923 N 14th St · Nederland, TX 77627

$130,000

3 bd · 2.0 ba · 1,624 sqft · SingleFamily public records · 7 Days on market

Built 1962 $80/sqft · 35% below area Est $201k · 35% 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 +29.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Rent growth +4.8/5.0
• Schools +4.5/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits in the heart of Nederland, Texas! This 3-bedroom, 2-bathroom home is full of potential and ready for your personal touch. With a spacious living room, there’s plenty of room to create a comfortable gathering space. The home also features a large laundry room for added convenience and a cedar closet—ideal for storage with a touch of classic charm. Located in a great neighborhood close to highly regarded schools, this property combines location, space, and opportunity. Whether you’re looking to renovate and flip or settle in and make it your own, this Nederland gem is worth a look.

Key facts

• Cedar closet
• Large laundry room
• 2 parking spots

Tags

• LARGE LAUNDRY ROOM
• CEDAR CLOSET
• HIGHLY REGARDED SCHOOLS

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking: Attached carport; 2 carport spaces
• Security:
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Composition roof
• Exterior features: Public maintained road

Interior

• Kitchen: Dishwasher; Gas cooktop
• Bedrooms:
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans
• Interior features: Pantry
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $456 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 10.5% vs local median 4.6% in Nederland — 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 (#129 in TX, #3,906 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Nederland ISD (suburban): math 51% / reading 52% proficiency, ranked #138 of 826 in TX (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+9.3%/yr); 111 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $130,000

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 A-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. 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.
5. 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.
6. 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: 1.35% ✓
• Cap rate: 10.50%
• Cash-on-cash: 15.02%
• DSCR: 1.67
• GRM: 6.2

CMA / ARV

• ARV (median comp): $200,805
• List price: $130,000
• Delta: -35.26%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1412 Ithaca Ave	0.03mi	2/2.0 (-1)	1,646 (+1%)	3mo	$174,900	$106	89
2003 Gary Ave	0.41mi	4/2.0 (+1)	1,800 (+11%)	4mo	$175,000	$97	54
203 N 21st St	0.67mi	3/1.5	1,550 (-5%)	12mo	$210,000	$135	50

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: 11.3%
• Equity multiple: 1.47×
• Total profit: $17,275
• Equity at exit: $19,383

10-year hold

• IRR: 24.1%
• Equity multiple: 3.60×
• Total profit: $94,809
• Equity at exit: $11,240

Cash invested: $36,400 (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 77627

• Rents YoY: 9.3%
• Active inventory: 111
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,755 high
• Mortgage (P&I): −$682
• Tax from tax record: −$195 /mo · $2,338/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $456

Break-even live

Break-even rent $1,178

Max offer price $130,000

Occupancy floor 69%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1815 Helena Ave Nederland, TX	3.0	2.0	1248	$1,750	$1.40	23d	1	0.30mi
1903 N 19th St Nederland, TX	3.0	2.0	2154	$2,950	$1.37	43d	1	0.67mi
2125 Avenue A Unit A Nederland, TX	3.0	2.0	1200	$1,600	$1.33	44d	1	0.81mi
2125 Avenue A Unit A Nederland, TX	3.0	2.0	1175	$1,600	$1.36	13d	1	0.81mi
2125 Avenue A Unit A Nederland, TX	3.0	2.0	1200	$1,600	$1.33	23d	1	0.81mi
2512 Avenue A Unit A Nederland, TX	3.0	1.5	1387	$1,795	$1.29	23d	1	0.93mi
1619 Avenue G Unit G Nederland, TX	3.0	1.5	1100	$1,750	$1.59	23d	1	1.04mi
2707 Seattle St Nederland, TX	3.0	2.5	2077	$1,850	$0.89	23d	1	1.05mi
311 Nederland Ave Nederland, TX	3.0	2.0	1360	$1,890	$1.39	13d	1	1.06mi
3119 Moor Dr Nederland, TX	3.0	1.5	1448	$1,795	$1.24	43d	1	1.15mi
1107 S 16th St Unit 1 Nederland, TX	2.0	1.0	1395	$1,250	$0.90	13d	1	1.21mi
304 Avenue E Nederland, TX	3.0	2.0	1511	$1,900	$1.26	13d	1	1.23mi
3527 Helena Ave Nederland, TX	2.0	2.5	1088	$1,200	$1.10	43d	1	1.30mi
3514 Hwy 69 N Nederland, TX	2.0–3.0	1.0–2.0	1144	$1,600	$1.40	13d	7	1.47mi

Listing history 3 events

1. 2026-05-13
   status Pending 623-char remark
2. 2026-05-07
   listed $130,000 Active 623-char remark
3. 2010-04-14
   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: $2,338 · $195/mo
• Projected year-2 tax: $2,379 · $198/mo
• Expected delta: +$41/yr (+$3/mo · 1.8%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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: $21,059
• − Mortgage interest: −$7,282
• − Property taxes: −$2,338
• − Insurance: −$650
• − Repairs & maintenance: −$1,685
• − Management: −$1,685
• − Depreciation: −$3,782
• Taxable income: $3,638
• Est. tax owed @ 24.0%: −$873
• After-tax cash flow: $4,595/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: Nederland ISD
• NCES district ID: 4832280
• Math proficiency: 51% ▼ -3.00%
• Reading proficiency: 52% ▼ -3.00%
• Median HH income: $59,647
• Composite: 44.95/100
• National rank: #2709
• State rank: #138 of 826 in TX

Livability — Nederland

• Score: 75/100
• State rank: #129
• US rank: #3906

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nederland, TX
• County: Jefferson County · 203,592 people
• City population: 22,357
• Metro: Beaumont-Port Arthur, TX
• Population (ZIP): 22,357
• Household income: $78,001
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 572.0

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: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 12% Two or more races 8% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 10% Slovak 3% Italian 2%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 87% English-only · Spanish 8% Other Indo-European 1% Vietnamese 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: ▼ -228.91%
• Current HPI: 176.2132
• Rent YoY: ▲ 9.27%
• 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

5 events — show timeline

• 2026-06-13 Delisted — BBOR
• 2026-06-11 Sold (MLS) — BBOR
• 2026-05-13 Pending — BBOR
• 2026-05-07 Listed $130,000 BBOR
• 2010-04-14 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2025): $2,338 · -2.3% YoY. Source: county tax records.