170 S John St · Bridge City, TX 77611

$80,000

3 bd · 2.0 ba · 2,271 sqft · SingleFamily public records · 123 Days on market

Built 1960 0.61 ac lot $35/sqft · 66% below area ↓ 39% 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
• Schools +4.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious home featuring a 3-bedroom, 2-bath layout on 0.61 acres within the city limits of Bridge City. This is one you won’t want to miss!

Key facts

• 0.61 acre lot
• Listed 123 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $559 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.7% 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: 125 active listings in the ZIP; solid renter incomes; 235 units permitted in Orange County in 2024 (50 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Orange County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $30k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 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 1960 — 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. 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.
7. 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.
8. 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: 1.87% ✓
• Cap rate: 15.68%
• Cash-on-cash: 33.53%
• DSCR: 2.49
• GRM: 4.5

CMA / ARV

• ARV (median comp): $235,091
• List price: $80,000
• Delta: -65.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
255 Gilmer St	0.24mi	4/2.5 (+1)	2,136 (-6%)	4mo	$209,000	$98	69
323 Dove Ct	0.50mi	4/2.0 (+1)	2,204 (-3%)	2mo	$314,990	$143	65
319 Dove Ct	0.46mi	4/2.0 (+1)	2,204 (-3%)	5mo	$317,593	$144	65
310 Dobbyn St	0.30mi	3/2.5	2,134 (-6%)	22mo	$259,900	$122	56
445 Bryant Blvd	0.54mi	4/2.0 (+1)	2,100 (-8%)	3mo	$324,900	$155	55
435 Bryant Blvd	0.54mi	3/2.0	2,020 (-11%)	4mo	$344,900	$171	53
470 Bryant Blvd	0.57mi	3/2.0	2,022 (-11%)	9mo	$382,500	$189	48
436 S Inwood Dr	0.40mi	3/2.0	1,955 (-14%)	14mo	$229,000	$117	47
412 Crescent Dr	0.32mi	3/2.0	1,946 (-14%)	21mo	$119,900	$62	44

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: 24.6%
• Equity multiple: 2.01×
• Total profit: $22,727
• Equity at exit: $11,928

10-year hold

• IRR: 32.4%
• Equity multiple: 3.94×
• Total profit: $65,923
• Equity at exit: $6,917

Cash invested: $22,400 (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 77611

• Active inventory: 125
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,492 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $559

Break-even live

Break-even rent $784

Max offer price $80,000

Occupancy floor 58%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $80,000 Active 123 DOM
2. 2026-06-17
   days on market $80,000 Active 122 DOM
3. 2026-06-16
   days on market $80,000 Active 121 DOM
4. 2026-06-15
   days on market $80,000 Active 120 DOM
5. 2026-06-14
   pricedays on market $80,000 Active 118 DOM
6. 2026-06-10
   days on market $92,000 Active 115 DOM
7. 2026-06-09
   days on market $92,000 Active 114 DOM
8. 2026-06-08
   days on market $92,000 Active 113 DOM
9. 2026-06-07
   days on market $92,000 Active 112 DOM
10. 2026-06-03
    days on market $92,000 Active 108 DOM
11. 2026-06-02
    days on market $92,000 Active 107 DOM
12. 2026-06-01
    days on market $92,000 Active 106 DOM
13. 2026-05-31
    days on market $92,000 Active 105 DOM
14. 2026-05-30
    days on market $92,000 Active 104 DOM
15. 2026-04-15
    price $92,000 145-char remark

    Show marketing remark (145 chars)

    Spacious home featuring a 3-bedroom, 2-bath layout on 0.61 acres within the city limits of Bridge City. This is one you won’t want to miss!

16. 2026-03-26
    status Active 145-char remark

    Show marketing remark (145 chars)

    Spacious home featuring a 3-bedroom, 2-bath layout on 0.61 acres within the city limits of Bridge City. This is one you won’t want to miss!

17. 2026-03-20
    status Pending 145-char remark

    Show marketing remark (145 chars)

    Spacious home featuring a 3-bedroom, 2-bath layout on 0.61 acres within the city limits of Bridge City. This is one you won’t want to miss!

18. 2026-03-14
    price $100,000 145-char remark

    Show marketing remark (145 chars)

    Spacious home featuring a 3-bedroom, 2-bath layout on 0.61 acres within the city limits of Bridge City. This is one you won’t want to miss!

19. 2026-02-09
    listed $110,000 Active 145-char remark

    Show marketing remark (145 chars)

    Spacious home featuring a 3-bedroom, 2-bath layout on 0.61 acres within the city limits of Bridge City. This is one you won’t want to miss!

20. 2025-03-18
    price $199,900
21. 2022-06-03
    soldstatus
22. 2022-05-24
    soldstatus
23. 2022-05-24
    soldstatus
24. 2022-04-06
    listed $149,900
25. 2021-10-06
    listed $149,900
26. 2021-06-10
    soldstatus
27. 2017-10-16
    soldstatus
28. 2017-08-02
    soldstatus
29. 2007-08-09
    soldstatus

ⓘ 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 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $17,904
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$1,198
• − Repairs & maintenance: −$1,432
• − Management: −$1,432
• − Depreciation: −$2,327
• Taxable income: $5,834
• Est. tax owed @ 24.0%: −$1,400
• After-tax cash flow: $5,312/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

• Census place: Bridge City, TX
• County: Orange County · 87,112 people
• City population: 10,112
• Metro: Beaumont-Port Arthur, TX
• Population (ZIP): 10,112
• Household income: $92,004
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 214.0

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: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 14% Two or more races 12% Asian 2%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Lithuanian 12% Slovak 3% Iranian 2%
• Foreign-born: 3% · Canada
• Languages at home: 89% English-only · Spanish 6% French/Haitian/Cajun 2% Russian/Polish/Slavic 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: ▼ -98.42%
• Current HPI: 155.9874
• Rent YoY: —
• 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

-38.6% since first listed

15 events — show timeline

• 2026-04-15 Price Changed $92,000 BBOR
• 2026-03-26 Relisted — BBOR
• 2026-03-20 Pending — BBOR
• 2026-03-14 Price Changed $100,000 BBOR
• 2026-02-09 Listed $110,000 BBOR
• 2025-03-18 Price Changed $199,900 BBOR
• 2022-06-03 Sold (Public Records) — Public Records
• 2022-05-24 Sold (MLS) — BBOR
• 2022-05-24 Sold (MLS) — PNPANBOR
• 2022-04-06 Listed $149,900 BBOR
• 2021-10-06 Listed $149,900 PNPANBOR
• 2021-06-10 Sold (Public Records) — Public Records
• 2017-10-16 Sold (Public Records) — Public Records
• 2017-08-02 Sold (Public Records) — Public Records
• 2007-08-09 Sold (Public Records) — Public Records

Property tax history

+7.9%/yr

Latest (2025): $4,357 · -1.9% YoY. Source: county tax records.