9108 Highway 87 N Unit OLD · Forest Heights, TX 77632

$149,900

3 bd · 1.5 ba · 1,595 sqft · SingleFamily · 668 Days on market

Built 1957 Fair condition 1.80 ac lot $94/sqft · 49% below area Est $292k · 49% under

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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 +17.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +4.8/10.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

home has 1.8 acres mostly cleared good for weekend get away house has been cleaned and some updates redone wood floorsrecect A/C all outside paneling has been redone outside and some repairs inside, title in kitchen and bathrooms. PROPERTY SOLD AS IS

Key facts

• Recent a/c
• Some repairs inside
• 1.8 acre lot

Tags

• 1.8 ACRES MOSTLY CLEARED
• RECENT A/C
• OUTSIDE PANELING REDONE
• SOME REPAIRS INSIDE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $122 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (2.2% below list).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Little Cypress-Mauriceville CISD (rural): math 35% / reading 40% proficiency, ranked #435 of 826 in TX (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 294 active listings in the ZIP; 235 units permitted in Orange County in 2024 (50 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 $4k of value loss. Plan a longer hold.
• Orange County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 668 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 668 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.98% ✗
• Cap rate: 7.27%
• Cash-on-cash: 3.50%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

• ARV (median comp): $291,566
• List price: $149,900
• Delta: -48.59%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.8%
• Equity multiple: 0.61×
• Total profit: $-16,469
• Equity at exit: $22,351

10-year hold

• IRR: -1.5%
• Equity multiple: 0.90×
• Total profit: $-4,208
• Equity at exit: $12,961

Cash invested: $41,972 (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 77632

• Home prices YoY: -31.6%
• Active inventory: 294
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,466 medium
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $122

Break-even live

Break-even rent $1,311

Max offer price $149,900

Occupancy floor 87%

Sensitivity live

Price	-10% $226	-5% $174	+0% $122	+5% $71	+10% $19
Rent	-10% $7	-5% $65	+0% $122	+5% $180	+10% $238
Rate	-1.0pp $198	-0.5pp $161	base $122	+0.5pp $84	+1.0pp $44

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   status $149,900 Pending 668 DOM
2. 2026-06-17
   days on market $149,900 Active 668 DOM
3. 2026-06-16
   days on market $149,900 Active 667 DOM
4. 2026-06-15
   days on market $149,900 Active 666 DOM
5. 2026-06-14
   days on market $149,900 Active 664 DOM
6. 2026-06-13
   days on market $149,900 Active 663 DOM
7. 2026-06-10
   days on market $149,900 Active 661 DOM
8. 2026-06-09
   days on market $149,900 Active 660 DOM
9. 2026-06-08
   days on market $149,900 Active 659 DOM
10. 2026-06-07
    days on market $149,900 Active 658 DOM
11. 2026-06-03
    days on market $149,900 Active 654 DOM
12. 2026-06-02
    days on market $149,900 Active 653 DOM
13. 2026-06-01
    days on market $149,900 Active 652 DOM
14. 2026-05-31
    days on market $149,900 Active 651 DOM
15. 2026-05-30
    days on market $149,900 Active 650 DOM
16. 2025-07-01
    status Active 250-char remark

    Show marketing remark (250 chars)

    home has 1.8 acres mostly cleared good for weekend get away house has been cleaned and some updates redone wood floorsrecect A/C all outside paneling has been redone outside and some repairs inside, title in kitchen and bathrooms. PROPERTY SOLD AS IS

17. 2025-06-30
    historical 250-char remark

    Show marketing remark (250 chars)

    home has 1.8 acres mostly cleared good for weekend get away house has been cleaned and some updates redone wood floorsrecect A/C all outside paneling has been redone outside and some repairs inside, title in kitchen and bathrooms. PROPERTY SOLD AS IS

18. 2025-01-27
    price $149,900 250-char remark

    Show marketing remark (250 chars)

    home has 1.8 acres mostly cleared good for weekend get away house has been cleaned and some updates redone wood floorsrecect A/C all outside paneling has been redone outside and some repairs inside, title in kitchen and bathrooms. PROPERTY SOLD AS IS

19. 2024-12-11
    price $159,900 250-char remark

    Show marketing remark (250 chars)

    home has 1.8 acres mostly cleared good for weekend get away house has been cleaned and some updates redone wood floorsrecect A/C all outside paneling has been redone outside and some repairs inside, title in kitchen and bathrooms. PROPERTY SOLD AS IS

20. 2024-08-17
    listed $149,900 Active 250-char remark

    Show marketing remark (250 chars)

    home has 1.8 acres mostly cleared good for weekend get away house has been cleaned and some updates redone wood floorsrecect A/C all outside paneling has been redone outside and some repairs inside, title in kitchen and bathrooms. PROPERTY SOLD AS IS

21. 2024-08-10
    historical
22. 2024-02-01
    listed $149,900 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 22 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,596
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,408
• − Management: −$1,408
• − Depreciation: −$4,361
• Taxable loss: −$975
• Est. tax savings @ 24.0%: +$234
• After-tax cash flow: $1,704/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

The home requires moderate renovations to improve its condition and increase its value. Key updates include new kitchen cabinets and bathroom fixtures, as well as landscaping improvements.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate bathroom fixtures — basic and in need of replacement
• Minor HVAC system — basic appliances

Value-add opportunities

• Resale new kitchen cabinets — modernizes the space and adds value
• Resale new bathroom fixtures — modernizes the space and adds value
• Both landscaping — enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · basic and in need of replacement	Moderate	$3,000–15,000
HVAC system · basic appliances	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Resale new kitchen cabinets — modernizes the space and adds value ↑
• Resale new bathroom fixtures — modernizes the space and adds value ↑
• Both landscaping — enhances curb appeal and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Little Cypress-Mauriceville CISD
• NCES district ID: 4827690
• Math proficiency: 35% ▼ -5.00%
• Reading proficiency: 40% ▲ 1.00%
• Median HH income: $60,483
• Composite: 33.41/100
• National rank: #5473
• State rank: #435 of 826 in TX

Livability — Forest Heights

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Forest Heights, TX
• County: Orange County · 87,112 people
• City population: 22,976
• Metro: Beaumont-Port Arthur, TX
• Population (ZIP): 22,976
• Household income: $74,418
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 431.0

Population outlook (Orange County) Hauer SSP2

• Today (2025): 88,065 people
• By 2030: 89,591 · +1.7%
• By 2040: 91,982 · +4.4%
• By 2050: 93,023 · +5.6%
• By 2075: 94,871 · +7.7%
• By 2100: 88,155 · +0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 8% Two or more races 6% Black 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 8% Slovak 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Orange

• 2024 margin: Solid R (+66.8) · D 16.4% · R 83.1%
• 2008→2024 swing: -19.6pp toward R · 2008: -47.1pp · 2024: -66.8pp
• All cycles: 2024: R+66.8 2020: R+63.4 2016: R+61.9 2012: R+54.3 2008: R+47.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.96%
• Current HPI: 149.354
• 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

+0.0% since first listed

7 events — show timeline

• 2025-07-01 Relisted — HARMLS
• 2025-06-30 Listing Removed — HARMLS
• 2025-01-27 Price Changed $149,900 HARMLS
• 2024-12-11 Price Changed $159,900 HARMLS
• 2024-08-17 Listed $149,900 HARMLS
• 2024-08-10 Listing Removed — HARMLS
• 2024-02-01 Listed $149,900 HARMLS