1812 Sholars Ave · Orange, TX 77630

$89,900

3 bd · 2.0 ba · 1,890 sqft · SingleFamily public records · 65 Days on market

Built 1946 0.55 ac lot $48/sqft · 34% below area Est $136k · 34% under

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Why this score? — see what drove the A- 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 +29.6/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.5/10.0
• Rent growth +3.9/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

Calling All Investors And Visionaries!! This home sits on an oversized lot with mature oak trees and offers a great floor plan including a large living area with nice natural light, spacious dining room, kitchen with tons of cabinets and a walk in pantry. The three bedrooms are all large with the primary bedroom having access to a bath! While the home needs updates and repairs, the potential is undeniable. With the right vision, the property could truly shine. Great opportunity to create your dream home or next investment project!

Key facts

• 0.55 acre lot
• 2 garage spots
• Built 1946

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 3.8% in Orange — 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 71/100 on livability (#286 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, employment D+, schools D-.
• West Orange-Cove CISD (suburban): math 17% / reading 21% proficiency, ranked #784 of 826 in TX (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.7%/yr); 339 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 235 units permitted in Orange County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($622 loan paydown + $908 appreciation (1.0% local appreciation)).
• Orange County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (1.0% appreciation + 5.7% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($85k) 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: property tax is 4.4% of price; flood insurance adds $66/mo; built in 1946 — 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 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 1946 — 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 D 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: 1.64% ✓
• Cap rate: 10.61%
• Cash-on-cash: 15.43%
• DSCR: 1.69
• GRM: 5.1

CMA / ARV

• ARV (median comp): $135,506
• List price: $89,900
• Delta: -33.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1210 17th St	0.10mi	3/2.0	1,877 (-1%)	15mo	$45,000	$24	82
11 Regency	0.12mi	3/2.5	2,088 (+10%)	1mo	$249,900	$120	74
2012 Melwood	0.37mi	3/2.0	1,840 (-3%)	9mo	$229,900	$125	71
2313 Mckee Dr	0.53mi	3/2.0	1,677 (-11%)	9mo	$159,900	$95	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.01% appreciation · 5.71% rent growth · sell at horizon

5-year hold

• IRR: 16.9%
• Equity multiple: 1.89×
• Total profit: $22,418
• Equity at exit: $30,737

10-year hold

• IRR: 22.5%
• Equity multiple: 4.03×
• Total profit: $76,220
• Equity at exit: $40,882

Cash invested: $25,172 (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 77630

• Home prices YoY: 0.4%
• Rents YoY: 5.7%
• Active inventory: 339
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,471 high
• Mortgage (P&I): −$471
• Tax from tax record: −$330 /mo · $3,960/yr
• Insurance: −$37
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $257

Break-even live

Break-even rent $1,146

Max offer price $89,900

Occupancy floor 78%

Sensitivity live

Price	-10% $308	-5% $283	+0% $257	+5% $232	+10% $206
Rent	-10% $141	-5% $199	+0% $257	+5% $315	+10% $373
Rate	-1.0pp $302	-0.5pp $280	base $257	+0.5pp $234	+1.0pp $210

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1117 18th St Orange, TX	4.0	2.0	1716	$1,500	$0.87	44d	1	0.08mi
1500 Link Ave Orange, TX	1.0–2.0	1.0–1.5	1082	$1,050	$0.97	14d	1	0.42mi
1205 Wrenway Orange, TX	4.0	2.0	1551	$1,775	$1.14	14d	1	0.64mi
3 Pacific Cir Orange, TX	4.0	1.0	1361	$1,500	$1.10	22d	1	0.75mi
1120 28th St Orange, TX	3.0	1.0	1308	$1,500	$1.15	44d	1	0.76mi
9 W Eads Ave Orange, TX	3.0	2.0	1255	$1,400	$1.12	44d	1	0.83mi
2801 W Sunset Dr Orange, TX	1.0–3.0	1.0–2.0	1113	$1,400	$1.26	14d	27	0.84mi
205 Gloria St West Orange, TX	3.0	2.0	1225	$1,300	$1.06	44d	1	0.95mi
1030 Clairmont Dr Orange, TX	3.0	2.0	1372	$1,850	$1.35	22d	1	0.95mi
2602 Tanglewood St West Orange, TX	4.0	2.0	1306	$1,250	$0.96	14d	1	0.96mi
1019 Ruby Ln Orange, TX	2.0	1.0	1243	$1,100	$0.88	14d	1	1.08mi
406 Dayton St West Orange, TX	2.0	1.0	1350	$1,200	$0.89	44d	1	1.11mi
20 Pinewood Cir Orange, TX	3.0	2.5	2252	$2,150	$0.95	44d	1	1.21mi
3345 W Park Ave Orange, TX	1.0–2.0	1.0–1.5	999	$1,182	$1.18	14d	7	1.23mi
3333 Ridgemont Dr Unit 401 Orange, TX	3.0	2.0	1700	$1,725	$1.01	22d	1	1.24mi
306 Bridal Wreath Ave Orange, TX	3.0	1.0	1529	$1,195	$0.78	22d	1	1.31mi
1885 E Farragut Ave Orange, TX	1.0–3.0	1.0–2.5	1023	$1,049	$1.02	14d	9	1.38mi
3615 Ridgemont Dr Orange, TX	3.0	1.0	1266	$1,275	$1.01	44d	1	1.44mi

Listing history 18 events

1. 2026-06-21
   days on market $89,900 Active 65 DOM
2. 2026-06-18
   days on market $89,900 Active 62 DOM
3. 2026-06-17
   days on market $89,900 Active 61 DOM
4. 2026-06-16
   days on market $89,900 Active 60 DOM
5. 2026-06-15
   days on market $89,900 Active 59 DOM
6. 2026-06-14
   days on market $89,900 Active 57 DOM
7. 2026-06-13
   days on market $89,900 Active 56 DOM
8. 2026-06-10
   days on market $89,900 Active 54 DOM
9. 2026-06-09
   days on market $89,900 Active 53 DOM
10. 2026-06-08
    days on market $89,900 Active 52 DOM
11. 2026-06-07
    days on market $89,900 Active 51 DOM
12. 2026-06-03
    days on market $89,900 Active 47 DOM
13. 2026-06-02
    days on market $89,900 Active 46 DOM
14. 2026-06-01
    days on market $89,900 Active 45 DOM
15. 2026-05-31
    days on market $89,900 Active 44 DOM
16. 2026-05-30
    days on market $89,900 Active 43 DOM
17. 2026-04-17
    listed $89,900 Active 537-char remark

    Show marketing remark (539 chars)

    Calling All Investors And Visionaries!! This home sits on an oversized lot with mature oak trees and offers a great floor plan including a large living area with nice natural light, spacious dining room, kitchen with tons of cabinets and a walk in pantry. The three bedrooms are all large with the primary bedroom having access to a bath! While the home needs updates and repairs, the potential is undeniable. With the right vision, the property could truly shine. Great opportunity to create your dream home or next investment project!

18. 2026-04-17
    listed $89,900 Active 539-char remark

    Show marketing remark (539 chars)

    Calling All Investors And Visionaries!! This home sits on an oversized lot with mature oak trees and offers a great floor plan including a large living area with nice natural light, spacious dining room, kitchen with tons of cabinets and a walk in pantry. The three bedrooms are all large with the primary bedroom having access to a bath! While the home needs updates and repairs, the potential is undeniable. With the right vision, the property could truly shine. Great opportunity to create your dream home or next investment project!

ⓘ 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: $3,960 · $330/mo
• Projected year-2 tax: $3,960 · $330/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 7/10 Severe FEMA zone X (shaded) · 83% chance over 30 yrs
• 🔥 Wildfire 1/10 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,658
• − Mortgage interest: −$5,036
• − Property taxes: −$3,960
• − Insurance: −$1,247
• − Repairs & maintenance: −$1,413
• − Management: −$1,413
• − Depreciation: −$2,615
• Taxable income: $1,975
• Est. tax owed @ 24.0%: −$474
• After-tax cash flow: $2,612/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: West Orange-Cove CISD
• NCES district ID: 4845090
• Math proficiency: 17% ▼ -7.00%
• Reading proficiency: 21% ▼ -2.00%
• Median HH income: $37,329
• Composite: 15.86/100
• National rank: #9260
• State rank: #784 of 826 in TX

Livability — Orange

• Score: 71/100
• State rank: #286
• US rank: #6456

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Orange, TX
• County: Orange County · 87,112 people
• City population: 22,976
• Metro: Beaumont-Port Arthur, TX
• Population (ZIP): 28,983
• Household income: $64,373
• Rent vs Own: 32.2% rent · 67.8% own
• Severe rent burden: 1018.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 21% Hispanic / Latino 11% Two or more races 9%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 13% Italian 1% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 7% French/Haitian/Cajun 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: ▲ 1.01%
• Current HPI: 264.14
• Rent YoY: ▲ 5.71%
• 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

2 events — show timeline

• 2026-04-17 Listed $89,900 HARMLS
• 2026-04-17 Listed $89,900 BBOR

Property tax history

+4.6%/yr

Latest (2025): $3,960 · +10.0% YoY. Source: county tax records.