2413 FM 2574 · Neches, TX 75803

$192,900

3 bd · 2.0 ba · 768 sqft · SingleFamily public records · 181 Days on market

Built 1930 0.79 ac lot $251/sqft · 42% above area Est $221k · 13% under

---

Why this score? — see what drove the D- 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).

• ARV discount +13.2/15.0
• Cash flow +8.7/30.0
• Schools +4.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come see this beauitful home that has just been completely renovated from top to bottom. Foundation has been redone with new piers, new plumbing completely redone. electrical system has been updated and outside meter replaced as well as breaker, new metal roof, new air conditioning and heating systems installed, new laminate flooring, new cabinets in kitchen, new bathroom and kitchen fixtures, new shower and tubs, new toilets, new paint inside and out, and even new decking outside. You're basically getting a brand new home inside and outside. This home qualifies for FHA, VA, Conventional and USDA lending. The best part is this home sits on almost one acre of mostly cleared rural land outside the city limits. You still get access to coop water and city electricity out here! Plenty of seclusion and privacy here. The best part you can get this home with no down payment for those that qualify and seller is willing to pay up to $5000 in closing concessions for the right offer. Lets your private showing set up today!

Key facts

• New air conditioning
• New piers
• New metal roof

Tags

• COMPLETELY RENOVATED
• NEW PIERS
• NEW PLUMBING
• UPDATED ELECTRICAL SYSTEM
• NEW METAL ROOF
• NEW AIR CONDITIONING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $193k.

Deal economics

• At list price, monthly cash flow is $-162 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (14.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (36.0% below list).
• Recommended offer: $123k (36.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Neches ISD (rural): math 55% / reading 45% proficiency, ranked #379 of 1,141 in TX (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Neches El (math 52% / reading 47%, grade D, #865 of 4,322 statewide, top 21%, 170 students, 64% FRL); Neches H S (math 90% / reading 70%, grade A, #38 of 1,632 statewide, top 2%, 140 students, 47% FRL).
• Zoned-school proficiency averages 65% at this address vs 50% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Neches ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 135 active listings in the ZIP; 29 units permitted in Anderson 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 $6k of value loss. Plan a longer hold.
• Anderson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 71% 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 $123,396 (36.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.64% ✗
• Cap rate: 5.28%
• Cash-on-cash: -3.60%
• DSCR: 0.84
• GRM: 13.0

CMA / ARV

• ARV (median comp): $220,920
• List price: $192,900
• Delta: -12.68%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -22.4%
• Equity multiple: 0.23×
• Total profit: $-41,682
• Equity at exit: $28,762

10-year hold

• IRR: -16.7%
• Equity multiple: 0.07×
• Total profit: $-50,000
• Equity at exit: $16,678

Cash invested: $54,012 (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 75803

• Home prices YoY: -34.0%
• Active inventory: 135
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $1,234 medium
• Mortgage (P&I): −$1,012
• Tax from tax record: −$45 /mo · $539/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $-162

Break-even live

Break-even rent $1,439

Max offer price $164,272

Occupancy floor —

Sensitivity live

Price	-10% $-53	-5% $-107	+0% $-162	+5% $-217	+10% $-271
Rent	-10% $-260	-5% $-211	+0% $-162	+5% $-113	+10% $-65
Rate	-1.0pp $-65	-0.5pp $-113	base $-162	+0.5pp $-212	+1.0pp $-263

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: $48,225
• Closing costs: $5,787
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-31
   days on market $192,900 Active 181 DOM
2. 2026-03-05
   status Pending 1026-char remark

   Show marketing remark (1026 chars)

   Come see this beauitful home that has just been completely renovated from top to bottom. Foundation has been redone with new piers, new plumbing completely redone. electrical system has been updated and outside meter replaced as well as breaker, new metal roof, new air conditioning and heating systems installed, new laminate flooring, new cabinets in kitchen, new bathroom and kitchen fixtures, new shower and tubs, new toilets, new paint inside and out, and even new decking outside. You're basically getting a brand new home inside and outside. This home qualifies for FHA, VA, Conventional and USDA lending. The best part is this home sits on almost one acre of mostly cleared rural land outside the city limits. You still get access to coop water and city electricity out here! Plenty of seclusion and privacy here. The best part you can get this home with no down payment for those that qualify and seller is willing to pay up to $5000 in closing concessions for the right offer. Lets your private showing set up today!

3. 2026-02-12
   price $192,900 1026-char remark

   Show marketing remark (1026 chars)

   Come see this beauitful home that has just been completely renovated from top to bottom. Foundation has been redone with new piers, new plumbing completely redone. electrical system has been updated and outside meter replaced as well as breaker, new metal roof, new air conditioning and heating systems installed, new laminate flooring, new cabinets in kitchen, new bathroom and kitchen fixtures, new shower and tubs, new toilets, new paint inside and out, and even new decking outside. You're basically getting a brand new home inside and outside. This home qualifies for FHA, VA, Conventional and USDA lending. The best part is this home sits on almost one acre of mostly cleared rural land outside the city limits. You still get access to coop water and city electricity out here! Plenty of seclusion and privacy here. The best part you can get this home with no down payment for those that qualify and seller is willing to pay up to $5000 in closing concessions for the right offer. Lets your private showing set up today!

4. 2026-02-12
   price $192,900 1026-char remark

   Show marketing remark (1026 chars)

   Come see this beauitful home that has just been completely renovated from top to bottom. Foundation has been redone with new piers, new plumbing completely redone. electrical system has been updated and outside meter replaced as well as breaker, new metal roof, new air conditioning and heating systems installed, new laminate flooring, new cabinets in kitchen, new bathroom and kitchen fixtures, new shower and tubs, new toilets, new paint inside and out, and even new decking outside. You're basically getting a brand new home inside and outside. This home qualifies for FHA, VA, Conventional and USDA lending. The best part is this home sits on almost one acre of mostly cleared rural land outside the city limits. You still get access to coop water and city electricity out here! Plenty of seclusion and privacy here. The best part you can get this home with no down payment for those that qualify and seller is willing to pay up to $5000 in closing concessions for the right offer. Lets your private showing set up today!

5. 2025-12-13
   price $195,900 1026-char remark

   Show marketing remark (1026 chars)

   Come see this beauitful home that has just been completely renovated from top to bottom. Foundation has been redone with new piers, new plumbing completely redone. electrical system has been updated and outside meter replaced as well as breaker, new metal roof, new air conditioning and heating systems installed, new laminate flooring, new cabinets in kitchen, new bathroom and kitchen fixtures, new shower and tubs, new toilets, new paint inside and out, and even new decking outside. You're basically getting a brand new home inside and outside. This home qualifies for FHA, VA, Conventional and USDA lending. The best part is this home sits on almost one acre of mostly cleared rural land outside the city limits. You still get access to coop water and city electricity out here! Plenty of seclusion and privacy here. The best part you can get this home with no down payment for those that qualify and seller is willing to pay up to $5000 in closing concessions for the right offer. Lets your private showing set up today!

6. 2025-11-30
   listed $195,900 Active 1026-char remark

   Show marketing remark (1026 chars)

   Come see this beauitful home that has just been completely renovated from top to bottom. Foundation has been redone with new piers, new plumbing completely redone. electrical system has been updated and outside meter replaced as well as breaker, new metal roof, new air conditioning and heating systems installed, new laminate flooring, new cabinets in kitchen, new bathroom and kitchen fixtures, new shower and tubs, new toilets, new paint inside and out, and even new decking outside. You're basically getting a brand new home inside and outside. This home qualifies for FHA, VA, Conventional and USDA lending. The best part is this home sits on almost one acre of mostly cleared rural land outside the city limits. You still get access to coop water and city electricity out here! Plenty of seclusion and privacy here. The best part you can get this home with no down payment for those that qualify and seller is willing to pay up to $5000 in closing concessions for the right offer. Lets your private showing set up today!

7. 2025-11-28
   listed $185,900 Active 1026-char remark

   Show marketing remark (1026 chars)

   Come see this beauitful home that has just been completely renovated from top to bottom. Foundation has been redone with new piers, new plumbing completely redone. electrical system has been updated and outside meter replaced as well as breaker, new metal roof, new air conditioning and heating systems installed, new laminate flooring, new cabinets in kitchen, new bathroom and kitchen fixtures, new shower and tubs, new toilets, new paint inside and out, and even new decking outside. You're basically getting a brand new home inside and outside. This home qualifies for FHA, VA, Conventional and USDA lending. The best part is this home sits on almost one acre of mostly cleared rural land outside the city limits. You still get access to coop water and city electricity out here! Plenty of seclusion and privacy here. The best part you can get this home with no down payment for those that qualify and seller is willing to pay up to $5000 in closing concessions for the right offer. Lets your private showing set up today!

8. 2025-09-17
   soldstatus
9. 2025-09-17
   soldstatus
10. 2019-03-04
    soldstatus
11. 2019-03-04
    soldstatus
12. 2019-02-14
    soldstatus
13. 2018-06-21
    listed $35,000

ⓘ 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: $539 · $45/mo
• Projected year-2 tax: $3,530 · $294/mo
• Expected delta: +$2,991/yr (+$249/mo · 554.9%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 71% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,808
• − Mortgage interest: −$10,805
• − Property taxes: −$539
• − Insurance: −$964
• − Repairs & maintenance: −$1,185
• − Management: −$1,185
• − Depreciation: −$5,612
• Taxable loss: −$5,482
• Est. tax savings @ 24.0%: +$1,316
• After-tax cash flow: $-629/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: Neches ISD
• NCES district ID: 4832250
• Math proficiency: 55% ▲ 10.00%
• Reading proficiency: 45% ▼ -10.00%
• Median HH income: $44,165
• Composite: 44.27/100
• National rank: #6174
• State rank: #379 of 1141 in TX

Livability — Neches

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

Census & demographics

• Census place: Neches, TX
• Population (ZIP): 21,390

Population outlook (Anderson County) Hauer SSP2

• Today (2025): 56,663 people
• By 2030: 57,373 · +1.3%
• By 2040: 58,960 · +4.1%
• By 2050: 59,073 · +4.3%
• By 2075: 53,737 · -5.2%
• By 2100: 42,516 · -25.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 57% Hispanic / Latino 24% Two or more races 17% Black 14%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Romanian 1% Iranian 1% Slovak 1%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 14% German/W. Germanic 1% Other Indo-European 1%

Political lean MEDSL · Anderson

• 2024 margin: Solid R (+61.8) · D 18.8% · R 80.6%
• 2008→2024 swing: -18.3pp toward R · 2008: -43.5pp · 2024: -61.8pp
• All cycles: 2024: R+61.8 2020: R+58.0 2016: R+58.1 2012: R+52.2 2008: R+43.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -95.92%
• Current HPI: 186.4885
• 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

+451.1% since first listed

12 events — show timeline

• 2026-03-05 Pending — GTAR
• 2026-02-12 Price Changed $192,900 NTREIS
• 2026-02-12 Price Changed $192,900 GTAR
• 2025-12-13 Price Changed $195,900 GTAR
• 2025-11-30 Listed $195,900 NTREIS
• 2025-11-28 Listed $185,900 GTAR
• 2025-09-17 Sold (Public Records) — Public Records
• 2025-09-17 Sold (Public Records) — Public Records
• 2019-03-04 Sold (Public Records) — Public Records
• 2019-03-04 Sold (MLS) — PAOR
• 2019-02-14 Sold (Public Records) — Public Records
• 2018-06-21 Listed $35,000 PAOR

Property tax history

+2.6%/yr

Latest (2025): $539 · +10.1% YoY. Source: county tax records.