908 Memphis St · West Orange, TX 77630

$59,900

2 bd · 2.0 ba · 1,500 sqft · SingleFamily public records · 6 Days on market

Built 1955 10,454 sqft lot

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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

This well-loved 2 bed, 2 bath home offers solid bones, an added flex room, and tucked away on a dead end street in the center of town. Located minutes from major refineries and booming industrial growth. The property includes three fully-powered outbuildings with electricity and 2 with running water — ideal for storage or a workspace. With strong structure and excellent location fundamentals, this is a prime candidate for a strategic renovation and profitable flip. Metal roof added in 2017 and HVAC system less than 10 years old. Back yard surrounded with fully enclosed chain link fence. Massive attached carport for parking and even more storage and workspace. Being sold AS IS.

Key facts

• Running water
• Metal roof
• Dead end street

Tags

• FLEX ROOM
• DEAD END STREET
• FULLY-POWERED OUTBUILDINGS
• RUNNING WATER
• METAL ROOF
• HVAC SYSTEM

Property features AI

Exterior

• Parking: Attached carport; 2 carport spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Metal roof; Slab foundation
• Exterior features: Chain link fence; Storage building; Workshop

Interior

• Kitchen: Dishwasher; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fan(s)
• Interior features: Breakfast bar

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $530 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).

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-, schools 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.
• Market conditions: Rents rising fast (+5.7%/yr); 339 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 ($414 loan paydown + $605 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,900

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.21% ✓
• Cap rate: 18.25%
• Cash-on-cash: 42.69%
• DSCR: 2.90
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $189,000
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
714 Sherrill St	0.43mi	3/2.0 (+1)	1,504 (+0%)	9mo	$190,000	$126	67
1520 Longhorn Ave	0.30mi	3/2.0 (+1)	1,646 (+10%)	0mo	$164,900	$100	65
2707 Terrace Cir	0.29mi	3/2.0 (+1)	1,289 (-14%)	10mo	$169,999	$132	50
1524 Longhorn Ave	0.31mi	3/1.0 (+1)	1,296 (-14%)	8mo	$139,900	$108	47

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: 43.3%
• Equity multiple: 3.31×
• Total profit: $38,716
• Equity at exit: $20,480

10-year hold

• IRR: 46.7%
• Equity multiple: 7.26×
• Total profit: $104,934
• Equity at exit: $27,240

Cash invested: $16,772 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,326 high
• Mortgage (P&I): −$314
• Tax from tax record: −$112 /mo · $1,345/yr
• Insurance: −$25
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $530

Break-even live

Break-even rent $655

Max offer price $59,900

Occupancy floor 55%

Sensitivity live

Price	-10% $564	-5% $547	+0% $530	+5% $513	+10% $496
Rent	-10% $425	-5% $478	+0% $530	+5% $583	+10% $635
Rate	-1.0pp $560	-0.5pp $545	base $530	+0.5pp $515	+1.0pp $499

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
309 Quincy St West Orange, TX	3.0	1.5	1113	$1,200	$1.08	14d	1	0.25mi
1543 Alamo St West Orange, TX	3.0	1.0	1170	$1,200	$1.03	14d	1	0.28mi
2810 Gandy St West Orange, TX	3.0	2.0	1613	$1,700	$1.05	44d	1	0.37mi
205 Gloria St West Orange, TX	3.0	2.0	1225	$1,300	$1.06	44d	1	0.79mi
206 Florence St Orange, TX	2.0	1.0	1216	$1,425	$1.17	44d	1	0.83mi
210 Florence St Orange, TX	3.0	1.0	1064	$1,425	$1.34	44d	1	0.85mi
406 Dayton St West Orange, TX	2.0	1.0	1350	$1,200	$0.89	44d	1	0.86mi
302 Bridal Wreath Ave Orange, TX	3.0	1.0	1182	$1,195	$1.01	44d	1	1.01mi
101 Azalea Ave Unit A Orange, TX	3.0	1.0	1200	$2,000	$1.67	44d	1	1.01mi
107 Dahlia St Orange, TX	3.0	1.0	1149	$1,300	$1.13	14d	1	1.01mi
306 Bridal Wreath Ave Orange, TX	3.0	1.0	1529	$1,195	$0.78	22d	1	1.02mi
3000 MacArthur Dr Orange, TX	3.0	1.0–2.0	791	$1,142	$1.44	14d	12	1.08mi
403 Bluebonnet Dr Orange, TX	3.0	1.0	1196	$1,300	$1.09	44d	1	1.09mi
1120 28th St Orange, TX	3.0	1.0	1308	$1,500	$1.15	44d	1	1.29mi
316 Old Timers Rd Unit 316 Orange, TX	3.0	2.0	1200	$1,595	$1.33	44d	1	1.32mi
1010 Highway 87 S Orange, TX	1.0–3.0	1.0–2.0	880	$1,212	$1.38	14d	13	1.40mi
3333 Ridgemont Dr Unit 315TWNHME Orange, TX	2.0	1.5	1216	$1,040	$0.86	22d	1	1.42mi
3333 Ridgemont Dr Unit 401 Orange, TX	3.0	2.0	1700	$1,725	$1.01	22d	1	1.42mi
3615 Ridgemont Dr Orange, TX	3.0	1.0	1266	$1,275	$1.01	44d	1	1.46mi

Listing history 6 events

1. 2026-06-07
   statusdays on market $59,900 Pending 6 DOM
2. 2026-06-03
   days on market $59,900 Active 4 DOM
3. 2026-06-02
   days on market $59,900 Active 3 DOM
4. 2026-06-01
   days on market $59,900 Active 2 DOM
5. 2026-05-31
   remarks 685-char remark
6. 2026-05-31
   listed $59,900 Active 1 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: $1,345 · $112/mo
• Projected year-2 tax: $1,345 · $112/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 8/10 Severe FEMA zone X (shaded) · 97% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 22 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: $15,916
• − Mortgage interest: −$3,355
• − Property taxes: −$1,345
• − Insurance: −$1,097
• − Repairs & maintenance: −$1,273
• − Management: −$1,273
• − Depreciation: −$1,743
• Taxable income: $5,830
• Est. tax owed @ 24.0%: −$1,399
• After-tax cash flow: $4,963/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
• 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

1 event — show timeline

• 2026-05-30 Listed $59,900 BBOR

Property tax history

-2.7%/yr

Latest (2025): $1,345 · +2.1% YoY. Source: county tax records.