3164 Andes St · Port Neches, TX 77651

$179,900

3 bd · 2.5 ba · 2,116 sqft · Condo public records · 171 Days on market

Built 1976 $85/sqft · 37% below area Est $287k · 37% under ↓ 20% 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 +20.6/30.0
• ARV discount +15.0/15.0
• 1% rule +6.5/10.0
• DSCR +6.5/10.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LUXURY TOWNHOME, THIS BEAUTIFUL REMODELED TOWNHOME IS THE ONE FOR YOU! YOU ENTER INTO A BRIGHT & FRESH ENTRY HALL INTO A LARGE LIVING ROOM & COMBO DINING AREA WITH TILE FLOORS, CEILING FANS, WOOD BURNING FIREPLACE WITH OPEN CONCEPT OFF OF THE LIVING ROOM YOU ENTER INTO THE LARGE FAMILY ROOM/ GAME ROOM, ALSO OFF THE LIVING ROOM YOU ENTER INTO THE KITCHEN WITH ALL APPLIANCES, REFRIGERATOR W/ ICE MAKER, DISHWASHER, MICROWAVE, FREE STANDING ELECTRIC STOVE, NEW GRANIT COUNTER TOPS, PANTRY, INSIDE UTILITY ROOM WITH WASHER & DRYER INCLUDED. DOWNSTAIRS YOU HAVE A LUXURT HALF BATH, UPSTAIRS 3 BEDROOMS & 2 LUXURY FULL SIZE BATH ROOMS WITH SEPERATE SHOWERS & JETTED BATH TUBS, DOUBLE SINK, CEILING FANS, & MORE. BE THE 1ST TO MAKE THE APPOINMENT TO VIEW.

Key facts

• Tile floors
• Remodeled townhome
• Bright entry hall

Tags

• REMODELED TOWNHOME
• BRIGHT ENTRY HALL
• LARGE LIVING ROOM
• COMBO DINING AREA
• TILE FLOORS
• CEILING FANS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $173 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 4.7% in Port Neches — 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 (#139 in TX, #3,996 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Port Neches-Groves ISD (suburban): math 42% / reading 47% proficiency, ranked #260 of 826 in TX (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 96 active listings in the ZIP; 2 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 171 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 171 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are B-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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.15% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.71%
• DSCR: 1.25
• GRM: 7.2

CMA / ARV

• ARV (median comp): $287,459
• List price: $179,900
• Delta: -37.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -9.7%
• Equity multiple: 0.64×
• Total profit: $-17,954
• Equity at exit: $26,824

10-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-745
• Equity at exit: $15,554

Cash invested: $50,372 (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 77651

• Active inventory: 96
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,077 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$383 /mo · $4,599/yr
• Insurance: −$75
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $173

Break-even live

Break-even rent $1,858

Max offer price $179,900

Occupancy floor 87%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3148 Sandalwood Dr Port Neches, TX	3.0	2.0	1724	$2,100	$1.22	21d	1	0.18mi
304 Avenue E Nederland, TX	3.0	2.0	1511	$1,900	$1.26	14d	1	1.28mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: electric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $179,900 Active 171 DOM
2. 2026-06-17
   days on market $179,900 Active 170 DOM
3. 2026-06-16
   days on market $179,900 Active 169 DOM
4. 2026-06-15
   days on market $179,900 Active 168 DOM
5. 2026-06-14
   pricedays on market $179,900 Active 166 DOM
6. 2026-06-10
   days on market $184,900 Active 163 DOM
7. 2026-06-09
   days on market $184,900 Active 162 DOM
8. 2026-06-08
   days on market $184,900 Active 161 DOM
9. 2026-06-07
   days on market $184,900 Active 160 DOM
10. 2026-06-03
    days on market $184,900 Active 156 DOM
11. 2026-06-02
    days on market $184,900 Active 155 DOM
12. 2026-06-01
    days on market $184,900 Active 154 DOM
13. 2026-05-31
    days on market $184,900 Active 153 DOM
14. 2026-05-30
    days on market $184,900 Active 152 DOM
15. 2026-05-07
    price $184,900 785-char remark

    Show marketing remark (785 chars)

    LUXURY TOWNHOME, THIS BEAUTIFUL REMODELED TOWNHOME IS THE ONE FOR YOU! YOU ENTER INTO A BRIGHT & FRESH ENTRY HALL INTO A LARGE LIVING ROOM & COMBO DINING AREA WITH TILE FLOORS, CEILING FANS, WOOD BURNING FIREPLACE WITH OPEN CONCEPT OFF OF THE LIVING ROOM YOU ENTER INTO THE LARGE FAMILY ROOM/ GAME ROOM, ALSO OFF THE LIVING ROOM YOU ENTER INTO THE KITCHEN WITH ALL APPLIANCES, REFRIGERATOR W/ ICE MAKER, DISHWASHER, MICROWAVE, FREE STANDING ELECTRIC STOVE, NEW GRANIT COUNTER TOPS, PANTRY, INSIDE UTILITY ROOM WITH WASHER & DRYER INCLUDED. DOWNSTAIRS YOU HAVE A LUXURT HALF BATH, UPSTAIRS 3 BEDROOMS & 2 LUXURY FULL SIZE BATH ROOMS WITH SEPERATE SHOWERS & JETTED BATH TUBS, DOUBLE SINK, CEILING FANS, & MORE. BE THE 1ST TO MAKE THE APPOINMENT TO VIEW.

16. 2026-03-30
    status Active 785-char remark

    Show marketing remark (785 chars)

    LUXURY TOWNHOME, THIS BEAUTIFUL REMODELED TOWNHOME IS THE ONE FOR YOU! YOU ENTER INTO A BRIGHT & FRESH ENTRY HALL INTO A LARGE LIVING ROOM & COMBO DINING AREA WITH TILE FLOORS, CEILING FANS, WOOD BURNING FIREPLACE WITH OPEN CONCEPT OFF OF THE LIVING ROOM YOU ENTER INTO THE LARGE FAMILY ROOM/ GAME ROOM, ALSO OFF THE LIVING ROOM YOU ENTER INTO THE KITCHEN WITH ALL APPLIANCES, REFRIGERATOR W/ ICE MAKER, DISHWASHER, MICROWAVE, FREE STANDING ELECTRIC STOVE, NEW GRANIT COUNTER TOPS, PANTRY, INSIDE UTILITY ROOM WITH WASHER & DRYER INCLUDED. DOWNSTAIRS YOU HAVE A LUXURT HALF BATH, UPSTAIRS 3 BEDROOMS & 2 LUXURY FULL SIZE BATH ROOMS WITH SEPERATE SHOWERS & JETTED BATH TUBS, DOUBLE SINK, CEILING FANS, & MORE. BE THE 1ST TO MAKE THE APPOINMENT TO VIEW.

17. 2026-02-09
    status Pending 785-char remark

    Show marketing remark (785 chars)

    LUXURY TOWNHOME, THIS BEAUTIFUL REMODELED TOWNHOME IS THE ONE FOR YOU! YOU ENTER INTO A BRIGHT & FRESH ENTRY HALL INTO A LARGE LIVING ROOM & COMBO DINING AREA WITH TILE FLOORS, CEILING FANS, WOOD BURNING FIREPLACE WITH OPEN CONCEPT OFF OF THE LIVING ROOM YOU ENTER INTO THE LARGE FAMILY ROOM/ GAME ROOM, ALSO OFF THE LIVING ROOM YOU ENTER INTO THE KITCHEN WITH ALL APPLIANCES, REFRIGERATOR W/ ICE MAKER, DISHWASHER, MICROWAVE, FREE STANDING ELECTRIC STOVE, NEW GRANIT COUNTER TOPS, PANTRY, INSIDE UTILITY ROOM WITH WASHER & DRYER INCLUDED. DOWNSTAIRS YOU HAVE A LUXURT HALF BATH, UPSTAIRS 3 BEDROOMS & 2 LUXURY FULL SIZE BATH ROOMS WITH SEPERATE SHOWERS & JETTED BATH TUBS, DOUBLE SINK, CEILING FANS, & MORE. BE THE 1ST TO MAKE THE APPOINMENT TO VIEW.

18. 2026-01-15
    price $189,900 785-char remark

    Show marketing remark (785 chars)

    LUXURY TOWNHOME, THIS BEAUTIFUL REMODELED TOWNHOME IS THE ONE FOR YOU! YOU ENTER INTO A BRIGHT & FRESH ENTRY HALL INTO A LARGE LIVING ROOM & COMBO DINING AREA WITH TILE FLOORS, CEILING FANS, WOOD BURNING FIREPLACE WITH OPEN CONCEPT OFF OF THE LIVING ROOM YOU ENTER INTO THE LARGE FAMILY ROOM/ GAME ROOM, ALSO OFF THE LIVING ROOM YOU ENTER INTO THE KITCHEN WITH ALL APPLIANCES, REFRIGERATOR W/ ICE MAKER, DISHWASHER, MICROWAVE, FREE STANDING ELECTRIC STOVE, NEW GRANIT COUNTER TOPS, PANTRY, INSIDE UTILITY ROOM WITH WASHER & DRYER INCLUDED. DOWNSTAIRS YOU HAVE A LUXURT HALF BATH, UPSTAIRS 3 BEDROOMS & 2 LUXURY FULL SIZE BATH ROOMS WITH SEPERATE SHOWERS & JETTED BATH TUBS, DOUBLE SINK, CEILING FANS, & MORE. BE THE 1ST TO MAKE THE APPOINMENT TO VIEW.

19. 2025-11-11
    listed $199,900 Active 785-char remark

    Show marketing remark (785 chars)

    LUXURY TOWNHOME, THIS BEAUTIFUL REMODELED TOWNHOME IS THE ONE FOR YOU! YOU ENTER INTO A BRIGHT & FRESH ENTRY HALL INTO A LARGE LIVING ROOM & COMBO DINING AREA WITH TILE FLOORS, CEILING FANS, WOOD BURNING FIREPLACE WITH OPEN CONCEPT OFF OF THE LIVING ROOM YOU ENTER INTO THE LARGE FAMILY ROOM/ GAME ROOM, ALSO OFF THE LIVING ROOM YOU ENTER INTO THE KITCHEN WITH ALL APPLIANCES, REFRIGERATOR W/ ICE MAKER, DISHWASHER, MICROWAVE, FREE STANDING ELECTRIC STOVE, NEW GRANIT COUNTER TOPS, PANTRY, INSIDE UTILITY ROOM WITH WASHER & DRYER INCLUDED. DOWNSTAIRS YOU HAVE A LUXURT HALF BATH, UPSTAIRS 3 BEDROOMS & 2 LUXURY FULL SIZE BATH ROOMS WITH SEPERATE SHOWERS & JETTED BATH TUBS, DOUBLE SINK, CEILING FANS, & MORE. BE THE 1ST TO MAKE THE APPOINMENT TO VIEW.

20. 2025-07-11
    price $199,900
21. 2025-04-23
    price $229,900
22. 2006-05-12
    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: $4,599 · $383/mo
• Projected year-2 tax: $4,599 · $383/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 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥110°F today · 25 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: $24,930
• − Mortgage interest: −$10,077
• − Property taxes: −$4,599
• − Insurance: −$1,697
• − Repairs & maintenance: −$1,994
• − Management: −$1,994
• − Depreciation: −$5,233
• Taxable loss: −$665
• Est. tax savings @ 24.0%: +$160
• After-tax cash flow: $2,238/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 Neches-Groves ISD
• NCES district ID: 4835430
• Math proficiency: 42% ▼ -13.00%
• Reading proficiency: 47% ▼ -5.00%
• Median HH income: $54,661
• Composite: 38.65/100
• National rank: #4152
• State rank: #260 of 826 in TX

Livability — Port Neches

• Score: 75/100
• State rank: #139
• US rank: #3996

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Neches, TX
• Population (ZIP): 13,627

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 9% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 15% Romanian 2% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 4% Vietnamese 2% 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: ▼ -187.68%
• Current HPI: 186.228
• 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

-19.6% since first listed

8 events — show timeline

• 2026-05-07 Price Changed $184,900 BBOR
• 2026-03-30 Relisted — BBOR
• 2026-02-09 Pending — BBOR
• 2026-01-15 Price Changed $189,900 BBOR
• 2025-11-11 Listed $199,900 BBOR
• 2025-07-11 Price Changed $199,900 BBOR
• 2025-04-23 Price Changed $229,900 BBOR
• 2006-05-12 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2025): $4,599 · +8.2% YoY. Source: county tax records.