5052 5th St · Port Arthur, TX 77642

$85,000

3 bd · 2.0 ba · 1,272 sqft · SingleFamily public records · 67 Days on market

Built 1934 6,970 sqft lot $67/sqft · 7% above area Est $80k · 7% over

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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
• Rent growth +5.0/5.0
• ARV discount +4.5/15.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 5052 5th Street, a charming 3-bedroom, 2-bathroom residence perfectly positioned on a spacious corner lot in Port Arthur. The interior has had some recent updates, providing a clean slate for your personal style. Whether you are an investor seeking a potential rental property or a family eager to customize a home with your own creative ideas, this layout offers the ideal blend of comfort and versatility. Investment Potential: Located in a convenient area, making it a strong candidate for rental income. While the home is move-in ready in many aspects, it still needs a little work to reach its full potential. This is your chance to snag a property at a great value.

Key facts

• 6,970 sq ft lot
• Listed 66 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $419 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.2% vs local median 5.0% in Port Arthur — 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 61/100 on livability (#1,014 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D-, crime F, amenities F.
• Port Arthur ISD (urban): math 15% / reading 22% proficiency, ranked #796 of 826 in TX (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+14.4%/yr); 115 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 343 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).
• This rent runs 41% of the median local income ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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 2.6% of price; flood insurance adds $66/mo; built in 1934 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 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 1934 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. 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.
10. 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.
11. 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: 1.72% ✓
• Cap rate: 13.15%
• Cash-on-cash: 24.50%
• DSCR: 2.09
• GRM: 4.9

CMA / ARV

• ARV (median comp): $79,623
• List price: $85,000
• Delta: 6.75%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 1.87×
• Total profit: $20,768
• Equity at exit: $12,674

10-year hold

• IRR: 31.8%
• Equity multiple: 4.70×
• Total profit: $88,064
• Equity at exit: $7,349

Cash invested: $23,800 (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 77642

• Rents YoY: 14.4%
• Active inventory: 115
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,460 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$187 /mo · $2,241/yr
• Insurance: −$35
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $419

Break-even live

Break-even rent $930

Max offer price $85,000

Occupancy floor 66%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5251 Procter St Port Arthur, TX	4.0	2.0	1336	$1,595	$1.19	13d	1	0.30mi
3501 5th St Port Arthur, TX	3.0	1.0	1237	$1,200	$0.97	43d	1	1.31mi

Listing history 18 events

1. 2026-06-10
   days on market $85,000 Active 67 DOM
2. 2026-06-09
   days on market $85,000 Active 66 DOM
3. 2026-06-08
   days on market $85,000 Active 65 DOM
4. 2026-06-07
   days on market $85,000 Active 64 DOM
5. 2026-06-03
   days on market $85,000 Active 60 DOM
6. 2026-06-02
   days on market $85,000 Active 59 DOM
7. 2026-06-01
   days on market $85,000 Active 58 DOM
8. 2026-05-31
   days on market $85,000 Active 57 DOM
9. 2026-05-30
   days on market $85,000 Active 56 DOM
10. 2026-05-07
    status Active 682-char remark

    Show marketing remark (682 chars)

    Welcome to 5052 5th Street, a charming 3-bedroom, 2-bathroom residence perfectly positioned on a spacious corner lot in Port Arthur. The interior has had some recent updates, providing a clean slate for your personal style. Whether you are an investor seeking a potential rental property or a family eager to customize a home with your own creative ideas, this layout offers the ideal blend of comfort and versatility. Investment Potential: Located in a convenient area, making it a strong candidate for rental income. While the home is move-in ready in many aspects, it still needs a little work to reach its full potential. This is your chance to snag a property at a great value.

11. 2026-05-04
    status Pending 682-char remark

    Show marketing remark (682 chars)

    Welcome to 5052 5th Street, a charming 3-bedroom, 2-bathroom residence perfectly positioned on a spacious corner lot in Port Arthur. The interior has had some recent updates, providing a clean slate for your personal style. Whether you are an investor seeking a potential rental property or a family eager to customize a home with your own creative ideas, this layout offers the ideal blend of comfort and versatility. Investment Potential: Located in a convenient area, making it a strong candidate for rental income. While the home is move-in ready in many aspects, it still needs a little work to reach its full potential. This is your chance to snag a property at a great value.

12. 2026-04-27
    status Active 682-char remark

    Show marketing remark (682 chars)

    Welcome to 5052 5th Street, a charming 3-bedroom, 2-bathroom residence perfectly positioned on a spacious corner lot in Port Arthur. The interior has had some recent updates, providing a clean slate for your personal style. Whether you are an investor seeking a potential rental property or a family eager to customize a home with your own creative ideas, this layout offers the ideal blend of comfort and versatility. Investment Potential: Located in a convenient area, making it a strong candidate for rental income. While the home is move-in ready in many aspects, it still needs a little work to reach its full potential. This is your chance to snag a property at a great value.

13. 2026-04-21
    status Pending 682-char remark

    Show marketing remark (682 chars)

    Welcome to 5052 5th Street, a charming 3-bedroom, 2-bathroom residence perfectly positioned on a spacious corner lot in Port Arthur. The interior has had some recent updates, providing a clean slate for your personal style. Whether you are an investor seeking a potential rental property or a family eager to customize a home with your own creative ideas, this layout offers the ideal blend of comfort and versatility. Investment Potential: Located in a convenient area, making it a strong candidate for rental income. While the home is move-in ready in many aspects, it still needs a little work to reach its full potential. This is your chance to snag a property at a great value.

14. 2026-03-26
    listed $85,000 Active 682-char remark

    Show marketing remark (682 chars)

    Welcome to 5052 5th Street, a charming 3-bedroom, 2-bathroom residence perfectly positioned on a spacious corner lot in Port Arthur. The interior has had some recent updates, providing a clean slate for your personal style. Whether you are an investor seeking a potential rental property or a family eager to customize a home with your own creative ideas, this layout offers the ideal blend of comfort and versatility. Investment Potential: Located in a convenient area, making it a strong candidate for rental income. While the home is move-in ready in many aspects, it still needs a little work to reach its full potential. This is your chance to snag a property at a great value.

15. 2026-02-14
    historical $1,300
16. 2026-02-13
    listed $1,300
17. 2024-03-28
    historical $1,300
18. 2023-11-28
    listed $1,300

ⓘ 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: $2,241 · $187/mo
• Projected year-2 tax: $2,241 · $187/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 (shaded) · 60% chance over 30 yrs
• 🔥 Wildfire 1/10 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,525
• − Mortgage interest: −$4,761
• − Property taxes: −$2,241
• − Insurance: −$1,222
• − Repairs & maintenance: −$1,402
• − Management: −$1,402
• − Depreciation: −$2,473
• Taxable income: $4,024
• Est. tax owed @ 24.0%: −$966
• After-tax cash flow: $4,067/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 Arthur ISD
• NCES district ID: 4835400
• Math proficiency: 15% ▼ -22.00%
• Reading proficiency: 22% ▼ -10.00%
• Median HH income: $31,795
• Composite: 14.9/100
• National rank: #9373
• State rank: #796 of 826 in TX

Livability — Port Arthur

• Score: 61/100
• State rank: #1014
• US rank: #18061

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Arthur, TX
• County: Jefferson County · 203,592 people
• City population: 38,358
• Metro: Beaumont-Port Arthur, TX
• Population (ZIP): 38,358
• Household income: $42,950
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 1775.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 42% Black 37% Two or more races 18% White 12% Asian 7% Native American 1%
• Hispanic origin (detail): Mexican 35% Cuban 1%
• Common ancestry: Lithuanian 2% European 1%
• Foreign-born: 25% · Canada, Vietnam
• Languages at home: 56% English-only · Spanish 37% Vietnamese 4% 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: ▼ -86.58%
• Current HPI: 152.1615
• Rent YoY: ▲ 14.42%
• 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

+6438.5% since first listed

9 events — show timeline

• 2026-05-07 Relisted — BBOR
• 2026-05-04 Pending — BBOR
• 2026-04-27 Relisted — BBOR
• 2026-04-21 Pending — BBOR
• 2026-03-26 Listed $85,000 BBOR
• 2026-02-14 Rental Removed $1,300 BBOR
• 2026-02-13 Listed for Rent $1,300 BBOR
• 2024-03-28 Rental Removed $1,300 BBOR
• 2023-11-28 Listed for Rent $1,300 BBOR

Property tax history

+10.9%/yr

Latest (2025): $2,241 · +0.3% YoY. Source: county tax records.