2924 W Boston Dr · Nederland, TX 77627

$179,900

3 bd · 2.0 ba · 1,918 sqft · SingleFamily public records · 3 Days on market

Built 1968 10,019 sqft lot Est $274k · 34% under

---

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 +19.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +5.2/10.0
• Rent growth +4.8/5.0
• Schools +4.5/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Here is your chance to make it how you want it. Lots of potential in this corner lot residence in the Youmans addition just a couple of blocks from Helena Park Elementary and C. O. Wilson Middle School. Clean engineer's report on file. Roof replaced March of 2025. In addition to the garage there is a detached 21' x 22' shop on a slab.

Key facts

• Engineer's report
• Detached shop
• Corner lot

Tags

• CORNER LOT
• DETACHED SHOP
• ENGINEER'S REPORT
• ROOF REPLACED

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence (Residential); Subdivision: Youmans
• Construction: Composition roof; Slab foundation
• Exterior features: Patio; Corner lot; Public-maintained road; Workshop (outbuilding)

Interior

• Kitchen: Dishwasher; Oven
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Dishwasher; Oven

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $192 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 7.6% vs local median 4.6% in Nederland — 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 (#129 in TX, #3,906 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.
• Zoned schools: Helena Park El (math 54% / reading 60%, grade C+, #505 of 4,322 statewide, top 13%, 621 students, 35% FRL); Wilson Middle (math 61% / reading 53%, grade B, #212 of 1,662 statewide, top 13%, 812 students, 41% FRL); Nederland H S (math 49% / reading 61%, grade C, #373 of 1,632 statewide, top 23%, 1,439 students, 47% FRL) — zoned schools at 41% FRL track the district average.
• Market conditions: Rents rising fast (+9.3%/yr); 111 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $50k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $179,900

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-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?
4. 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.
5. 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.
6. 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: 1.02% ✓
• Cap rate: 7.57%
• Cash-on-cash: 4.57%
• DSCR: 1.20
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $274,274
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
616 N 28th St	0.17mi	3/2.0	1,852 (-3%)	7mo	$332,500	$180	81
316 N 30th St	0.18mi	3/2.5	2,024 (+6%)	15mo	$290,000	$143	68
524 N 27th St	0.23mi	3/2.0	2,077 (+8%)	11mo	$289,900	$140	66
619 N 24th St	0.36mi	4/2.5 (+1)	1,910 (-0%)	13mo	$255,000	$134	65
2803 Memphis Ave	0.45mi	3/3.0	1,800 (-6%)	12mo	$240,000	$133	55
2003 Gary Ave	0.63mi	4/2.0 (+1)	1,800 (-6%)	5mo	$175,000	$97	51
1111 Verna Dr	0.39mi	4/3.0 (+1)	1,982 (+3%)	20mo	$345,000	$174	50
3112 Nashville Ave	0.53mi	4/2.0 (+1)	2,140 (+12%)	14mo	$349,000	$163	39

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -3.6%
• Equity multiple: 0.86×
• Total profit: $-7,161
• Equity at exit: $26,824

10-year hold

• IRR: 11.1%
• Equity multiple: 2.07×
• Total profit: $53,955
• Equity at exit: $15,554

Cash invested: $50,372 (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 77627

• Rents YoY: 9.3%
• Active inventory: 111
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,842 high
• Mortgage (P&I): −$943
• Tax from tax record: −$245 /mo · $2,936/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $192

Break-even live

Break-even rent $1,599

Max offer price $179,900

Occupancy floor 85%

Sensitivity live

Price	-10% $294	-5% $243	+0% $192	+5% $141	+10% $90
Rent	-10% $46	-5% $119	+0% $192	+5% $265	+10% $337
Rate	-1.0pp $282	-0.5pp $238	base $192	+0.5pp $145	+1.0pp $98

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3119 Moor Dr Nederland, TX	3.0	1.5	1448	$1,795	$1.24	45d	1	0.15mi
2512 Avenue A Unit A Nederland, TX	3.0	1.5	1387	$1,795	$1.29	25d	1	0.49mi
1815 Helena Ave Nederland, TX	3.0	2.0	1248	$1,750	$1.40	25d	1	0.72mi
3514 Hwy 69 N Nederland, TX	2.0–3.0	1.0–2.0	1144	$1,600	$1.40	15d	7	0.76mi
617 Hardy Ave Nederland, TX	3.0	2.0	1295	$1,700	$1.31	25d	1	0.78mi
2707 Seattle St Nederland, TX	3.0	2.5	2077	$1,850	$0.89	25d	1	0.83mi
2640 Hickory Cove Ln Port Arthur, TX	4.0	2.5	1850	$2,600	$1.41	15d	1	0.88mi
1903 N 19th St Nederland, TX	3.0	2.0	2154	$2,950	$1.37	45d	1	0.99mi
1107 S 16th St Unit 1 Nederland, TX	2.0	1.0	1395	$1,250	$0.90	15d	1	1.35mi
8849 Pinewood Dr Port Arthur, TX	1.0–3.0	1.0–2.0	990	$1,949	$1.97	15d	1	1.48mi

Listing history 3 events

1. 2026-06-21
   days on market $179,900 Active 3 DOM
2. 2026-06-18
   remarks 336-char remark
3. 2026-06-18
   listed $179,900 Active 1 DOM

ⓘ 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: $2,936 · $245/mo
• Projected year-2 tax: $3,292 · $274/mo
• Expected delta: +$356/yr (+$30/mo · 12.1%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 58% 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: $22,099
• − Mortgage interest: −$10,077
• − Property taxes: −$2,936
• − Insurance: −$900
• − Repairs & maintenance: −$1,768
• − Management: −$1,768
• − Depreciation: −$5,233
• Taxable loss: −$583
• Est. tax savings @ 24.0%: +$140
• After-tax cash flow: $2,442/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 — Nederland

• Score: 75/100
• State rank: #129
• US rank: #3906

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nederland, TX
• County: Jefferson County · 203,592 people
• City population: 22,357
• Metro: Beaumont-Port Arthur, TX
• Population (ZIP): 22,357
• Household income: $78,001
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 572.0

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: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 12% Two or more races 8% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 10% Slovak 3% Italian 2%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 87% English-only · Spanish 8% Other Indo-European 1% Vietnamese 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: ▼ -228.91%
• Current HPI: 176.2132
• Rent YoY: ▲ 9.27%
• 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

2 events — show timeline

• 2026-06-14 Listed $179,900 BBOR
• 2024-11-21 Sold (Public Records) — Public Records

Property tax history

-0.9%/yr

Latest (2025): $2,936 · -33.3% YoY. Source: county tax records.