210 & 200 Robin St · Rose City, TX 77662

$139,900

3 bd · 2.0 ba · 1,437 sqft · SingleFamily public records · 32 Days on market

Built 1930 1.00 ac lot Est $139k · at est.

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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 +21.2/30.0
• ARV discount +7.3/15.0
• DSCR +6.7/10.0
• 1% rule +5.7/10.0
• Schools +3.4/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful, well-maintained property acre more or less in Rose City. 3-2-2 with workshop, carport on shop, and house. Open concept with a large living area, dining room, den, and breakfast area; kitchen has lots of cabinets and a breakfast bar; shop is about 720 sq ft, with lots of storage; fruit trees; a large empty lot that could be used for a second home or a couple of RV spots. This property offers significant potential and is ready to move into. Make your appointment today to view this home.

Key facts

• Large living area
• Lots of storage
• Carport

Tags

• 1 ACRE
• WORKSHOP
• CARPORT
• LARGE LIVING AREA
• BREAKFAST BAR
• LOTS OF STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 53/100 on livability (#1,421 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime F, amenities F, commute F.
• Vidor ISD (suburban): math 41% / reading 39% proficiency, ranked #422 of 826 in TX (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Vidor H S (math 56% / reading 40%, grade D, #571 of 1,632 statewide, top 36%, 1,193 students, 50% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: 241 active listings in the ZIP; 235 units permitted in Orange County in 2024 (50 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 1.07% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.17%
• DSCR: 1.27
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $139,389
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 & 200 Robin St	0.00mi	3/2.0	1,437 (0%)	1mo	$139,900	$97	99

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: -6.8%
• Equity multiple: 0.75×
• Total profit: $-9,802
• Equity at exit: $20,860

10-year hold

• IRR: 2.9%
• Equity multiple: 1.21×
• Total profit: $8,123
• Equity at exit: $12,096

Cash invested: $39,172 (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 77662

• Active inventory: 241
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,499 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$191 /mo · $2,288/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $202

Break-even live

Break-even rent $1,244

Max offer price $139,900

Occupancy floor 82%

Sensitivity live

Price	-10% $281	-5% $241	+0% $202	+5% $162	+10% $122
Rent	-10% $83	-5% $142	+0% $202	+5% $261	+10% $320
Rate	-1.0pp $272	-0.5pp $237	base $202	+0.5pp $165	+1.0pp $128

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-05
   status Pending
2. 2026-04-25
   status Pending

   Show marketing remark (500 chars)

   Beautiful, well-maintained property acre more or less in Rose City. 3-2-2 with workshop, carport on shop, and house. Open concept with a large living area, dining room, den, and breakfast area; kitchen has lots of cabinets and a breakfast bar; shop is about 720 sq ft, with lots of storage; fruit trees; a large empty lot that could be used for a second home or a couple of RV spots. This property offers significant potential and is ready to move into. Make your appointment today to view this home.

3. 2026-04-25
   status Pending 500-char remark

   Show marketing remark (500 chars)

   Beautiful, well-maintained property acre more or less in Rose City. 3-2-2 with workshop, carport on shop, and house. Open concept with a large living area, dining room, den, and breakfast area; kitchen has lots of cabinets and a breakfast bar; shop is about 720 sq ft, with lots of storage; fruit trees; a large empty lot that could be used for a second home or a couple of RV spots. This property offers significant potential and is ready to move into. Make your appointment today to view this home.

4. 2026-04-02
   listed $139,900 Active
5. 2026-04-01
   listed $139,900 Active 500-char remark

   Show marketing remark (500 chars)

   Beautiful, well-maintained property acre more or less in Rose City. 3-2-2 with workshop, carport on shop, and house. Open concept with a large living area, dining room, den, and breakfast area; kitchen has lots of cabinets and a breakfast bar; shop is about 720 sq ft, with lots of storage; fruit trees; a large empty lot that could be used for a second home or a couple of RV spots. This property offers significant potential and is ready to move into. Make your appointment today to view this home.

ⓘ 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: $2,288 · $191/mo
• Projected year-2 tax: $2,560 · $213/mo
• Expected delta: +$272/yr (+$23/mo · 11.9%)

ⓘ 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 (shaded) · 52% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 23 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: $17,987
• − Mortgage interest: −$7,837
• − Property taxes: −$2,288
• − Insurance: −$700
• − Repairs & maintenance: −$1,439
• − Management: −$1,439
• − Depreciation: −$4,070
• Taxable income: $215
• Est. tax owed @ 24.0%: −$52
• After-tax cash flow: $2,367/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: Vidor ISD
• NCES district ID: 4844160
• Math proficiency: 41% ▼ -6.00%
• Reading proficiency: 39% ▲ 1.00%
• Median HH income: $44,169
• Composite: 33.95/100
• National rank: #5331
• State rank: #422 of 826 in TX

Livability — Rose City

• Score: 53/100
• State rank: #1421
• US rank: #24325

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rose City, TX
• County: Orange County · 87,112 people
• Metro: Beaumont-Port Arthur, TX
• Population (ZIP): 25,041
• Household income: $72,243
• Rent vs Own: 19.6% rent · 80.4% own
• Severe rent burden: 401.0

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 15% Slovak 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 1% Other Asian/Pacific 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: ▼ -116.46%
• Current HPI: 141.0844
• 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

+0.0% since first listed

5 events — show timeline

• 2026-05-05 Pending — HARMLS
• 2026-04-25 Pending — HARMLS
• 2026-04-25 Pending — BBOR
• 2026-04-02 Listed $139,900 HARMLS
• 2026-04-01 Listed $139,900 BBOR

Property tax history

+6.7%/yr

Latest (2025): $2,288 · +24.4% YoY. Source: county tax records.