YoY: 0.4%
• Rents YoY: 5.7%
• Active inventory: 339
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,078 high
• Mortgage (P&I): −$346
• Tax from tax record: −$242 /mo · $2,900/yr
• Insurance: −$28
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $-191

Break-even live

Break-even rent $1,319

Max offer price $58,006

Occupancy floor —

Sensitivity live

Price	-10% $-153	-5% $-172	+0% $-191	+5% $-209	+10% $-228
Rent	-10% $-276	-5% $-233	+0% $-191	+5% $-148	+10% $-105
Rate	-1.0pp $-157	-0.5pp $-174	base $-191	+0.5pp $-208	+1.0pp $-225

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: $16,500
• Closing costs: $1,980
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 W Pattillo Rd Bridge City, TX	2.0	2.0	1000	$1,250	$1.25	15d	1	0.66mi
119 Patillo Rd Bridge City, TX	2.0	2.0	1000	$1,250	$1.25	15d	1	0.67mi
120 W Pattillo Rd Bridge City, TX	2.0	2.0	1075	$1,050	$0.98	15d	1	0.69mi
100 Patillo Rd Bridge City, TX	1.0–2.0	1.0–2.0	800	$1,200	$1.50	15d	3	0.70mi
3650 Fish Hook Ln Unit LANE2A Bridge City, TX	2.0	1.0	920	$1,025	$1.11	22d	1	0.77mi
200 Bower Dr Bridge City, TX	2.0	1.0	832	$1,000	$1.20	14d	8	1.13mi
620 Douglas St Bridge City, TX	2.0	1.0	888	$1,000	$1.13	15d	1	1.19mi
620 Douglas St Bridge City, TX	2.0	1.0	888	$1,000	$1.13	22d	1	1.19mi
608 Douglas St Bridge City, TX	2.0	1.0	888	$1,000	$1.13	22d	1	1.19mi
616 Douglas St Bridge City, TX	2.0	1.0	856	$1,000	$1.17	45d	1	1.20mi
400 Bower Rd Unit Cp Bridge City, TX	3.0	1.0	892	$895	$1.00	24d	1	1.20mi
400 Bower Rd Unit Cp Bridge City, TX	3.0	1.0	892	$895	$1.00	45d	1	1.20mi
400 Bower Rd Unit CP16 Bridge City, TX	3.0	1.0	892	$895	$1.00	15d	1	1.20mi
110 Farm Dr Unit B Bridge City, TX	1.0	1.0	800	$700	$0.88	45d	1	1.33mi
2342 Wise St Bridge City, TX	2.0	1.0	790	$1,050	$1.33	15d	1	1.43mi

Listing history 15 events

1. 2026-04-23
   status Pending
2. 2026-04-14
   price $66,000
3. 2026-03-13
   price $71,000
4. 2026-02-11
   price $76,000
5. 2026-01-10
   listed $81,000 Active
6. 2024-01-04
   soldstatus
7. 2024-01-03
   soldstatus Closed 656-char remark

   Show marketing remark (656 chars)

   Waterfront property with your own dock and little oasis! This home is designed for those that want to spend time outside and love the water. Take your boat to the intercostals from your back yard. The owners used the garage as a converted space for entertaining, but converted back to a 2 car garage. The outdoor covered patio areas has a screened area and open decking as well as a great picnic area. The master upstairs has a great sunroom style space with a wonderful view. The house could use some updating and would be super easy. There is an extra bedroom not included on the main sq footage and the workshop has plumbing access with an old 1/2 bath.

8. 2023-10-30
   status Pending 656-char remark

   Show marketing remark (656 chars)

   Waterfront property with your own dock and little oasis! This home is designed for those that want to spend time outside and love the water. Take your boat to the intercostals from your back yard. The owners used the garage as a converted space for entertaining, but converted back to a 2 car garage. The outdoor covered patio areas has a screened area and open decking as well as a great picnic area. The master upstairs has a great sunroom style space with a wonderful view. The house could use some updating and would be super easy. There is an extra bedroom not included on the main sq footage and the workshop has plumbing access with an old 1/2 bath.

9. 2023-09-06
   price $139,000 656-char remark

   Show marketing remark (656 chars)

   Waterfront property with your own dock and little oasis! This home is designed for those that want to spend time outside and love the water. Take your boat to the intercostals from your back yard. The owners used the garage as a converted space for entertaining, but converted back to a 2 car garage. The outdoor covered patio areas has a screened area and open decking as well as a great picnic area. The master upstairs has a great sunroom style space with a wonderful view. The house could use some updating and would be super easy. There is an extra bedroom not included on the main sq footage and the workshop has plumbing access with an old 1/2 bath.

10. 2023-08-24
    status Active 656-char remark

    Show marketing remark (656 chars)

    Waterfront property with your own dock and little oasis! This home is designed for those that want to spend time outside and love the water. Take your boat to the intercostals from your back yard. The owners used the garage as a converted space for entertaining, but converted back to a 2 car garage. The outdoor covered patio areas has a screened area and open decking as well as a great picnic area. The master upstairs has a great sunroom style space with a wonderful view. The house could use some updating and would be super easy. There is an extra bedroom not included on the main sq footage and the workshop has plumbing access with an old 1/2 bath.

11. 2023-08-08
    historical 656-char remark

    Show marketing remark (656 chars)

    Waterfront property with your own dock and little oasis! This home is designed for those that want to spend time outside and love the water. Take your boat to the intercostals from your back yard. The owners used the garage as a converted space for entertaining, but converted back to a 2 car garage. The outdoor covered patio areas has a screened area and open decking as well as a great picnic area. The master upstairs has a great sunroom style space with a wonderful view. The house could use some updating and would be super easy. There is an extra bedroom not included on the main sq footage and the workshop has plumbing access with an old 1/2 bath.

12. 2023-07-21
    listed $175,000 Active 656-char remark

    Show marketing remark (656 chars)

    Waterfront property with your own dock and little oasis! This home is designed for those that want to spend time outside and love the water. Take your boat to the intercostals from your back yard. The owners used the garage as a converted space for entertaining, but converted back to a 2 car garage. The outdoor covered patio areas has a screened area and open decking as well as a great picnic area. The master upstairs has a great sunroom style space with a wonderful view. The house could use some updating and would be super easy. There is an extra bedroom not included on the main sq footage and the workshop has plumbing access with an old 1/2 bath.

13. 2019-04-01
    soldstatus
14. 2019-03-29
    soldstatus 59-char remark

    Show marketing remark (59 chars)

    Home has been remodeled. Waterfront. Sold "as is"

15. 2018-09-22
    listed $134,900 59-char remark

    Show marketing remark (59 chars)

    Home has been remodeled. Waterfront. Sold "as is"

ⓘ 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: $2,900 · $242/mo
• Projected year-2 tax: $2,900 · $242/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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $12,932
• − Mortgage interest: −$3,697
• − Property taxes: −$2,900
• − Insurance: −$5,448
• − Repairs & maintenance: −$1,035
• − Management: −$1,035
• − Depreciation: −$1,920
• Taxable loss: −$3,103
• Est. tax savings @ 24.0%: +$745
• After-tax cash flow: $-1,541/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: Bridge City ISD
• NCES district ID: 4811310
• Math proficiency: 41% ▼ -11.00%
• Reading proficiency: 51% ▲ 1.00%
• Median HH income: $60,817
• Composite: 40.47/100
• National rank: #3720
• State rank: #224 of 826 in TX

Livability — Bridge City

• Score: 72/100
• State rank: #251
• US rank: #5948

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment A+ Housing A+ Health & safety C+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Orange County · 87,112 people
• City population: 22,976
• Metro: Beaumont-Port Arthur, TX
• Population (ZIP): 28,983
• Household income: $64,373
• Rent vs Own: 32.2% rent · 67.8% own
• Severe rent burden: 1018.0

Population outlook (Orange County) Hauer SSP2

• Today (2025): 88,065 people
• By 2030: 89,591 · +1.7%
• By 2040: 91,982 · +4.4%
• By 2050: 93,023 · +5.6%
• By 2075: 94,871 · +7.7%
• By 2100: 88,155 · +0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 21% Hispanic / Latino 11% Two or more races 9%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 13% Italian 1% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 7% French/Haitian/Cajun 1% Other Asian/Pacific 1%

Political lean MEDSL · Orange

• 2024 margin: Solid R (+66.8) · D 16.4% · R 83.1%
• 2008→2024 swing: -19.6pp toward R · 2008: -47.1pp · 2024: -66.8pp
• All cycles: 2024: R+66.8 2020: R+63.4 2016: R+61.9 2012: R+54.3 2008: R+47.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.01%
• Current HPI: 264.14
• Rent YoY: ▲ 5.71%
• 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

-51.1% since first listed

15 events — show timeline

• 2026-04-23 Pending — BBOR
• 2026-04-14 Price Changed $66,000 BBOR
• 2026-03-13 Price Changed $71,000 BBOR
• 2026-02-11 Price Changed $76,000 BBOR
• 2026-01-10 Listed $81,000 BBOR
• 2024-01-04 Sold (Public Records) — Public Records
• 2024-01-03 Sold (MLS) — BBOR
• 2023-10-30 Pending — BBOR
• 2023-09-06 Price Changed $139,000 BBOR
• 2023-08-24 Relisted — BBOR
• 2023-08-08 Delisted — BBOR
• 2023-07-21 Listed $175,000 BBOR
• 2019-04-01 Sold (Public Records) — Public Records
• 2019-03-29 Sold (MLS) — BBOR
• 2018-09-22 Listed $134,900 BBOR

Property tax history

+2.5%/yr

Latest (2025): $2,900 · -6.5% YoY. Source: county tax records.