6248 Cherry Ave · Port Arthur, TX 77640

$159,000

3 bd · 2.0 ba · 1,554 sqft · SingleFamily public records · 36 Days on market

Built 1962 $102/sqft · 7% below area Est $172k · 7% 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 +26.5/30.0
• ARV discount +10.9/15.0
• DSCR +9.0/10.0
• 1% rule +6.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 6248 Cherry Ave, a beautifully updated 3-bedroom, 2-bathroom residence situated on a spacious corner lot. This home has been refreshed inside and out, featuring a vibrant blue exterior, a convenient attached carport, and a large fenced yard with a mature shade tree. Step inside to a bright, modern interior with brand-new flooring, sleek light fixtures, and ceiling fans throughout. The kitchen is fully upgraded with crisp white cabinetry and a double sink. Both bathrooms have been elegantly remodeled with sophisticated marble-patterned tiling and modern vanities. The oversized backyard provides a peaceful, airy retreat perfect for outdoor activities and weekend BBQs. With its fres

Key facts

• 2 parking spots
• Listed 36 days

Property features AI

Finance

• Other: Low annual tax amount listed

Exterior

• Parking: Carport with 2 spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Frame construction; Composition roof
• Exterior features: Corner lot; Publicly maintained road frontage

Interior

• Kitchen: Range; Refrigerator; Dishwasher not listed
• Flooring: Wood flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central electric heat; Central air; Ceiling fan(s)
• Interior features: Washer and Dryer included; Refrigerator and Range included; Wood flooring throughout; Ceiling fans; Central air conditioning; Central electric heating
• Laundry & utility: In-unit washer and dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $352 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $154k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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: crime F, amenities F, commute 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.
• Zoned schools: Port Acres El (math 17% / reading 22%, grade F, #3,583 of 4,322 statewide, top 86%, 479 students, 87% FRL); Lincoln Middle (math 14% / reading 21%, grade F, #1,507 of 1,662 statewide, top 91%, 722 students, 87% FRL); Memorial H S (math 15% / reading 27%, grade F, #1,385 of 1,632 statewide, top 85%, 2,116 students, 77% FRL) — zoned schools at 84% FRL track the district average.
• Market conditions: 149 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.

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 $154,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1962 — 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 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.13% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.27%
• DSCR: 1.50
• GRM: 7.4

CMA / ARV

• ARV (median comp): $171,871
• List price: $159,000
• Delta: -7.49%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5816 Pastel Ave	0.59mi	3/2.0	1,660 (+7%)	2mo	$195,000	$117	59

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: -2.0%
• Equity multiple: 0.92×
• Total profit: $-3,348
• Equity at exit: $23,707

10-year hold

• IRR: 7.7%
• Equity multiple: 1.58×
• Total profit: $25,976
• Equity at exit: $13,747

Cash invested: $44,520 (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: 149
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$104 /mo · $1,244/yr
• Insurance: −$66
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $352

Break-even live

Break-even rent $1,355

Max offer price $159,000

Occupancy floor 75%

Sensitivity live

Price	-10% $442	-5% $397	+0% $352	+5% $307	+10% $262
Rent	-10% $210	-5% $281	+0% $352	+5% $423	+10% $494
Rate	-1.0pp $432	-0.5pp $392	base $352	+0.5pp $311	+1.0pp $269

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6101 Ray Ave Port Arthur, TX	3.0	2.0	1447	$1,800	$1.24	45d	1	1.04mi

Listing history 11 events

1. 2026-06-10
   status $159,000 Pending 36 DOM
2. 2026-06-09
   days on market $159,000 Active 36 DOM
3. 2026-06-08
   days on market $159,000 Active 35 DOM
4. 2026-06-07
   days on market $159,000 Active 34 DOM
5. 2026-06-03
   days on market $159,000 Active 30 DOM
6. 2026-06-02
   days on market $159,000 Active 29 DOM
7. 2026-06-01
   days on market $159,000 Active 28 DOM
8. 2026-05-31
   days on market $159,000 Active 27 DOM
9. 2026-05-30
   days on market $159,000 Active 26 DOM
10. 2026-05-04
    listed $159,000 Active 849-char remark
11. 2025-04-28
    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: $1,244 · $104/mo
• Projected year-2 tax: $2,910 · $242/mo
• Expected delta: +$1,666/yr (+$139/mo · 133.9%)

ⓘ 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) · 76% 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: $21,600
• − Mortgage interest: −$8,906
• − Property taxes: −$1,244
• − Insurance: −$1,592
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$4,625
• Taxable income: $1,776
• Est. tax owed @ 24.0%: −$426
• After-tax cash flow: $3,796/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

3 events — show timeline

• 2026-06-09 Pending — BBOR
• 2026-05-04 Listed $159,000 BBOR
• 2025-04-28 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,244 · +7.9% YoY. Source: county tax records.