1811 Houston Ave · West Orange, TX 77630

$64,900

3 bd · 2.0 ba · 1,474 sqft · SingleFamily public records · 156 Days on market

Built 1948 $44/sqft · 52% below area ↓ 13% 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
• Appreciation +5.5/10.0
• Rent growth +3.9/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

Welcome to this incredible investment opportunity in the heart of Orange! This property is brimming with potential and awaits your vision and renovation expertise. Whether you’re looking to flip, rent, or add to your portfolio, this home offers a solid foundation for your next project. Situated in a quiet, established neighborhood, this property is just minutes from all the local hotspots and refineries. With repairs needed, this home is priced to sell and ready for transformation. Unlock its hidden value and capitalize on the growing Orange, TX market! Don’t miss out on this diamond in the rough! Schedule your viewing today and imagine the possibilities!

Key facts

• 2 parking spots
• Listed 155 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $110 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#1,075 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, health & safety A; Watch: crime C-, amenities F, commute F.
• 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.
• Zoned schools: West Orange-Stark El (math 14% / reading 17%, grade F, #3,990 of 4,322 statewide, top 93%, 1,130 students, 94% FRL); West Orange-Stark Middle (math 20% / reading 20%, grade F, #1,428 of 1,662 statewide, top 87%, 505 students, 92% FRL); West Orange-Stark H S (math 19% / reading 31%, grade F, #1,250 of 1,632 statewide, top 77%, 660 students, 88% FRL).
• Market conditions: Rents rising fast (+5.7%/yr); 339 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 235 units permitted in Orange County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($449 loan paydown + $655 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 $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; flood insurance adds $427/mo; built in 1948 — 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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. 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.
9. 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.
10. 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: 2.14% ✓
• Cap rate: 16.22%
• Cash-on-cash: 35.46%
• DSCR: 2.58
• GRM: 3.9

CMA / ARV

• ARV (median comp): $135,267
• List price: $64,900
• Delta: -52.02%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1826 Bowie St	0.18mi	3/1.5	1,434 (-3%)	19mo	$138,000	$96	69
1905 Crockett St	0.10mi	3/1.0	1,572 (+7%)	14mo	$139,999	$89	69
714 Sherrill St	0.55mi	3/2.0	1,504 (+2%)	9mo	$190,000	$126	63
2309 Bradford St	0.54mi	3/1.0	1,254 (-15%)	1mo	$89,900	$72	45

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: 13.0%
• Equity multiple: 1.69×
• Total profit: $12,508
• Equity at exit: $22,189

10-year hold

• IRR: 19.8%
• Equity multiple: 3.78×
• Total profit: $50,437
• Equity at exit: $29,514

Cash invested: $18,172 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,386 high
• Mortgage (P&I): −$340
• Tax from tax record: −$191 /mo · $2,291/yr
• Insurance: −$27
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $110

Break-even live

Break-even rent $1,247

Max offer price $64,900

Occupancy floor 87%

Sensitivity live

Price	-10% $147	-5% $129	+0% $110	+5% $92	+10% $74
Rent	-10% $1	-5% $56	+0% $110	+5% $165	+10% $220
Rate	-1.0pp $143	-0.5pp $127	base $110	+0.5pp $94	+1.0pp $76

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
406 Dayton St West Orange, TX	2.0	1.0	1350	$1,200	$0.89	45d	1	0.31mi
206 Florence St Orange, TX	2.0	1.0	1216	$1,425	$1.17	45d	1	0.76mi
210 Florence St Orange, TX	3.0	1.0	1064	$1,425	$1.34	45d	1	0.78mi
2602 Tanglewood St West Orange, TX	4.0	2.0	1306	$1,250	$0.96	15d	1	0.84mi
205 Gloria St West Orange, TX	3.0	2.0	1225	$1,300	$1.06	45d	1	0.84mi
1208 DuPont Dr Orange, TX	2.0	1.0	1000	$1,000	$1.00	14d	1	0.98mi
2810 Gandy St West Orange, TX	3.0	2.0	1613	$1,700	$1.05	45d	1	0.99mi
115 E Florida St Orange, TX	2.0	2.0	936	$1,300	$1.39	14d	1	1.05mi
309 Quincy St West Orange, TX	3.0	1.5	1113	$1,200	$1.08	15d	1	1.12mi
1010 N 16th St Orange, TX	3.0	1.5	1100	$1,500	$1.36	45d	1	1.16mi
1543 Alamo St West Orange, TX	3.0	1.0	1170	$1,200	$1.03	15d	1	1.19mi
3000 MacArthur Dr Orange, TX	3.0	1.0–2.0	791	$1,330	$1.68	14d	12	1.29mi
305 Rhode Island St Orange, TX	3.0	2.0	1430	$1,575	$1.10	15d	1	1.30mi
1117 18th St Orange, TX	4.0	2.0	1716	$1,500	$0.87	45d	1	1.31mi
1120 28th St Orange, TX	3.0	1.0	1308	$1,500	$1.15	45d	1	1.39mi
101 Azalea Ave Unit A Orange, TX	3.0	1.0	1200	$2,000	$1.67	45d	1	1.41mi
302 Bridal Wreath Ave Orange, TX	3.0	1.0	1182	$1,195	$1.01	45d	1	1.47mi
306 Bridal Wreath Ave Orange, TX	3.0	1.0	1529	$1,195	$0.78	22d	1	1.49mi

Listing history 22 events

1. 2026-06-21
   days on market $64,900 Active 156 DOM
2. 2026-06-18
   days on market $64,900 Active 153 DOM
3. 2026-06-17
   days on market $64,900 Active 152 DOM
4. 2026-06-16
   days on market $64,900 Active 151 DOM
5. 2026-06-15
   days on market $64,900 Active 150 DOM
6. 2026-06-14
   days on market $64,900 Active 148 DOM
7. 2026-06-13
   days on market $64,900 Active 147 DOM
8. 2026-06-10
   days on market $64,900 Active 145 DOM
9. 2026-06-09
   days on market $64,900 Active 144 DOM
10. 2026-06-08
    days on market $64,900 Active 143 DOM
11. 2026-06-07
    days on market $64,900 Active 142 DOM
12. 2026-06-03
    days on market $64,900 Active 138 DOM
13. 2026-06-02
    days on market $64,900 Active 137 DOM
14. 2026-06-01
    days on market $64,900 Active 136 DOM
15. 2026-05-31
    days on market $64,900 Active 135 DOM
16. 2026-05-30
    days on market $64,900 Active 134 DOM
17. 2026-03-05
    price $64,900 675-char remark

    Show marketing remark (675 chars)

    Welcome to this incredible investment opportunity in the heart of Orange! This property is brimming with potential and awaits your vision and renovation expertise. Whether you’re looking to flip, rent, or add to your portfolio, this home offers a solid foundation for your next project. Situated in a quiet, established neighborhood, this property is just minutes from all the local hotspots and refineries. With repairs needed, this home is priced to sell and ready for transformation. Unlock its hidden value and capitalize on the growing Orange, TX market! Don’t miss out on this diamond in the rough! Schedule your viewing today and imagine the possibilities!

18. 2026-02-06
    price $69,900 675-char remark

    Show marketing remark (675 chars)

    Welcome to this incredible investment opportunity in the heart of Orange! This property is brimming with potential and awaits your vision and renovation expertise. Whether you’re looking to flip, rent, or add to your portfolio, this home offers a solid foundation for your next project. Situated in a quiet, established neighborhood, this property is just minutes from all the local hotspots and refineries. With repairs needed, this home is priced to sell and ready for transformation. Unlock its hidden value and capitalize on the growing Orange, TX market! Don’t miss out on this diamond in the rough! Schedule your viewing today and imagine the possibilities!

19. 2026-01-16
    listed $75,000 Active 675-char remark

    Show marketing remark (675 chars)

    Welcome to this incredible investment opportunity in the heart of Orange! This property is brimming with potential and awaits your vision and renovation expertise. Whether you’re looking to flip, rent, or add to your portfolio, this home offers a solid foundation for your next project. Situated in a quiet, established neighborhood, this property is just minutes from all the local hotspots and refineries. With repairs needed, this home is priced to sell and ready for transformation. Unlock its hidden value and capitalize on the growing Orange, TX market! Don’t miss out on this diamond in the rough! Schedule your viewing today and imagine the possibilities!

20. 2023-01-23
    soldstatus
21. 2022-06-13
    soldstatus
22. 2021-04-21
    soldstatus

ⓘ 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: $2,291 · $191/mo
• Projected year-2 tax: $2,291 · $191/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,637
• − Mortgage interest: −$3,635
• − Property taxes: −$2,291
• − Insurance: −$5,443
• − Repairs & maintenance: −$1,331
• − Management: −$1,331
• − Depreciation: −$1,888
• Taxable income: $717
• Est. tax owed @ 24.0%: −$172
• After-tax cash flow: $1,152/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 — West Orange

• Score: 60/100
• State rank: #1075
• US rank: #19069

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West 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

-13.5% since first listed

6 events — show timeline

• 2026-03-05 Price Changed $64,900 BBOR
• 2026-02-06 Price Changed $69,900 BBOR
• 2026-01-16 Listed $75,000 BBOR
• 2023-01-23 Sold (Public Records) — Public Records
• 2022-06-13 Sold (Public Records) — Public Records
• 2021-04-21 Sold (Public Records) — Public Records

Property tax history

+3.2%/yr

Latest (2025): $2,291 · +2.1% YoY. Source: county tax records.