350 Austin Ave · Bridge City, TX 77611

$55,000

3 bd · 2.0 ba · 0 sqft · Manufactured public records · 24 Days on market

Built 1982

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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

Home is located in a trailer park can be moved or stay in the lot

Key facts

• Built 1982
• Listed 24 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.
• Cap rate 21.5% 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; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 235 units permitted in Orange County in 2024 (50 in 5+ unit buildings).
• This rent is only 18% of the median local income ($92k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 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 $15k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($54k) 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 $54,175 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.47% ✓
• Cap rate: 21.46%
• Cash-on-cash: 54.18%
• DSCR: 3.41
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.7%
• Equity multiple: 1.55×
• Total profit: $8,485
• Equity at exit: $8,201

10-year hold

• IRR: 22.8%
• Equity multiple: 2.99×
• Total profit: $30,576
• Equity at exit: $4,755

Cash invested: $15,400 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,361 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $269

Break-even live

Break-even rent $1,021

Max offer price $55,000

Occupancy floor 75%

Sensitivity live

Price	-10% $307	-5% $288	+0% $269	+5% $250	+10% $231
Rent	-10% $161	-5% $215	+0% $269	+5% $322	+10% $376
Rate	-1.0pp $296	-0.5pp $283	base $269	+0.5pp $254	+1.0pp $240

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
516 Shannons Way Bridge City, TX	3.0	2.0	1800	$1,800	$1.00	15d	1	0.04mi
9 Parkland St Bridge City, TX	3.0	1.5	—	$1,800	—	22d	1	0.04mi
19 Parkland St Bridge City, TX	3.0	2.0	—	$1,800	—	22d	1	0.06mi
400 Bower Rd Unit Cp Bridge City, TX	3.0	1.0	892	$895	$1.00	24d	1	0.10mi
400 Bower Rd Unit Cp Bridge City, TX	3.0	1.0	892	$895	$1.00	45d	1	0.10mi
400 Bower Rd Unit CP16 Bridge City, TX	3.0	1.0	892	$895	$1.00	15d	1	0.10mi
608 Douglas St Bridge City, TX	2.0	1.0	888	$1,000	$1.13	22d	1	0.29mi
620 Douglas St Bridge City, TX	2.0	1.0	888	$1,000	$1.13	22d	1	0.31mi
620 Douglas St Bridge City, TX	2.0	1.0	888	$1,000	$1.13	15d	1	0.31mi
616 Douglas St Bridge City, TX	2.0	1.0	856	$1,000	$1.17	45d	1	0.31mi
200 Bower Dr Bridge City, TX	2.0	1.0	832	$1,000	$1.20	14d	8	0.32mi
2342 Wise St Bridge City, TX	2.0	1.0	790	$1,050	$1.33	15d	1	0.33mi
565 E Roundbunch Rd Unit A Bridge City, TX	2.0	2.0	—	$1,050	—	24d	1	0.36mi
565 E Roundbunch Rd Unit B Bridge City, TX	3.0	2.0	—	$1,350	—	24d	1	0.36mi
2201 Wise St Bridge City, TX	2.0–3.0	1.0–2.0	1144	$1,500	$1.31	14d	7	0.50mi
416 Nancy Dr Bridge City, TX	3.0	2.0	—	$3,750	—	45d	1	0.80mi
3650 Fish Hook Ln Unit LANE2A Bridge City, TX	2.0	1.0	920	$1,025	$1.11	22d	1	0.82mi
111 W Pattillo Rd Bridge City, TX	2.0	2.0	1000	$1,250	$1.25	15d	1	0.97mi
100 Patillo Rd Bridge City, TX	1.0–2.0	1.0–2.0	800	$1,200	$1.50	15d	3	1.03mi
120 W Pattillo Rd Bridge City, TX	2.0	2.0	1075	$1,050	$0.98	15d	1	1.04mi
119 Patillo Rd Bridge City, TX	2.0	2.0	1000	$1,250	$1.25	15d	1	1.06mi
880 Morning Glory Dr Bridge City, TX	3.0	2.0	1515	$1,795	$1.18	45d	1	1.10mi
1571 Texas Ave Apt 2 Bridge City, TX	2.0	1.0	—	$1,300	—	22d	1	1.10mi
1571 Texas Ave Apt 4 Bridge City, TX	2.0	1.0	—	$1,100	—	45d	1	1.10mi

Listing history 15 events

1. 2026-06-18
   days on market $55,000 Active 24 DOM
2. 2026-06-17
   days on market $55,000 Active 23 DOM
3. 2026-06-16
   days on market $55,000 Active 22 DOM
4. 2026-06-15
   days on market $55,000 Active 21 DOM
5. 2026-06-14
   days on market $55,000 Active 19 DOM
6. 2026-06-10
   days on market $55,000 Active 16 DOM
7. 2026-06-09
   days on market $55,000 Active 15 DOM
8. 2026-06-08
   days on market $55,000 Active 14 DOM
9. 2026-06-07
   days on market $55,000 Active 13 DOM
10. 2026-06-03
    days on market $55,000 Active 9 DOM
11. 2026-06-02
    days on market $55,000 Active 8 DOM
12. 2026-06-01
    days on market $55,000 Active 7 DOM
13. 2026-05-31
    days on market $55,000 Active 6 DOM
14. 2026-05-30
    days on market $55,000 Active 5 DOM
15. 2026-05-26
    listed $55,000 Active

ⓘ 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 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,335
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$5,394
• − Repairs & maintenance: −$1,307
• − Management: −$1,307
• − Depreciation: −$1,600
• Taxable income: $2,822
• Est. tax owed @ 24.0%: −$677
• After-tax cash flow: $2,547/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

1 event — show timeline

• 2026-05-26 Listed $55,000 FSBO.com