1807 Helena Ave · Nederland, TX 77627

$169,000

3 bd · 2.0 ba · 1,624 sqft · SingleFamily public records · 64 Days on market

Built 1962 8,276 sqft lot $104/sqft · 17% below area Est $204k · 17% under ↓ 14% 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 +15.4/30.0
• ARV discount +15.0/15.0
• 1% rule +5.2/10.0
• Rent growth +4.8/5.0
• DSCR +4.7/10.0
• Schools +4.5/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1807 Helena in Nederland, a charming 3-bedroom, 2-bath home located in the highly regarded Nederland Independent School District. GO BULLDOGS!! This area is known for its strong schools and small-town feel, while still offering quick access to Beaumont and Port Arthur for work, shopping, and dining. Inside, you’ll find original hardwood floors running through the living room and bedrooms, adding character you just can't replicate. The layout offers flexibility with the potential for two living areas, giving you options for a second sitting space, home office, or playroom. Need parking and storage? Outside you’ve got both a 1-car garage and a carport, so that box is checked! Homes in this price range are getting harder to find in Nederland so this is a standout opportunity. Whether you're stepping into homeownership, downsizing, or adding to your portfolio, this one is worth a look!

Key facts

• Carport
• 1 car garage
• 8,276 sq ft lot

Tags

• ORIGINAL HARDWOOD FLOORS
• POTENTIAL FOR TWO LIVING AREAS
• 1 CAR GARAGE
• CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $65 ($779/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $159k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 4.6% in Nederland — 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 75/100 on livability (#129 in TX, #3,906 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Nederland ISD (suburban): math 51% / reading 52% proficiency, ranked #138 of 826 in TX (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+9.3%/yr); 111 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $47k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $16k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $158,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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.
7. 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.
8. 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: 1.02% ✓
• Cap rate: 6.75%
• Cash-on-cash: 1.65%
• DSCR: 1.07
• GRM: 8.1

CMA / ARV

• ARV (median comp): $204,379
• List price: $169,000
• Delta: -17.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1412 Ithaca Ave	0.27mi	2/2.0 (-1)	1,646 (+1%)	3mo	$174,900	$106	78
2003 Gary Ave	0.14mi	4/2.0 (+1)	1,800 (+11%)	4mo	$175,000	$97	67
203 N 21st St	0.45mi	3/1.5	1,550 (-5%)	12mo	$210,000	$135	60
616 N 28th St	0.60mi	3/2.0	1,852 (+14%)	6mo	$332,500	$180	43
703 N 30th St	0.74mi	3/2.0	1,500 (-8%)	15mo	$249,900	$167	40
2323 Avenue A	0.66mi	4/2.0 (+1)	1,402 (-14%)	2mo	$135,000	$96	40
2803 Memphis Ave	0.67mi	3/3.0	1,800 (+11%)	12mo	$240,000	$133	37

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: -7.6%
• Equity multiple: 0.70×
• Total profit: $-13,995
• Equity at exit: $25,198

10-year hold

• IRR: 7.9%
• Equity multiple: 1.74×
• Total profit: $35,213
• Equity at exit: $14,612

Cash invested: $47,320 (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 77627

• Rents YoY: 9.3%
• Active inventory: 111
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,731 high
• Mortgage (P&I): −$886
• Tax from tax record: −$346 /mo · $4,150/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $65

Break-even live

Break-even rent $1,649

Max offer price $169,000

Occupancy floor 91%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1815 Helena Ave Nederland, TX	3.0	2.0	1248	$1,750	$1.40	23d	1	0.01mi
2125 Avenue A Unit A Nederland, TX	3.0	2.0	1200	$1,600	$1.33	44d	1	0.59mi
2125 Avenue A Unit A Nederland, TX	3.0	2.0	1175	$1,600	$1.36	14d	1	0.59mi
2125 Avenue A Unit A Nederland, TX	3.0	2.0	1200	$1,600	$1.33	23d	1	0.59mi
1903 N 19th St Nederland, TX	3.0	2.0	2154	$2,950	$1.37	44d	1	0.65mi
2512 Avenue A Unit A Nederland, TX	3.0	1.5	1387	$1,795	$1.29	23d	1	0.67mi
3119 Moor Dr Nederland, TX	3.0	1.5	1448	$1,795	$1.24	44d	1	0.85mi
2707 Seattle St Nederland, TX	3.0	2.5	2077	$1,850	$0.89	23d	1	0.90mi
1619 Avenue G Unit G Nederland, TX	3.0	1.5	1100	$1,750	$1.59	23d	1	0.93mi
3527 Helena Ave Nederland, TX	2.0	2.5	1088	$1,200	$1.10	44d	1	1.01mi
1107 S 16th St Unit 1 Nederland, TX	2.0	1.0	1395	$1,250	$0.90	14d	1	1.14mi
3514 Hwy 69 N Nederland, TX	2.0–3.0	1.0–2.0	1144	$1,600	$1.40	14d	7	1.23mi
311 Nederland Ave Nederland, TX	3.0	2.0	1360	$1,890	$1.39	14d	1	1.28mi
617 Hardy Ave Nederland, TX	3.0	2.0	1295	$1,700	$1.31	23d	1	1.30mi
304 Avenue E Nederland, TX	3.0	2.0	1511	$1,900	$1.26	14d	1	1.42mi

Listing history 25 events

1. 2026-06-18
   days on market $169,000 Active 64 DOM
2. 2026-06-17
   days on market $169,000 Active 63 DOM
3. 2026-06-16
   days on market $169,000 Active 62 DOM
4. 2026-06-15
   days on market $169,000 Active 61 DOM
5. 2026-06-14
   days on market $169,000 Active 59 DOM
6. 2026-06-13
   days on market $169,000 Active 58 DOM
7. 2026-06-10
   days on market $169,000 Active 56 DOM
8. 2026-06-09
   days on market $169,000 Active 55 DOM
9. 2026-06-08
   days on market $169,000 Active 54 DOM
10. 2026-06-07
    days on market $169,000 Active 53 DOM
11. 2026-06-05
    days on market $169,000 Active 50 DOM
12. 2026-06-03
    days on market $169,000 Active 49 DOM
13. 2026-06-02
    days on market $169,000 Active 48 DOM
14. 2026-06-01
    days on market $169,000 Active 47 DOM
15. 2026-05-31
    days on market $169,000 Active 46 DOM
16. 2026-05-30
    days on market $169,000 Active 45 DOM
17. 2026-04-30
    price $180,000 917-char remark

    Show marketing remark (917 chars)

    Welcome to 1807 Helena in Nederland, a charming 3-bedroom, 2-bath home located in the highly regarded Nederland Independent School District. GO BULLDOGS!! This area is known for its strong schools and small-town feel, while still offering quick access to Beaumont and Port Arthur for work, shopping, and dining. Inside, you’ll find original hardwood floors running through the living room and bedrooms, adding character you just can't replicate. The layout offers flexibility with the potential for two living areas, giving you options for a second sitting space, home office, or playroom. Need parking and storage? Outside you’ve got both a 1-car garage and a carport, so that box is checked! Homes in this price range are getting harder to find in Nederland so this is a standout opportunity. Whether you're stepping into homeownership, downsizing, or adding to your portfolio, this one is worth a look!

18. 2026-04-15
    listed $184,900 Active 917-char remark

    Show marketing remark (917 chars)

    Welcome to 1807 Helena in Nederland, a charming 3-bedroom, 2-bath home located in the highly regarded Nederland Independent School District. GO BULLDOGS!! This area is known for its strong schools and small-town feel, while still offering quick access to Beaumont and Port Arthur for work, shopping, and dining. Inside, you’ll find original hardwood floors running through the living room and bedrooms, adding character you just can't replicate. The layout offers flexibility with the potential for two living areas, giving you options for a second sitting space, home office, or playroom. Need parking and storage? Outside you’ve got both a 1-car garage and a carport, so that box is checked! Homes in this price range are getting harder to find in Nederland so this is a standout opportunity. Whether you're stepping into homeownership, downsizing, or adding to your portfolio, this one is worth a look!

19. 2023-03-10
    historical
20. 2023-02-22
    price $190,000
21. 2022-09-30
    listed $200,000 Active
22. 2022-08-09
    historical
23. 2022-06-07
    price $205,000
24. 2022-05-14
    listed $210,000 Active
25. 2018-03-12
    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: $4,150 · $346/mo
• Projected year-2 tax: $4,150 · $346/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 5/10 Major FEMA zone X (shaded) · 26% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $20,771
• − Mortgage interest: −$9,467
• − Property taxes: −$4,150
• − Insurance: −$845
• − Repairs & maintenance: −$1,662
• − Management: −$1,662
• − Depreciation: −$4,916
• Taxable loss: −$1,930
• Est. tax savings @ 24.0%: +$463
• After-tax cash flow: $1,242/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: Nederland ISD
• NCES district ID: 4832280
• Math proficiency: 51% ▼ -3.00%
• Reading proficiency: 52% ▼ -3.00%
• Median HH income: $59,647
• Composite: 44.95/100
• National rank: #2709
• State rank: #138 of 826 in TX

Livability — Nederland

• Score: 75/100
• State rank: #129
• US rank: #3906

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nederland, TX
• County: Jefferson County · 203,592 people
• City population: 22,357
• Metro: Beaumont-Port Arthur, TX
• Population (ZIP): 22,357
• Household income: $78,001
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 572.0

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: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 12% Two or more races 8% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 10% Slovak 3% Italian 2%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 87% English-only · Spanish 8% Other Indo-European 1% Vietnamese 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: ▼ -228.91%
• Current HPI: 176.2132
• Rent YoY: ▲ 9.27%
• 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

-14.3% since first listed

9 events — show timeline

• 2026-04-30 Price Changed $180,000 BBOR
• 2026-04-15 Listed $184,900 BBOR
• 2023-03-10 Listing Removed — HARMLS
• 2023-02-22 Price Changed $190,000 HARMLS
• 2022-09-30 Listed $200,000 HARMLS
• 2022-08-09 Listing Removed — HARMLS
• 2022-06-07 Price Changed $205,000 HARMLS
• 2022-05-14 Listed $210,000 HARMLS
• 2018-03-12 Sold (Public Records) — Public Records

Property tax history

+7.6%/yr

Latest (2025): $4,150 · -2.3% YoY. Source: county tax records.