285 Darby St St E · Bridge City, TX 77611

$55,000

3 bd · 2.0 ba · 1,224 sqft · SingleFamily public records · 119 Days on market

Built 1955 $45/sqft · 59% below area ↓ 59% since listing

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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
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• 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

Seller has lived in the home for 58 years. Time to move on. Two large bedroom were added to the home with a full bath years ageo. Origninal part of the home had two small bedrooms ; one was being used as an office the other as a sewing room. Creative minds would secure the cutting table and make it a bed, .EX: Murphy Bed. Owner is very crafty making birdhouses, etc. One attached and detached shop. Kitchen appliances stay with home. , other items in garage and shops to be determined. The hone is being sold as it. Seller isn't able to do any repairs. Current inspection report is with documents. Survey and title will be the responsiblity of the buyer.

Key facts

• 2 garage spots
• Listed 119 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $50k (9.0% below list) — sets the bar for market timing.
• Cap rate 20.0% vs local median 2.2% in Bridge City — 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 72/100 on livability (#251 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools C-, amenities F, commute F.
• Bridge City ISD (other): math 41% / reading 51% proficiency, ranked #224 of 826 in TX (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 125 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 235 units permitted in Orange County in 2024 (50 in 5+ unit buildings).
• This rent is only 17% of the median local income ($92k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $64k (54%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $50,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 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 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 2.33% ✓
• Cap rate: 20.05%
• Cash-on-cash: 49.13%
• DSCR: 3.19
• GRM: 3.6

CMA / ARV

• ARV (median comp): $135,021
• List price: $55,000
• Delta: -59.27%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
245 N Clover St	0.22mi	3/2.0	1,210 (-1%)	1mo	$149,900	$124	87
407 Calvin Dr	0.44mi	3/1.5	1,203 (-2%)	9mo	$129,900	$108	67
205 David St	0.15mi	3/1.0	1,100 (-10%)	16mo	$147,000	$134	59
150 Crepe Mrytle	0.42mi	2/1.5 (-1)	1,400 (+14%)	8mo	$159,900	$114	43

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: 7.2%
• Equity multiple: 1.28×
• Total profit: $4,357
• Equity at exit: $8,201

10-year hold

• IRR: 16.8%
• Equity multiple: 2.41×
• Total profit: $21,661
• Equity at exit: $4,755

Cash invested: $15,400 (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 77611

• Active inventory: 125
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,279 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $204

Break-even live

Break-even rent $1,021

Max offer price $55,000

Occupancy floor 79%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2201 Wise St Bridge City, TX	2.0–3.0	1.0–2.0	1144	$1,500	$1.31	13d	7	0.05mi
2342 Wise St Bridge City, TX	2.0	1.0	790	$1,050	$1.33	13d	1	0.23mi
400 Bower Rd Unit Cp Bridge City, TX	3.0	1.0	892	$895	$1.00	43d	1	0.45mi
400 Bower Rd Unit Cp Bridge City, TX	3.0	1.0	892	$895	$1.00	23d	1	0.45mi
400 Bower Rd Unit CP16 Bridge City, TX	3.0	1.0	892	$895	$1.00	13d	1	0.45mi
608 Douglas St Bridge City, TX	2.0	1.0	888	$1,000	$1.13	21d	1	0.58mi
616 Douglas St Bridge City, TX	2.0	1.0	856	$1,000	$1.17	43d	1	0.59mi
620 Douglas St Bridge City, TX	2.0	1.0	888	$1,000	$1.13	13d	1	0.59mi
620 Douglas St Bridge City, TX	2.0	1.0	888	$1,000	$1.13	21d	1	0.59mi
200 Bower Dr Bridge City, TX	2.0	1.0	832	$1,000	$1.20	13d	8	0.66mi
3650 Fish Hook Ln Unit LANE2A Bridge City, TX	2.0	1.0	920	$1,025	$1.11	21d	1	1.27mi
404 Crescent Dr Bridge City, TX	3.0	2.0	1063	$1,500	$1.41	13d	1	1.28mi
111 W Pattillo Rd Bridge City, TX	2.0	2.0	1000	$1,250	$1.25	13d	1	1.45mi

Listing history 9 events

1. 2026-05-05
   status Pending 658-char remark

   Show marketing remark (658 chars)

   Seller has lived in the home for 58 years. Time to move on. Two large bedroom were added to the home with a full bath years ageo. Origninal part of the home had two small bedrooms ; one was being used as an office the other as a sewing room. Creative minds would secure the cutting table and make it a bed, .EX: Murphy Bed. Owner is very crafty making birdhouses, etc. One attached and detached shop. Kitchen appliances stay with home. , other items in garage and shops to be determined. The hone is being sold as it. Seller isn't able to do any repairs. Current inspection report is with documents. Survey and title will be the responsiblity of the buyer.

2. 2026-05-01
   price $55,000 658-char remark

   Show marketing remark (658 chars)

   Seller has lived in the home for 58 years. Time to move on. Two large bedroom were added to the home with a full bath years ageo. Origninal part of the home had two small bedrooms ; one was being used as an office the other as a sewing room. Creative minds would secure the cutting table and make it a bed, .EX: Murphy Bed. Owner is very crafty making birdhouses, etc. One attached and detached shop. Kitchen appliances stay with home. , other items in garage and shops to be determined. The hone is being sold as it. Seller isn't able to do any repairs. Current inspection report is with documents. Survey and title will be the responsiblity of the buyer.

3. 2026-04-25
   status Active 658-char remark

   Show marketing remark (658 chars)

   Seller has lived in the home for 58 years. Time to move on. Two large bedroom were added to the home with a full bath years ageo. Origninal part of the home had two small bedrooms ; one was being used as an office the other as a sewing room. Creative minds would secure the cutting table and make it a bed, .EX: Murphy Bed. Owner is very crafty making birdhouses, etc. One attached and detached shop. Kitchen appliances stay with home. , other items in garage and shops to be determined. The hone is being sold as it. Seller isn't able to do any repairs. Current inspection report is with documents. Survey and title will be the responsiblity of the buyer.

4. 2026-04-20
   status Pending 658-char remark

   Show marketing remark (658 chars)

   Seller has lived in the home for 58 years. Time to move on. Two large bedroom were added to the home with a full bath years ageo. Origninal part of the home had two small bedrooms ; one was being used as an office the other as a sewing room. Creative minds would secure the cutting table and make it a bed, .EX: Murphy Bed. Owner is very crafty making birdhouses, etc. One attached and detached shop. Kitchen appliances stay with home. , other items in garage and shops to be determined. The hone is being sold as it. Seller isn't able to do any repairs. Current inspection report is with documents. Survey and title will be the responsiblity of the buyer.

5. 2026-04-09
   price $85,000 658-char remark

   Show marketing remark (658 chars)

   Seller has lived in the home for 58 years. Time to move on. Two large bedroom were added to the home with a full bath years ageo. Origninal part of the home had two small bedrooms ; one was being used as an office the other as a sewing room. Creative minds would secure the cutting table and make it a bed, .EX: Murphy Bed. Owner is very crafty making birdhouses, etc. One attached and detached shop. Kitchen appliances stay with home. , other items in garage and shops to be determined. The hone is being sold as it. Seller isn't able to do any repairs. Current inspection report is with documents. Survey and title will be the responsiblity of the buyer.

6. 2026-01-22
   price $107,900 658-char remark

   Show marketing remark (658 chars)

   Seller has lived in the home for 58 years. Time to move on. Two large bedroom were added to the home with a full bath years ageo. Origninal part of the home had two small bedrooms ; one was being used as an office the other as a sewing room. Creative minds would secure the cutting table and make it a bed, .EX: Murphy Bed. Owner is very crafty making birdhouses, etc. One attached and detached shop. Kitchen appliances stay with home. , other items in garage and shops to be determined. The hone is being sold as it. Seller isn't able to do any repairs. Current inspection report is with documents. Survey and title will be the responsiblity of the buyer.

7. 2026-01-01
   listed $119,000 Active 658-char remark

   Show marketing remark (658 chars)

   Seller has lived in the home for 58 years. Time to move on. Two large bedroom were added to the home with a full bath years ageo. Origninal part of the home had two small bedrooms ; one was being used as an office the other as a sewing room. Creative minds would secure the cutting table and make it a bed, .EX: Murphy Bed. Owner is very crafty making birdhouses, etc. One attached and detached shop. Kitchen appliances stay with home. , other items in garage and shops to be determined. The hone is being sold as it. Seller isn't able to do any repairs. Current inspection report is with documents. Survey and title will be the responsiblity of the buyer.

8. 2025-04-26
   price $119,000
9. 2024-06-15
   listed $133,750 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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $15,350
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$5,394
• − Repairs & maintenance: −$1,228
• − Management: −$1,228
• − Depreciation: −$1,600
• Taxable income: $1,995
• Est. tax owed @ 24.0%: −$479
• After-tax cash flow: $1,968/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: Bridge City ISD
• NCES district ID: 4811310
• Math proficiency: 41% ▼ -11.00%
• Reading proficiency: 51% ▲ 1.00%
• Median HH income: $60,817
• Composite: 40.47/100
• National rank: #3720
• State rank: #224 of 826 in TX

Livability — Bridge City

• Score: 72/100
• State rank: #251
• US rank: #5948

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bridge City, TX
• County: Orange County · 87,112 people
• City population: 10,112
• Metro: Beaumont-Port Arthur, TX
• Population (ZIP): 10,112
• Household income: $92,004
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 214.0

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 14% Two or more races 12% Asian 2%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Lithuanian 12% Slovak 3% Iranian 2%
• Foreign-born: 3% · Canada
• Languages at home: 89% English-only · Spanish 6% French/Haitian/Cajun 2% Russian/Polish/Slavic 1%

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: ▼ -98.42%
• Current HPI: 155.9874
• 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

-58.9% since first listed

9 events — show timeline

• 2026-05-05 Pending — BBOR
• 2026-05-01 Price Changed $55,000 BBOR
• 2026-04-25 Relisted — BBOR
• 2026-04-20 Pending — BBOR
• 2026-04-09 Price Changed $85,000 BBOR
• 2026-01-22 Price Changed $107,900 BBOR
• 2026-01-01 Listed $119,000 BBOR
• 2025-04-26 Price Changed $119,000 BBOR
• 2024-06-15 Listed $133,750 BBOR

Property tax history

+5.7%/yr

Latest (2025): $3,194 · +6.4% YoY. Source: county tax records.