.- Soil report from a geotechnical engineer.

This will translate to time saved in compaction of the disturbed soil.

You still need cover if a Sandy heads your way, and we need cover if it freezes (not likely, but devastating if it did).  

But this side of town is near a super fund site with polluted soil near the river banks, it's in a valley, which also means it's technically in a flood zone. 

Soils report (if available).

My guess is homes in the Avenues, Sugar House, and Sandy areas.

For example, Texas soil expands and contracts so it is very common to have foundation issues. 

On the flipside if you had a marina that did not service boats  in any way you could always put condos next to it just be very very careful about ground water quality soil quality previous spills all kinds of fun stuff and by fun stuff I mean everything having to do with the boat is toxic  in the eyes of the Manatee huggers and if you're going to build on it you may have to clean it up first .

Definitely will need a full makeover, but very good bones.The floor is definitely slanted, so I'm going certainly get an expert to look at the foundation granted this house was built in ~ 1920 and from Dan's comments above, likely built on beach sand. I

Northeast Texas is one of the poorest regions in Texas which is a reason it hasn't changed much through the years like other parts of the state.We live in central Texas now but drive back to visit my folks annually and we always go through Tyler, Gilmer, and Big Sandy.