1219 S 13th St · Nederland, TX 77627

$115,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 51 Days on market

Built 1978 7,000 sqft lot $133/sqft · 11% below area Est $143k · 19% under

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Why this score? — see what drove the C+ 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 +19.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +6.0/10.0
• 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 MLS

Enjoy the large covered front porch and attached carport that extends the length of the home. Could park 2 cars tandem. Fully fenced yard, laundry room off the covered carport. Owners added on some at rear of home.

Key facts

• Covered front porch
• Attached carport
• Laundry room

Tags

• COVERED FRONT PORCH
• ATTACHED CARPORT
• FULLY FENCED YARD
• LAUNDRY ROOM
• RENTAL UNIT

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Attached carport; Carport with 2 spaces
• Utilities: Public water; Public sewer; Asphalt road access
• Home design: Residential property; Built in 1978; Pillar/post/pier foundation
• Construction: Vinyl siding; Composition roof
• Exterior features: Covered patio; Patio; Deck; Private yard; Back yard fence; Storage shed(s)

Interior

• Kitchen: Dishwasher; Free-standing range (gas oven); Oven
• Bedrooms: Primary bedroom on the first floor (12 x 11); Bedroom on the first floor (11 x 11)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air (electric)
• Interior features: Ceiling fan(s)
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room on the first floor (4 x 9)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $68 ($811/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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.
• Zoned schools: Highland Park El (math 52% / reading 52%, grade C-, #742 of 4,322 statewide, top 19%, 432 students, 54% FRL); Central Middle (math 42% / reading 47%, grade D, #491 of 1,662 statewide, top 31%, 721 students, 55% FRL); Nederland H S (math 49% / reading 61%, grade C, #373 of 1,632 statewide, top 23%, 1,439 students, 47% FRL).
• Market conditions: Rents rising fast (+9.3%/yr); 111 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $795 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 $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major 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 $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.10% ✓
• Cap rate: 7.69%
• Cash-on-cash: 4.99%
• DSCR: 1.22
• GRM: 7.6

CMA / ARV

• ARV (median comp): $142,839
• List price: $115,000
• Delta: -19.49%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
807 S 12th St	0.31mi	2/1.0	960 (+11%)	12mo	$79,900	$83	57

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: -6.0%
• Equity multiple: 0.77×
• Total profit: $-7,542
• Equity at exit: $17,147

10-year hold

• IRR: 9.5%
• Equity multiple: 1.93×
• Total profit: $29,830
• Equity at exit: $9,943

Cash invested: $32,200 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,265 high
• Mortgage (P&I): −$603
• Tax from tax record: −$215 /mo · $2,576/yr
• Insurance: −$48
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $68

Break-even live

Break-even rent $1,180

Max offer price $115,000

Occupancy floor 90%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1619 Avenue G Unit G Nederland, TX	3.0	1.5	1100	$1,750	$1.59	23d	1	0.45mi
1924 Avenue H Unit H Nederland, TX	2.0	1.0	900	$1,000	$1.11	43d	1	0.55mi
812 S 6th St Nederland, TX	3.0	1.0	996	$1,500	$1.51	13d	1	0.63mi
1003 Avenue B Nederland, TX	1.0–2.0	1.0	726	$1,050	$1.45	13d	7	0.64mi
2604 Avenue C Unit C Nederland, TX	3.0	2.0	1008	$1,795	$1.78	43d	1	1.03mi
608 S 2nd St Nederland, TX	3.0	1.0	936	$1,600	$1.71	13d	1	1.04mi
209 N 22nd St Unit 1 Nederland, TX	2.0	1.0	900	$1,100	$1.22	43d	1	1.04mi
531 S 28th St Unit B Nederland, TX	1.0	1.0	600	$750	$1.25	13d	1	1.07mi
531 S 28th St Unit B Nederland, TX	1.0	1.0	660	$750	$1.14	23d	1	1.07mi
7901 Heatherbrook Trl Unit 57 Port Arthur, TX	2.0	1.0	988	$1,425	$1.44	13d	1	1.21mi
7901 Heatherbrook Trl Apt 3 Port Arthur, TX	1.0	1.0	812	$1,325	$1.63	43d	1	1.24mi
7901 Heatherbrook Trl Unit 190 Port Arthur, TX	2.0	1.0	988	$1,425	$1.44	21d	1	1.24mi
303 Hardy Ave Unit 3 Nederland, TX	1.0	1.0	700	$850	$1.21	43d	1	1.25mi
1820 Helena Ave Nederland, TX	2.0	1.0	820	$1,150	$1.40	43d	1	1.35mi
1820 Helena Ave Nederland, TX	2.0	1.0	840	$1,100	$1.31	13d	1	1.35mi

Listing history 18 events

1. 2026-06-18
   days on market $115,000 Active 51 DOM
2. 2026-06-17
   days on market $115,000 Active 50 DOM
3. 2026-06-16
   days on market $115,000 Active 49 DOM
4. 2026-06-15
   days on market $115,000 Active 48 DOM
5. 2026-06-14
   days on market $115,000 Active 46 DOM
6. 2026-06-13
   days on market $115,000 Active 45 DOM
7. 2026-06-10
   days on market $115,000 Active 43 DOM
8. 2026-06-09
   days on market $115,000 Active 42 DOM
9. 2026-06-08
   days on market $115,000 Active 41 DOM
10. 2026-06-07
    days on market $115,000 Active 40 DOM
11. 2026-06-05
    days on market $115,000 Active 37 DOM
12. 2026-06-03
    days on market $115,000 Active 36 DOM
13. 2026-06-02
    days on market $115,000 Active 35 DOM
14. 2026-06-01
    days on market $115,000 Active 34 DOM
15. 2026-05-31
    days on market $115,000 Active 33 DOM
16. 2026-05-30
    days on market $115,000 Active 32 DOM
17. 2026-04-28
    listed $115,000 Active 389-char remark

    Show marketing remark (214 chars)

    Enjoy the large covered front porch and attached carport that extends the length of the home. Could park 2 cars tandem. Fully fenced yard, laundry room off the covered carport. Owners added on some at rear of home.

18. 2026-04-28
    listed $115,000 Active 390-char remark

    Show marketing remark (214 chars)

    Enjoy the large covered front porch and attached carport that extends the length of the home. Could park 2 cars tandem. Fully fenced yard, laundry room off the covered carport. Owners added on some at rear of home.

ⓘ 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: $2,576 · $215/mo
• Projected year-2 tax: $2,576 · $215/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 7/10 Severe FEMA zone X · 60% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $15,184
• − Mortgage interest: −$6,442
• − Property taxes: −$2,576
• − Insurance: −$1,372
• − Repairs & maintenance: −$1,215
• − Management: −$1,215
• − Depreciation: −$3,345
• Taxable loss: −$980
• Est. tax savings @ 24.0%: +$235
• After-tax cash flow: $1,046/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

+0.0% since first listed

2 events — show timeline

• 2026-04-28 Listed $115,000 HARMLS
• 2026-04-28 Listed $115,000 BBOR

Property tax history

+4.7%/yr

Latest (2025): $2,576 · -2.3% YoY. Source: county tax records.