306 Pine St · Port Neches, TX 77651

$70,000

2 bd · 1.0 ba · 1,182 sqft · SingleFamily public records · 81 Days on market

Built 1962 $59/sqft · 64% below area ↓ 12% since listing

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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 +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

Opportunity awaits! This home is located in a desirable, well-established neighborhood and offers great potential for the right buyer. With some updates and TLC, it can truly shine. Whether you're an investor or looking to create your dream home, this property is full of possibilities.

Key facts

• Listed 80 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $956 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.
• Cap rate 22.7% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 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

• Climate carrying-cost: major 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 $65,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 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 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?
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: 2.58% ✓
• Cap rate: 22.69%
• Cash-on-cash: 58.56%
• DSCR: 3.61
• GRM: 3.2

CMA / ARV

• ARV (median comp): $196,724
• List price: $70,000
• Delta: -64.42%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Sycamore St	0.22mi	3/2.0 (+1)	1,353 (+14%)	6mo	$274,999	$203	51

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 57.2%
• Equity multiple: 3.53×
• Total profit: $49,591
• Equity at exit: $10,437

10-year hold

• IRR: 62.1%
• Equity multiple: 7.21×
• Total profit: $121,694
• Equity at exit: $6,052

Cash invested: $19,600 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,803 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$72 /mo · $861/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $956

Break-even live

Break-even rent $592

Max offer price $70,000

Occupancy floor 42%

Sensitivity live

Price	-10% $996	-5% $976	+0% $956	+5% $937	+10% $917
Rent	-10% $814	-5% $885	+0% $956	+5% $1,028	+10% $1,099
Rate	-1.0pp $992	-0.5pp $974	base $956	+0.5pp $938	+1.0pp $920

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
307 Avenue E Port Neches, TX	3.0	2.0	875	$1,550	$1.77	14d	1	1.00mi
2140 Merriman St Port Neches, TX	2.0	1.0	800	$1,995	$2.49	14d	1	1.38mi
2150 Merriman St Port Neches, TX	2.0	1.0	800	$1,995	$2.49	14d	1	1.39mi

Listing history 20 events

1. 2026-06-21
   days on market $70,000 Active 81 DOM
2. 2026-06-18
   days on market $70,000 Active 78 DOM
3. 2026-06-17
   days on market $70,000 Active 77 DOM
4. 2026-06-16
   days on market $70,000 Active 76 DOM
5. 2026-06-15
   days on market $70,000 Active 75 DOM
6. 2026-06-14
   days on market $70,000 Active 73 DOM
7. 2026-06-10
   days on market $70,000 Active 70 DOM
8. 2026-06-09
   days on market $70,000 Active 69 DOM
9. 2026-06-08
   days on market $70,000 Active 68 DOM
10. 2026-06-07
    days on market $70,000 Active 67 DOM
11. 2026-06-03
    days on market $70,000 Active 63 DOM
12. 2026-06-02
    days on market $70,000 Active 62 DOM
13. 2026-06-01
    days on market $70,000 Active 61 DOM
14. 2026-05-31
    days on market $70,000 Active 60 DOM
15. 2026-05-30
    days on market $70,000 Active 59 DOM
16. 2026-04-02
    listed $70,000 Active 286-char remark

    Show marketing remark (286 chars)

    Opportunity awaits! This home is located in a desirable, well-established neighborhood and offers great potential for the right buyer. With some updates and TLC, it can truly shine. Whether you're an investor or looking to create your dream home, this property is full of possibilities.

17. 2026-01-05
    listed $75,000 Active
18. 2025-12-03
    price $75,000
19. 2025-07-28
    listed $80,000 Active
20. 2010-07-26
    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: $861 · $72/mo
• Projected year-2 tax: $1,281 · $107/mo
• Expected delta: +$420/yr (+$35/mo · 48.8%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 57% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,637
• − Mortgage interest: −$3,921
• − Property taxes: −$861
• − Insurance: −$350
• − Repairs & maintenance: −$1,731
• − Management: −$1,731
• − Depreciation: −$2,036
• Taxable income: $11,007
• Est. tax owed @ 24.0%: −$2,642
• After-tax cash flow: $8,836/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

-12.5% since first listed

5 events — show timeline

• 2026-04-02 Listed $70,000 BBOR
• 2026-01-05 Listed $75,000 BBOR
• 2025-12-03 Price Changed $75,000 BBOR
• 2025-07-28 Listed $80,000 BBOR
• 2010-07-26 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $861 · +19.6% YoY. Source: county tax records.