930 W 5th St · Port Arthur, TX 77640

$87,000

3 bd · 1.0 ba · 1,360 sqft · SingleFamily public records · 299 Days on market

Built 1968 5,401 sqft lot $64/sqft · 24% above area Est $70k · 24% over ↓ 8% since listing

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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 +27.1/30.0
• DSCR +9.4/10.0
• 1% rule +8.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 1-bath home with large rooms and a spacious living area. This older but sturdy home is being sold as-is and just needs a little TLC to make it your perfect space. Enjoy a nice-sized fenced backyard in a cozy, established neighborhood.

Key facts

• Fenced backyard
• 5,401 sq ft lot
• Garage

Tags

• FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $87k.

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $87k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 5.0% in Port Arthur — 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 61/100 on livability (#1,014 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D-, crime F, amenities F.
• Port Arthur ISD (urban): math 15% / reading 22% proficiency, ranked #796 of 826 in TX (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 148 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $601 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 299 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; 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 $76,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 299 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 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. 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.
10. 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.
11. 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: 1.38% ✓
• Cap rate: 9.68%
• Cash-on-cash: 12.11%
• DSCR: 1.54
• GRM: 6.0

CMA / ARV

• ARV (median comp): $70,432
• List price: $87,000
• Delta: 23.52%
• Verdict: OVERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1227 W 5th St	0.21mi	3/2.0	1,392 (+2%)	21mo	$79,000	$57	65
1439 W 5th St	0.36mi	2/2.0 (-1)	1,287 (-5%)	5mo	$35,000	$27	61

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: -2.8%
• Equity multiple: 0.90×
• Total profit: $-2,557
• Equity at exit: $12,972

10-year hold

• IRR: 7.0%
• Equity multiple: 1.53×
• Total profit: $12,970
• Equity at exit: $7,522

Cash invested: $24,360 (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 77640

• Home prices YoY: -22.2%
• Active inventory: 148
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$456
• Tax from tax record: −$210 /mo · $2,517/yr
• Insurance: −$36
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $179

Break-even live

Break-even rent $973

Max offer price $87,000

Occupancy floor 80%

Sensitivity live

Price	-10% $229	-5% $204	+0% $179	+5% $155	+10% $130
Rent	-10% $85	-5% $132	+0% $179	+5% $227	+10% $274
Rate	-1.0pp $223	-0.5pp $201	base $179	+0.5pp $157	+1.0pp $134

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
311 12th St Port Arthur, TX	2.0	1.0	894	$1,200	$1.34	14d	1	0.97mi

Listing history 18 events

1. 2026-06-18
   days on market $87,000 Active 299 DOM
2. 2026-06-17
   days on market $87,000 Active 298 DOM
3. 2026-06-16
   days on market $87,000 Active 297 DOM
4. 2026-06-15
   days on market $87,000 Active 296 DOM
5. 2026-06-14
   days on market $87,000 Active 294 DOM
6. 2026-06-13
   days on market $87,000 Active 293 DOM
7. 2026-06-10
   days on market $87,000 Active 291 DOM
8. 2026-06-09
   days on market $87,000 Active 290 DOM
9. 2026-06-08
   days on market $87,000 Active 289 DOM
10. 2026-06-07
    days on market $87,000 Active 288 DOM
11. 2026-06-03
    days on market $87,000 Active 284 DOM
12. 2026-06-02
    days on market $87,000 Active 283 DOM
13. 2026-06-01
    days on market $87,000 Active 282 DOM
14. 2026-05-31
    days on market $87,000 Active 281 DOM
15. 2026-05-30
    days on market $87,000 Active 280 DOM
16. 2025-12-02
    price $87,000 254-char remark

    Show marketing remark (254 chars)

    Charming 3-bedroom, 1-bath home with large rooms and a spacious living area. This older but sturdy home is being sold as-is and just needs a little TLC to make it your perfect space. Enjoy a nice-sized fenced backyard in a cozy, established neighborhood.

17. 2025-10-28
    price $90,000 254-char remark

    Show marketing remark (254 chars)

    Charming 3-bedroom, 1-bath home with large rooms and a spacious living area. This older but sturdy home is being sold as-is and just needs a little TLC to make it your perfect space. Enjoy a nice-sized fenced backyard in a cozy, established neighborhood.

18. 2025-08-23
    listed $95,000 Active 254-char remark

    Show marketing remark (254 chars)

    Charming 3-bedroom, 1-bath home with large rooms and a spacious living area. This older but sturdy home is being sold as-is and just needs a little TLC to make it your perfect space. Enjoy a nice-sized fenced backyard in a cozy, established neighborhood.

ⓘ 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: $2,517 · $210/mo
• Projected year-2 tax: $2,517 · $210/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 8/10 Severe FEMA zone X (shaded) · 75% 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: $14,400
• − Mortgage interest: −$4,873
• − Property taxes: −$2,517
• − Insurance: −$1,232
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$2,531
• Taxable income: $942
• Est. tax owed @ 24.0%: −$226
• After-tax cash flow: $1,925/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: Port Arthur ISD
• NCES district ID: 4835400
• Math proficiency: 15% ▼ -22.00%
• Reading proficiency: 22% ▼ -10.00%
• Median HH income: $31,795
• Composite: 14.9/100
• National rank: #9373
• State rank: #796 of 826 in TX

Livability — Port Arthur

• Score: 61/100
• State rank: #1014
• US rank: #18061

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Arthur, TX
• City population: 38,358
• Population (ZIP): 17,480

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: Black 54% White 22% Hispanic / Latino 21% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 16% Dominican 1%
• Common ancestry: Lithuanian 3%
• Foreign-born: 11% · Canada
• Languages at home: 79% English-only · Spanish 17% Other Indo-European 2% German/W. Germanic 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: ▼ -47.78%
• Current HPI: 167.6359
• Rent YoY: —
• Metro: —
• 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

-8.4% since first listed

3 events — show timeline

• 2025-12-02 Price Changed $87,000 HARMLS
• 2025-10-28 Price Changed $90,000 HARMLS
• 2025-08-23 Listed $95,000 HARMLS

Property tax history

+13.0%/yr

Latest (2025): $2,517 · +17.7% YoY. Source: county tax records.