1125 Ithaca Ave · Nederland, TX 77627

$94,900

4 bd · 2.0 ba · 1,794 sqft · SingleFamily public records · 1 Days on market

Built 1962 9,148 sqft lot

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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 +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

BANK OWNED FORECLOSURE. CALLING ALL INVESTORS. .. .THIS HOME LOCATED IN NEDERLAND AT THE END OF A QUIET CUL DE SAC STREET OFFERS THE POTENTIAL FOR A SOLID FLIP OR RENTAL PROJECT; THE HOME NEEDS A SIGNIFICANT AMOUNT OF WORK/TLC AS REFLECTED IN THE PRICE BUT THIS PROPERTY HAS A LOT OF THINGS ALREADY GOING FOR IT THAT COULD POTENTIALLY MAKE THIS A VERY SUCCESSFUL INVESTOR PROJECT.

Key facts

• 9,148 sq ft lot
• 2 garage spots

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Composition roof
• Exterior features: Located on a cul-de-sac; Publicly maintained road

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Patio; Workshop

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $742 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Cap rate 15.7% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 30% of the median local income ($78k/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 $656 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,900

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 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?
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: 2.08% ✓
• Cap rate: 15.68%
• Cash-on-cash: 33.51%
• DSCR: 2.49
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $276,276
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1108 18th St N	0.45mi	4/2.0	1,890 (+5%)	2mo	$300,000	$159	68
2003 Gary Ave	0.60mi	4/2.0	1,800 (+0%)	5mo	$175,000	$97	67
1216 Marshall Ave	0.31mi	5/2.0 (+1)	1,972 (+10%)	13mo	$250,000	$127	53
722 Atlanta Ave	0.61mi	4/3.0	1,798 (+0%)	18mo	$185,000	$103	52
522 Boston Ave	0.65mi	3/2.0 (-1)	1,662 (-7%)	12mo	$299,900	$180	42
1515 Detroit Ave	0.43mi	3/2.5 (-1)	2,043 (+14%)	14mo	$315,000	$154	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: 35.0%
• Equity multiple: 2.60×
• Total profit: $42,447
• Equity at exit: $14,150

10-year hold

• IRR: 44.6%
• Equity multiple: 6.49×
• Total profit: $145,842
• Equity at exit: $8,205

Cash invested: $26,572 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,975 high
• Mortgage (P&I): −$498
• Tax from tax record: −$281 /mo · $3,371/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $742

Break-even live

Break-even rent $1,036

Max offer price $94,900

Occupancy floor 57%

Sensitivity live

Price	-10% $796	-5% $769	+0% $742	+5% $715	+10% $688
Rent	-10% $586	-5% $664	+0% $742	+5% $820	+10% $898
Rate	-1.0pp $790	-0.5pp $766	base $742	+0.5pp $717	+1.0pp $692

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1815 Helena Ave Nederland, TX	3.0	2.0	1248	$1,750	$1.40	24d	1	0.48mi
1903 N 19th St Nederland, TX	3.0	2.0	2154	$2,950	$1.37	44d	1	0.79mi
311 Nederland Ave Nederland, TX	3.0	2.0	1360	$1,890	$1.39	14d	1	0.91mi
2512 Avenue A Unit A Nederland, TX	3.0	1.5	1387	$1,795	$1.29	24d	1	1.08mi
304 Avenue E Nederland, TX	3.0	2.0	1511	$1,900	$1.26	14d	1	1.10mi
2707 Seattle St Nederland, TX	3.0	2.5	2077	$1,850	$0.89	24d	1	1.21mi
3119 Moor Dr Nederland, TX	3.0	1.5	1448	$1,795	$1.24	44d	1	1.32mi

Listing history 3 events

1. 2026-06-09
   status $94,900 Pending 1 DOM
2. 2026-06-07
   remarks 380-char remark
3. 2026-06-07
   listed $94,900 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: $3,371 · $281/mo
• Projected year-2 tax: $3,371 · $281/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 3/10 Moderate FEMA zone X · 12% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $23,698
• − Mortgage interest: −$5,316
• − Property taxes: −$3,371
• − Insurance: −$474
• − Repairs & maintenance: −$1,896
• − Management: −$1,896
• − Depreciation: −$2,761
• Taxable income: $7,984
• Est. tax owed @ 24.0%: −$1,916
• After-tax cash flow: $6,988/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

1 event — show timeline

• 2026-06-07 Listed $94,900 BBOR

Property tax history

+4.5%/yr

Latest (2025): $3,371 · -2.3% YoY. Source: county tax records.