2240 Oaklawn Ave · Port Arthur, TX 77642

$29,900

3 bd · 1.0 ba · 1,116 sqft · SingleFamily public records · 10 Days on market

Built 1962 0.25 ac lot

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +5.0/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits with this charming cottage situated on a spacious corner lot in the established Griffing Park neighborhood. Bursting with potential, this fixer-upper is ready for a new owner to restore, renovate, or reimagine. Featuring classic cottage character and a highly visible corner location, the property offers endless possibilities for investors, flippers, or buyers looking to create their dream home. Conveniently located near schools, shopping, and local amenities, this is your chance to add value and make it your own. Bring your vision and unlock the potential this Griffing Park gem has to offer!

Key facts

• Near schools
• Near shopping
• Local amenities

Tags

• CORNER LOT
• HIGHLY VISIBLE LOCATION
• NEAR SCHOOLS
• NEAR SHOPPING
• LOCAL AMENITIES
• ENDLESS POSSIBILITIES

Property features AI

Finance

• Other: Special addendum disclosure
• Financial info: Lease not considered
• HOA & community: Community curbs and gutters

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property with full ownership; One-story layout (all main rooms on the first floor); Pillar/post/pier foundation
• Construction: Built in 1962; Vinyl and wood siding
• Exterior features: Concrete road surface; Subdivision setting; Composition roof

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Primary bedroom on the first floor; Two additional bedrooms on the first floor; Six total rooms (includes living room, dining room, kitchen, and bedrooms)
• Bathrooms: 1 full bathroom
• Interior features: Ceiling fans

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $803 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Cap rate 41.2% 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: Jefferson Middle (math 13% / reading 21%, grade F, #1,520 of 1,662 statewide, top 92%, 837 students, 91% 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: Rents rising fast (+14.4%/yr); 115 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 343 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $897 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 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: 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 $29,900

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 4.55% ✓
• Cap rate: 41.18%
• Cash-on-cash: 124.58%
• DSCR: 6.54
• GRM: 1.8

CMA / ARV

• ARV (on-the-fly): $100,440
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2301 Glenwood Dr	0.09mi	2/1.0 (-1)	1,208 (+8%)	8mo	$119,900	$99	71
1933 Oak Ave	0.38mi	2/1.0 (-1)	1,180 (+6%)	16mo	$26,500	$22	54
3335 14th St	0.67mi	3/1.0	1,108 (-1%)	20mo	$95,000	$86	51
1431 Carroll Ave	0.59mi	3/1.0	1,283 (+15%)	11mo	$115,000	$90	38

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: —
• Equity multiple: 7.39×
• Total profit: $53,537
• Equity at exit: $4,458

10-year hold

• IRR: —
• Equity multiple: 18.37×
• Total profit: $145,454
• Equity at exit: $2,585

Cash invested: $8,372 (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 77642

• Rents YoY: 14.4%
• Active inventory: 115
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,362 high
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$37 /mo · $448/yr
• Insurance: −$12
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $803

Break-even live

Break-even rent $346

Max offer price $29,900

Occupancy floor 36%

Sensitivity live

Price	-10% $823	-5% $813	+0% $803	+5% $792	+10% $782
Rent	-10% $695	-5% $749	+0% $803	+5% $856	+10% $910
Rate	-1.0pp $818	-0.5pp $810	base $803	+0.5pp $795	+1.0pp $787

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2510 Avenue A Port Arthur, TX	2.0	2.0	1270	$1,500	$1.18	24d	1	0.74mi
3501 5th St Port Arthur, TX	3.0	1.0	1237	$1,200	$0.97	44d	1	1.25mi
3000 8th St Port Arthur, TX	2.0	1.0	780	$1,195	$1.53	24d	1	1.32mi
2628 4th Ave Groves, TX	3.0	1.0	952	$1,295	$1.36	22d	1	1.37mi
5235 33rd St Unit 1 Groves, TX	2.0	1.0	1400	$1,400	$1.00	14d	1	1.47mi

Listing history 8 events

1. 2026-06-13
   statusdays on market $29,900 Pending 10 DOM
2. 2026-06-10
   days on market $29,900 Active 9 DOM
3. 2026-06-09
   days on market $29,900 Active 8 DOM
4. 2026-06-08
   days on market $29,900 Active 7 DOM
5. 2026-06-07
   days on market $29,900 Active 6 DOM
6. 2026-06-03
   days on market $29,900 Active 2 DOM
7. 2026-06-02
   remarks 547-char remark
8. 2026-06-02
   listed $29,900 Active 1 DOM

ⓘ 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 8/10 Severe FEMA zone X (shaded) · 76% 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: $16,341
• − Mortgage interest: −$1,675
• − Property taxes: −$448
• − Insurance: −$947
• − Repairs & maintenance: −$1,307
• − Management: −$1,307
• − Depreciation: −$870
• Taxable income: $9,786
• Est. tax owed @ 24.0%: −$2,349
• After-tax cash flow: $7,284/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
• County: Jefferson County · 203,592 people
• City population: 38,358
• Metro: Beaumont-Port Arthur, TX
• Population (ZIP): 38,358
• Household income: $42,950
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 1775.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Hispanic / Latino 42% Black 37% Two or more races 18% White 12% Asian 7% Native American 1%
• Hispanic origin (detail): Mexican 35% Cuban 1%
• Common ancestry: Lithuanian 2% European 1%
• Foreign-born: 25% · Canada, Vietnam
• Languages at home: 56% English-only · Spanish 37% Vietnamese 4% Other Indo-European 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: ▼ -86.58%
• Current HPI: 152.1615
• Rent YoY: ▲ 14.42%
• 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

3 events — show timeline

• 2026-06-01 Listed $29,900 BBOR
• 2026-06-01 Listed $29,900 HARMLS
• 1999-12-15 Sold (Public Records) — Public Records

Property tax history

+6.6%/yr

Latest (2025): $2,247 · +1.7% YoY. Source: county tax records.