828 Suncrest Dr · Port Arthur, TX 77630

$250,000

3 bd · 2.5 ba · 1,711 sqft · SingleFamily public records · 79 Days on market

Built 1976 0.88 ac lot $146/sqft · 18% below area Est $305k · 18% under ↓ 4% since listing

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +9.3/30.0
• Appreciation +5.5/10.0
• Schools +4.0/10.0
• Rent growth +3.9/5.0
• Livability +3.1/5.0
• 1% rule +2.7/10.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Looking for extra space? You've found it with . 88 acres. Nice home in excellent condition. Formal LR or could be study or 4th bedroom. Inside laundry room with 1/2 bath. All electric home. Double car garage with concrete drive with additional parking. Double sinks in Primary bath and hall bath. Corner F/P in family room. Outside City limits of Bridge City but close enough to shopping, schools and churches. Call for an appointment or call your favorite Agent to show.

Key facts

• 0.88 acre lot
• 2 garage spots
• Listed 79 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-609 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (43.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (23.3% below list).
• Recommended offer: $142k (43.0% below list) — sets the bar for cash-flow.

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.
• 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.
• Zoned schools: Bridge City El (843 students, 50% FRL); Bridge City Middle (math 34% / reading 46%, grade F, #646 of 1,662 statewide, top 40%, 695 students, 40% FRL); Bridge City H S (math 42% / reading 66%, grade C-, #422 of 1,632 statewide, top 26%, 894 students, 34% FRL) — zoned schools at 41% FRL track the district average.
• Market conditions: Rents rising fast (+5.7%/yr); 339 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 235 units permitted in Orange County in 2024 (50 in 5+ unit buildings).
• This rent runs 36% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $4k of equity ($2k loan paydown + $3k appreciation (1.0% local appreciation)).
• Orange County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $142,389 (43.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 43% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. 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: 0.77% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.13%
• DSCR: 0.86
• GRM: 10.9

CMA / ARV

• ARV (median comp): $304,762
• List price: $250,000
• Delta: -17.97%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
160 Lauren	0.67mi	3/2.0	1,779 (+4%)	2mo	$265,000	$149	59
150 Tyler Dr	0.59mi	3/2.0	1,868 (+9%)	12mo	$312,500	$167	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.01% appreciation · 5.71% rent growth · sell at horizon

5-year hold

• IRR: -7.9%
• Equity multiple: 0.59×
• Total profit: $-28,358
• Equity at exit: $85,475

10-year hold

• IRR: -0.3%
• Equity multiple: 0.96×
• Total profit: $-3,149
• Equity at exit: $113,688

Cash invested: $70,000 (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 77630

• Home prices YoY: 0.4%
• Rents YoY: 5.7%
• Active inventory: 339
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,918 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$283 /mo · $3,390/yr
• Insurance: −$104
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $-609

Break-even live

Break-even rent $2,689

Max offer price $142,389

Occupancy floor —

Sensitivity live

Price	-10% $-468	-5% $-538	+0% $-609	+5% $-680	+10% $-751
Rent	-10% $-761	-5% $-685	+0% $-609	+5% $-533	+10% $-458
Rate	-1.0pp $-483	-0.5pp $-546	base $-609	+0.5pp $-674	+1.0pp $-740

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1320 Wisteria St Bridge City, TX	3.0	2.0	2151	$2,800	$1.30	45d	1	1.02mi
1180 Alton St Bridge City, TX	3.0	1.5	1470	$1,800	$1.22	15d	1	1.18mi

Listing history 16 events

1. 2026-06-18
   days on market $250,000 Active 79 DOM
2. 2026-06-17
   days on market $250,000 Active 78 DOM
3. 2026-06-16
   days on market $250,000 Active 77 DOM
4. 2026-06-15
   days on market $250,000 Active 76 DOM
5. 2026-06-14
   days on market $250,000 Active 74 DOM
6. 2026-06-10
   days on market $250,000 Active 71 DOM
7. 2026-06-09
   days on market $250,000 Active 70 DOM
8. 2026-06-08
   days on market $250,000 Active 69 DOM
9. 2026-06-07
   days on market $250,000 Active 68 DOM
10. 2026-06-03
    days on market $250,000 Active 64 DOM
11. 2026-06-02
    days on market $250,000 Active 63 DOM
12. 2026-06-01
    days on market $250,000 Active 62 DOM
13. 2026-05-31
    days on market $250,000 Active 61 DOM
14. 2026-05-30
    days on market $250,000 Active 60 DOM
15. 2026-04-22
    price $250,000 472-char remark

    Show marketing remark (472 chars)

    Looking for extra space? You've found it with . 88 acres. Nice home in excellent condition. Formal LR or could be study or 4th bedroom. Inside laundry room with 1/2 bath. All electric home. Double car garage with concrete drive with additional parking. Double sinks in Primary bath and hall bath. Corner F/P in family room. Outside City limits of Bridge City but close enough to shopping, schools and churches. Call for an appointment or call your favorite Agent to show.

16. 2026-03-31
    listed $260,000 Active 472-char remark

    Show marketing remark (472 chars)

    Looking for extra space? You've found it with . 88 acres. Nice home in excellent condition. Formal LR or could be study or 4th bedroom. Inside laundry room with 1/2 bath. All electric home. Double car garage with concrete drive with additional parking. Double sinks in Primary bath and hall bath. Corner F/P in family room. Outside City limits of Bridge City but close enough to shopping, schools and churches. Call for an appointment or call your favorite Agent to show.

ⓘ 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: $3,390 · $283/mo
• Projected year-2 tax: $4,575 · $381/mo
• Expected delta: +$1,185/yr (+$99/mo · 35.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,014
• − Mortgage interest: −$14,004
• − Property taxes: −$3,390
• − Insurance: −$6,368
• − Repairs & maintenance: −$1,841
• − Management: −$1,841
• − Depreciation: −$7,273
• Taxable loss: −$11,704
• Est. tax savings @ 24.0%: +$2,809
• After-tax cash flow: $-4,501/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 — 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

• County: Orange County · 87,112 people
• City population: 38,358
• Metro: Beaumont-Port Arthur, TX
• Population (ZIP): 28,983
• Household income: $64,373
• Rent vs Own: 32.2% rent · 67.8% own
• Severe rent burden: 1018.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 21% Hispanic / Latino 11% Two or more races 9%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 13% Italian 1% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 7% French/Haitian/Cajun 1% Other Asian/Pacific 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: ▲ 1.01%
• Current HPI: 264.14
• Rent YoY: ▲ 5.71%
• 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

-3.8% since first listed

2 events — show timeline

• 2026-04-22 Price Changed $250,000 BBOR
• 2026-03-31 Listed $260,000 BBOR

Property tax history

+2.8%/yr

Latest (2025): $3,390 · -7.4% YoY. Source: county tax records.