3559 Charles Ave · Groves, TX 77619

$108,000

3 bd · 1.0 ba · 1,156 sqft · SingleFamily public records · 24 Days on market

Built 1962 6,534 sqft lot $93/sqft · 8% below area Est $117k · 8% under

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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 +27.5/30.0
• ARV discount +11.0/15.0
• DSCR +9.6/10.0
• 1% rule +9.0/10.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Listing agent related to seller Priced to sell fast, as-is

Key facts

• 6,534 sq ft lot
• Garage
• Listed 24 days

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Slab foundation
• Exterior features: Chain link fencing; Composition roof; Public-maintained road access

Interior

• Bathrooms: 1 full bathroom
• Interior features: Central air conditioning; Electric central heating

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $108k).
• Recommended offer: $106k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 4.0% in Groves — 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 71/100 on livability (#315 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment C-, 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: 92 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $747 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago 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: property tax is 2.9% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,380 (1.5% below list)

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.40% ✓
• Cap rate: 9.83%
• Cash-on-cash: 12.63%
• DSCR: 1.56
• GRM: 6.0

CMA / ARV

• ARV (median comp): $117,047
• List price: $108,000
• Delta: -7.73%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3125 South Dr	0.43mi	3/1.0	1,130 (-2%)	2mo	$184,900	$164	75
3850 Hays Ave	0.47mi	2/1.0 (-1)	1,260 (+9%)	0mo	$204,900	$163	58
5119 33rd St	0.64mi	2/1.0 (-1)	1,232 (+7%)	9mo	$94,900	$77	47
3324 Lay Ave	0.37mi	3/2.0	1,296 (+12%)	16mo	$85,000	$66	45

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: -1.2%
• Equity multiple: 0.96×
• Total profit: $-1,325
• Equity at exit: $16,103

10-year hold

• IRR: 8.6%
• Equity multiple: 1.66×
• Total profit: $20,069
• Equity at exit: $9,338

Cash invested: $30,240 (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 77619

• Active inventory: 92
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,510 high
• Mortgage (P&I): −$566
• Tax from tax record: −$263 /mo · $3,157/yr
• Insurance: −$45
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $252

Break-even live

Break-even rent $1,191

Max offer price $108,000

Occupancy floor 78%

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5989 32nd St Groves, TX	2.0	1.0	1074	$1,400	$1.30	13d	1	0.18mi
3141 Boyd Ave Groves, TX	2.0	2.0	1200	$1,375	$1.15	43d	1	0.34mi
3431 Canal Ave Unit 1 Groves, TX	2.0	1.0	952	$1,000	$1.05	13d	1	0.41mi
5235 33rd St Unit 1 Groves, TX	2.0	1.0	1400	$1,400	$1.00	13d	1	0.47mi
6110 Willis St Groves, TX	2.0	1.0	1100	$1,200	$1.09	44d	1	0.64mi
2628 4th Ave Groves, TX	3.0	1.0	952	$1,295	$1.36	21d	1	0.69mi
6255 Warren St Apt F Groves, TX	2.0	1.0	980	$1,295	$1.32	13d	1	1.02mi
6255 Warren St Groves, TX	2.0	1.0	980	$2,600	$2.65	13d	1	1.02mi
5048 Kent Ave Groves, TX	3.0	1.5	1351	$1,650	$1.22	13d	1	1.13mi
5431 Marion Ave Groves, TX	3.0	1.0	1100	$1,500	$1.36	43d	1	1.40mi

Listing history 21 events

1. 2026-06-18
   status $108,000 Pending 24 DOM
2. 2026-06-18
   days on market $108,000 Active 24 DOM
3. 2026-06-17
   days on market $108,000 Active 23 DOM
4. 2026-06-16
   days on market $108,000 Active 22 DOM
5. 2026-06-15
   days on market $108,000 Active 21 DOM
6. 2026-06-14
   days on market $108,000 Active 19 DOM
7. 2026-06-10
   days on market $108,000 Active 16 DOM
8. 2026-06-09
   days on market $108,000 Active 15 DOM
9. 2026-06-08
   days on market $108,000 Active 14 DOM
10. 2026-06-07
    days on market $108,000 Active 13 DOM
11. 2026-06-03
    days on market $108,000 Active 9 DOM
12. 2026-06-02
    days on market $108,000 Active 8 DOM
13. 2026-06-01
    days on market $108,000 Active 7 DOM
14. 2026-05-31
    days on market $108,000 Active 6 DOM
15. 2026-05-30
    days on market $108,000 Active 5 DOM
16. 2026-05-10
    status Pending 262-char remark
17. 2026-05-05
    listed $108,000 Active 262-char remark
18. 2016-02-24
    soldstatus
19. 2015-09-03
    soldstatus
20. 2015-08-27
    soldstatus 58-char remark

    Show marketing remark (58 chars)

    Listing agent related to seller Priced to sell fast, as-is

21. 2015-07-24
    listed $49,900 58-char remark

    Show marketing remark (58 chars)

    Listing agent related to seller Priced to sell fast, as-is

ⓘ 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: $3,157 · $263/mo
• Projected year-2 tax: $3,157 · $263/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 8/10 Severe FEMA zone X · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥110°F today · 26 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: $18,116
• − Mortgage interest: −$6,050
• − Property taxes: −$3,157
• − Insurance: −$1,338
• − Repairs & maintenance: −$1,449
• − Management: −$1,449
• − Depreciation: −$3,142
• Taxable income: $1,531
• Est. tax owed @ 24.0%: −$368
• After-tax cash flow: $2,653/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 — Groves

• Score: 71/100
• State rank: #315
• US rank: #7031

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Groves, TX
• County: Jefferson County · 203,592 people
• City population: 16,976
• Metro: Beaumont-Port Arthur, TX
• Population (ZIP): 16,976
• Household income: $73,710
• Rent vs Own: 22.1% rent · 77.9% own
• Severe rent burden: 131.0

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 0.62)
• Race & ethnicity: White 53% Hispanic / Latino 30% Two or more races 18% Black 9% Asian 6%
• Hispanic origin (detail): Mexican 24% Dominican 2%
• Common ancestry: Lithuanian 10% Serbian 1% Slovak 1%
• Foreign-born: 16% · Canada, Vietnam, Jamaica
• Languages at home: 72% English-only · Spanish 20% Vietnamese 5% Other Asian/Pacific 2%

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: ▼ -235.42%
• Current HPI: 183.1358
• 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

+116.4% since first listed

8 events — show timeline

• 2026-06-18 Pending — BBOR
• 2026-05-29 Relisted — BBOR
• 2026-05-10 Pending — BBOR
• 2026-05-05 Listed $108,000 BBOR
• 2016-02-24 Sold (Public Records) — Public Records
• 2015-09-03 Sold (Public Records) — Public Records
• 2015-08-27 Sold (MLS) — BBOR
• 2015-07-24 Listed $49,900 BBOR

Property tax history

+3.0%/yr

Latest (2025): $3,157 · +10.9% YoY. Source: county tax records.