2401 8th St · Port Neches, TX 77651

$165,000

2 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 113 Days on market

Built 1962 10,002 sqft lot $132/sqft · 5% below area Est $174k · 5% 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 +18.4/30.0
• ARV discount +9.9/15.0
• DSCR +5.8/10.0
• 1% rule +4.9/10.0
• Schools +4.5/10.0
• 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

Currently tenant occupied this adorable home is located in Port Neches, Texas and Nederland ISD. Required a one-day notice for showings. Newer windows installed and electrical has been upgraded. Located on a large corner lot with 2 bedrooms and an indoor laundry room large enough it could also host a third bedroom. The backyard is fenced in with room for a pool. An oversized two car garage faces the side street. Don't miss this 2/1/2 or possibly a 2/2/2 located in Port Neches. Call your buyer's agent today for a tour.

Key facts

• Electrical upgraded
• Room for a pool
• Large corner lot

Tags

• NEWER WINDOWS
• ELECTRICAL UPGRADED
• LARGE CORNER LOT
• INDOOR LAUNDRY ROOM
• BACKYARD FENCED
• ROOM FOR A POOL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $154 ($2k/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 $163k (0.9% below list).
• Recommended offer: $150k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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.
• Nederland ISD (suburban): math 51% / reading 52% proficiency, ranked #138 of 826 in TX (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 96 active listings in the ZIP; 9 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% 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: 0.99% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.01%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

• ARV (median comp): $174,242
• List price: $165,000
• Delta: -5.30%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
720 S 2nd St	0.17mi	3/1.0 (+1)	1,233 (-1%)	9mo	$175,000	$142	77
108 S 2nd 1/2 St	0.54mi	3/1.5 (+1)	1,256 (+1%)	3mo	$210,000	$167	64
2602 15th St	0.48mi	2/1.0	1,082 (-13%)	4mo	$124,900	$115	52
908 Gulf Ave	0.69mi	3/2.0 (+1)	1,315 (+5%)	8mo	$150,000	$114	44
116 S 4th 1/2 St	0.61mi	3/2.0 (+1)	1,352 (+8%)	14mo	$169,900	$126	37
204 S 2 1/2 St	0.47mi	3/1.0 (+1)	1,406 (+13%)	19mo	$192,500	$137	36
623 S 8th St	0.65mi	3/2.0 (+1)	1,384 (+11%)	10mo	$178,500	$129	34
211 S 5 1/2 St	0.64mi	3/2.5 (+1)	1,425 (+14%)	11mo	$265,000	$186	26
607 S 9th St	0.72mi	3/1.0 (+1)	1,086 (-13%)	18mo	$155,000	$143	25

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: -10.0%
• Equity multiple: 0.63×
• Total profit: $-16,885
• Equity at exit: $24,602

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-1,954
• Equity at exit: $14,266

Cash invested: $46,200 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,635 high
• Mortgage (P&I): −$865
• Tax from tax record: −$203 /mo · $2,436/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $154

Break-even live

Break-even rent $1,439

Max offer price $165,000

Occupancy floor 86%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
608 S 2nd St Nederland, TX	3.0	1.0	936	$1,600	$1.71	13d	1	0.25mi
812 S 6th St Nederland, TX	3.0	1.0	996	$1,500	$1.51	13d	1	0.55mi
311 Nederland Ave Nederland, TX	3.0	2.0	1360	$1,890	$1.39	13d	1	0.56mi
1003 Avenue B Nederland, TX	1.0–2.0	1.0	726	$1,050	$1.45	13d	7	0.97mi
2150 Merriman St Port Neches, TX	2.0	1.0	800	$1,995	$2.49	13d	1	0.99mi
2140 Merriman St Port Neches, TX	2.0	1.0	800	$1,995	$2.49	13d	1	0.99mi
1107 S 16th St Unit 1 Nederland, TX	2.0	1.0	1395	$1,250	$0.90	13d	1	1.31mi
1619 Avenue G Unit G Nederland, TX	3.0	1.5	1100	$1,750	$1.59	23d	1	1.44mi
307 Avenue E Port Neches, TX	3.0	2.0	875	$1,550	$1.77	13d	1	1.48mi

Listing history 19 events

1. 2026-06-18
   days on market $165,000 Active 113 DOM
2. 2026-06-17
   days on market $165,000 Active 112 DOM
3. 2026-06-16
   days on market $165,000 Active 111 DOM
4. 2026-06-15
   days on market $165,000 Active 110 DOM
5. 2026-06-14
   days on market $165,000 Active 108 DOM
6. 2026-06-13
   pricedays on market $165,000 Active 107 DOM
7. 2026-06-10
   days on market $175,000 Active 105 DOM
8. 2026-06-09
   days on market $175,000 Active 104 DOM
9. 2026-06-08
   days on market $175,000 Active 103 DOM
10. 2026-06-07
    days on market $175,000 Active 102 DOM
11. 2026-06-05
    days on market $175,000 Active 99 DOM
12. 2026-06-03
    days on market $175,000 Active 98 DOM
13. 2026-06-02
    days on market $175,000 Active 97 DOM
14. 2026-06-01
    days on market $175,000 Active 96 DOM
15. 2026-05-31
    days on market $175,000 Active 95 DOM
16. 2026-05-30
    days on market $175,000 Active 94 DOM
17. 2026-02-25
    listed $175,000 Active 523-char remark

    Show marketing remark (523 chars)

    Currently tenant occupied this adorable home is located in Port Neches, Texas and Nederland ISD. Required a one-day notice for showings. Newer windows installed and electrical has been upgraded. Located on a large corner lot with 2 bedrooms and an indoor laundry room large enough it could also host a third bedroom. The backyard is fenced in with room for a pool. An oversized two car garage faces the side street. Don't miss this 2/1/2 or possibly a 2/2/2 located in Port Neches. Call your buyer's agent today for a tour.

18. 2017-03-03
    soldstatus
19. 2005-06-20
    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: $2,436 · $203/mo
• Projected year-2 tax: $3,020 · $252/mo
• Expected delta: +$583/yr (+$49/mo · 23.9%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 24 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: $19,616
• − Mortgage interest: −$9,243
• − Property taxes: −$2,436
• − Insurance: −$825
• − Repairs & maintenance: −$1,569
• − Management: −$1,569
• − Depreciation: −$4,800
• Taxable loss: −$826
• Est. tax savings @ 24.0%: +$198
• After-tax cash flow: $2,050/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: Nederland ISD
• NCES district ID: 4832280
• Math proficiency: 51% ▼ -3.00%
• Reading proficiency: 52% ▼ -3.00%
• Median HH income: $59,647
• Composite: 44.95/100
• National rank: #2709
• State rank: #138 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

3 events — show timeline

• 2026-02-25 Listed $175,000 BBOR
• 2017-03-03 Sold (Public Records) — Public Records
• 2005-06-20 Sold (Public Records) — Public Records

Property tax history

+5.1%/yr

Latest (2025): $2,436 · -7.2% YoY. Source: county tax records.