556 Hydrangea Ave · Orange, TX 77630

$108,560

4 bd · 2.0 ba · 2,667 sqft · SingleFamily public records · 98 Days on market

Built 1962 Fair condition 8,276 sqft lot $41/sqft · 50% below area

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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 +3.6/5.0
• Condition / age +2.2/5.0
• Schools +2.0/10.0

Listing remarks MLS

Space galore! This well maintained home has room for everyone! All appliances stay with the house even an ice maker. Massive double walk in tiled shower. Walk in closet space large enough for all your items. Closed in sunroom to entertain your guest. Not to mention a large game room to have more entertainment!Fenced in yard with a shed and much more!

Key facts

• Covered front porch
• 2 car carport
• Covered back patio

Tags

• COVERED FRONT PORCH
• COVERED BACK PATIO
• CONCRETE DRIVEWAY
• 2 CAR CARPORT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $109k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $505 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Recommended offer: $99k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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+, amenities 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); 488 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 235 units permitted in Orange County in 2024 (50 in 5+ unit buildings).
• This rent runs 34% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $2k of equity ($751 loan paydown + $1k 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 $30k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $9k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price.
• Climate carrying-cost: 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 $98,789 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.66% ✓
• Cap rate: 11.88%
• Cash-on-cash: 19.94%
• DSCR: 1.89
• GRM: 5.0

CMA / ARV

• ARV (median comp): $218,563
• List price: $108,560
• Delta: -50.33%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3335 Old Castle Ln	0.63mi	4/2.5	2,849 (+7%)	10mo	$189,900	$67	49
3475 Pelican St	0.99mi	4/2.0	2,342 (-12%)	12mo	$89,000	$38	35
3301 Pelican St	1.06mi	3/2.0 (-1)	2,448 (-8%)	14mo	$239,900	$98	35
19 Waterford Dr	0.77mi	3/2.5 (-1)	3,068 (+15%)	11mo	$425,000	$139	24
3320 Pelican St	1.05mi	5/3.5 (+1)	3,123 (+17%)	7mo	$300,000	$96	23

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: 24.6%
• Equity multiple: 2.30×
• Total profit: $39,440
• Equity at exit: $37,117

10-year hold

• IRR: 29.3%
• Equity multiple: 4.90×
• Total profit: $118,684
• Equity at exit: $49,368

Cash invested: $30,397 (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 →

Active competition Active MLS

• For sale now: 2 active · 5 under contract
• Median asking: $358,750 ($122/sqft)
• Median days on market: 74 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -32.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77630

• Home prices YoY: 0.4%
• Rents YoY: 5.7%
• Active inventory: 488
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,805 medium
• Mortgage (P&I): −$569
• Tax from tax record: −$306 /mo · $3,675/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $505

Break-even live

Break-even rent $1,166

Max offer price $108,560

Occupancy floor 67%

Sensitivity live

Price	-10% $567	-5% $536	+0% $505	+5% $474	+10% $444
Rent	-10% $363	-5% $434	+0% $505	+5% $576	+10% $648
Rate	-1.0pp $560	-0.5pp $533	base $505	+0.5pp $477	+1.0pp $448

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: $27,140
• Closing costs: $3,257
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Pinewood Cir Orange, TX	3.0	2.5	2252	$2,150	$0.95	139d	1	0.97mi

Property features AI

Exterior

• Parking: Attached carport2 carport spaces
• Utilities: Public waterPublic sewer
• Home design: Single-family residenceResidential propertyLocated in the Roselawn subdivisionPublicly maintained road accessLot approximately 70x120 (0.19 acres)
• Construction: Brick veneer exteriorComposition roofSlab foundation
• Exterior features: Covered patio/porchStorage structure

Interior

• Kitchen: CooktopDishwasher
• Flooring: Laminate flooringTile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioningCeiling fans
• Interior features: Breakfast barPantryGas log fireplace

Listing history 50 events

1. 2026-09-24
   days on market $108,560 Active 98 DOM
2. 2026-09-23
   days on market $108,560 Active 97 DOM
3. 2026-09-22
   days on market $108,560 Active 96 DOM
4. 2026-09-21
   days on market $108,560 Active 95 DOM
5. 2026-09-20
   days on market $108,560 Active 94 DOM
6. 2026-09-18
   days on market $108,560 Active 92 DOM
7. 2026-09-17
   days on market $108,560 Active 91 DOM
8. 2026-09-16
   days on market $108,560 Active 90 DOM
9. 2026-09-15
   days on market $108,560 Active 89 DOM
10. 2026-09-14
    days on market $108,560 Active 88 DOM
11. 2026-09-13
    days on market $108,560 Active 87 DOM
12. 2026-09-12
    days on market $108,560 Active 86 DOM
13. 2026-09-11
    days on market $108,560 Active 85 DOM
14. 2026-09-05
    days on market $108,560 Active 79 DOM
15. 2026-09-04
    days on market $108,560 Active 78 DOM
16. 2026-09-03
    days on market $108,560 Active 77 DOM
17. 2026-08-31
    days on market $108,560 Active 74 DOM
18. 2026-08-30
    days on market $108,560 Active 73 DOM
19. 2026-08-29
    days on market $108,560 Active 72 DOM
20. 2026-08-28
    days on market $108,560 Active 71 DOM
21. 2026-08-27
    days on market $108,560 Active 70 DOM
22. 2026-08-25
    days on market $108,560 Active 68 DOM
23. 2026-08-24
    days on market $108,560 Active 67 DOM
24. 2026-08-23
    days on market $108,560 Active 66 DOM
25. 2026-08-22
    days on market $108,560 Active 65 DOM
26. 2026-08-21
    days on market $108,560 Active 64 DOM
27. 2026-08-20
    days on market $108,560 Active 63 DOM
28. 2026-08-19
    days on market $108,560 Active 62 DOM
29. 2026-08-18
    price $108,560 Active 61 DOM
30. 2026-08-18
    days on market $118,000 Active 61 DOM
31. 2026-08-17
    days on market $118,000 Active 60 DOM
32. 2026-08-16
    days on market $118,000 Active 59 DOM
33. 2026-08-15
    days on market $118,000 Active 58 DOM
34. 2026-08-14
    days on market $118,000 Active 57 DOM
35. 2026-08-13
    days on market $118,000 Active 56 DOM
36. 2026-08-12
    days on market $118,000 Active 55 DOM
37. 2026-08-11
    days on market $118,000 Active 54 DOM
38. 2026-08-10
    days on market $118,000 Active 53 DOM
39. 2026-08-09
    days on market $118,000 Active 52 DOM
40. 2026-08-08
    days on market $118,000 Active 51 DOM
41. 2026-08-07
    days on market $118,000 Active 50 DOM
42. 2026-08-06
    days on market $118,000 Active 49 DOM
43. 2026-08-05
    days on market $118,000 Active 48 DOM
44. 2026-08-04
    days on market $118,000 Active 47 DOM
45. 2026-08-03
    days on market $118,000 Active 46 DOM
46. 2026-07-31
    days on market $118,000 Active 43 DOM
47. 2026-07-30
    days on market $118,000 Active 42 DOM
48. 2026-07-29
    days on market $118,000 Active 41 DOM
49. 2026-07-27
    days on market $118,000 Active 39 DOM
50. 2026-07-25
    days on market $118,000 Active 37 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: $3,675 · $306/mo
• Projected year-2 tax: $3,675 · $306/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,659
• − Mortgage interest: −$6,081
• − Property taxes: −$3,675
• − Insurance: −$543
• − Repairs & maintenance: −$1,733
• − Management: −$1,733
• − Depreciation: −$3,158
• Taxable income: $4,737
• Est. tax owed @ 24.0%: −$1,137
• After-tax cash flow: $4,924/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $66,675–$120,015 screening

This home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen, bathrooms, exterior, and landscaping.

Components & finishes AI

Roof asphalt shingle · good Flooring wood

Deferred maintenance Est. $40,500–$122,000 screening

• Minor Roof (roof) — No visible signs of damage or wear
• Major Windows (windows) — Visible cracks and damage to window frames
• Major Electrical (electrical) — Exposed wiring and missing fixtures
• Major Exterior (exterior) — Peeling paint and structural damage to siding
• Major Other — General wear and tear throughout the house

Repairs flagged

• Major Kitchen cabinets — Older cabinets in poor condition
• Major Bathroom fixtures — Worn fixtures in poor condition
• Major Exterior siding — Peeling paint and siding damage
• Major Landscaping — Overgrown yard needs trimming and landscaping

Value-add opportunities

• Resale New kitchen cabinets and countertops — Modernizing the kitchen will attract more buyers ↑
• Resale New bathroom fixtures — Upgrading the bathrooms will make the home more appealing ↑
• Both Painting and siding repair — Improving the exterior will increase both resale and rental value ↑
• Both Landscaping — A well-maintained yard will enhance curb appeal and attract more tenants ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 20/100

Zoned Schools

Elementary West Orange-Stark El F TX #3,990/4,322 Nat'l #36,161/41,679 Middle West Orange-Stark Middle F TX #1,428/1,662 Nat'l #11,652/14,009 High West Orange-Stark H S F TX #1,250/1,632 Nat'l #12,347/17,239

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

B Composite livability gradescore 71/100

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 · 88,065 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: 12% of renters

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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%

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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%

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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

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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

Property features AI

Exterior

• Parking: Attached carport2 carport spaces
• Utilities: Public waterPublic sewer
• Home design: Single-family residenceResidential propertyLocated in the Roselawn subdivisionPublicly maintained road accessLot approximately 70x120 (0.19 acres)
• Construction: Brick veneer exteriorComposition roofSlab foundation
• Exterior features: Covered patio/porchStorage structure

Interior

• Kitchen: CooktopDishwasher
• Flooring: Laminate flooringTile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioningCeiling fans
• Interior features: Breakfast barPantryGas log fireplace

Price history

+31.3% since first listed

8 events — show timeline

• 2026-06-11 Listed $118,000 BBOR
• 2024-10-31 Pending — HARMLS
• 2024-10-31 Listing Removed — HARMLS
• 2024-10-11 Price Changed $109,000 HARMLS
• 2024-10-02 Listed $119,000 HARMLS
• 2015-05-08 Sold (Public Records) — Public Records
• 2015-05-05 Sold (MLS) — BBOR
• 2015-02-18 Listed $89,900 BBOR

Property tax history

+5.1%/yr

Latest (2025): $3,675 · +4.3% YoY. Source: county tax records.