1370 2nd St · Vidor, TX 77662

$155,000

4 bd · 2.0 ba · 1,472 sqft · Townhouse public records · 36 Days on market

Built 1950 0.48 ac lot ↓ 16% since listing

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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 +26.0/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HOUSE AND ATTACHED APARTMENT Spacious 3-bedroom, 1-bath home. The property also features an attached 1-bedroom apartment with its own bathroom, kitchen, and separate living space; ideal for extended family, guests, or potential rental income. Plenty of outdoor space with room to park, expand, or enjoy the privacy of a nearly half-acre lot. Convenient location with easy access to schools, and major roads. Great opportunity for multi-generational living or investment potential. **OWNER FINANCING** CASA CON DEPARTAMENTO INDEPENDIENTE Casa de 3 dormitorios y 1 baño ubicada en un gran terreno. La propiedad también cuenta con un apartamento adjunto de 1 dormitorio con su propio baño, cocina y espacio de sala con entrada independiente; ideal para familia extendida, invitados o para generar ingresos por alquiler. Amplio espacio exterior con lugar para estacionar, expandirse o disfrutar de la privacidad de casi medio acre. Ubicación conveniente con acceso a escuelas y vías principales.

Key facts

• Outdoor space
• Nearly half-acre lot
• Convenient location

Tags

• OUTDOOR SPACE
• NEARLY HALF-ACRE LOT
• CONVENIENT LOCATION
• EASY ACCESS TO SCHOOLS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $155k.

Deal economics

• At list price, monthly cash flow is $386 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 4.6% in Vidor — 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 67/100 on livability (#576 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: schools D-, 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.
• Market conditions: 242 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 235 units permitted in Orange County in 2024 (50 in 5+ unit buildings).
• This rent runs 30% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 36 days — a 3% lower offer ($150k) 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 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1950 — 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 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: 1.17% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.67%
• DSCR: 1.47
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.3%
• Equity multiple: 0.99×
• Total profit: $-533
• Equity at exit: $23,111

10-year hold

• IRR: 9.3%
• Equity multiple: 1.72×
• Total profit: $31,228
• Equity at exit: $13,402

Cash invested: $43,400 (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: 242
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,816 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$171 /mo · $2,057/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $386

Break-even live

Break-even rent $1,328

Max offer price $155,000

Occupancy floor 74%

Sensitivity live

Price	-10% $474	-5% $430	+0% $386	+5% $342	+10% $298
Rent	-10% $242	-5% $314	+0% $386	+5% $457	+10% $529
Rate	-1.0pp $464	-0.5pp $425	base $386	+0.5pp $346	+1.0pp $305

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
475 S Denver St Vidor, TX	2.0–3.0	1.0	910	$925	$1.02	45d	2	1.05mi
315 N Dwayne Cir Vidor, TX	3.0	1.5	1040	$1,600	$1.54	22d	1	1.11mi

Listing history 21 events

1. 2026-06-21
   days on market $155,000 Active 36 DOM
2. 2026-06-18
   days on market $155,000 Active 33 DOM
3. 2026-06-17
   days on market $155,000 Active 32 DOM
4. 2026-06-16
   days on market $155,000 Active 31 DOM
5. 2026-06-15
   days on market $155,000 Active 30 DOM
6. 2026-06-14
   days on market $155,000 Active 28 DOM
7. 2026-06-10
   days on market $155,000 Active 25 DOM
8. 2026-06-09
   days on market $155,000 Active 24 DOM
9. 2026-06-08
   days on market $155,000 Active 23 DOM
10. 2026-06-07
    days on market $155,000 Active 22 DOM
11. 2026-06-03
    days on market $155,000 Active 18 DOM
12. 2026-06-02
    days on market $155,000 Active 17 DOM
13. 2026-06-01
    days on market $155,000 Active 16 DOM
14. 2026-05-31
    days on market $155,000 Active 15 DOM
15. 2026-05-30
    days on market $155,000 Active 14 DOM
16. 2026-05-16
    historical

    Show marketing remark (1035 chars)

    HOUSE AND ATTACHED APARTMENT Spacious 3-bedroom, 1-bath home. The property also features an attached 1-bedroom apartment with its own bathroom, kitchen, and separate living space; ideal for extended family, guests, or potential rental income. Plenty of outdoor space with room to park, expand, or enjoy the privacy of a nearly half-acre lot. Convenient location with easy access to schools, and major roads. Great opportunity for multi-generational living or investment potential. **OWNER FINANCING** CASA CON DEPARTAMENTO INDEPENDIENTE Casa de 3 dormitorios y 1 baño ubicada en un gran terreno. La propiedad también cuenta con un apartamento adjunto de 1 dormitorio con su propio baño, cocina y espacio de sala con entrada independiente; ideal para familia extendida, invitados o para generar ingresos por alquiler. Amplio espacio exterior con lugar para estacionar, expandirse o disfrutar de la privacidad de casi medio acre. Ubicación conveniente con acceso a escuelas y vías principales.

17. 2026-05-16
    listed $155,000 Active 1035-char remark

    Show marketing remark (1035 chars)

    HOUSE AND ATTACHED APARTMENT Spacious 3-bedroom, 1-bath home. The property also features an attached 1-bedroom apartment with its own bathroom, kitchen, and separate living space; ideal for extended family, guests, or potential rental income. Plenty of outdoor space with room to park, expand, or enjoy the privacy of a nearly half-acre lot. Convenient location with easy access to schools, and major roads. Great opportunity for multi-generational living or investment potential. **OWNER FINANCING** CASA CON DEPARTAMENTO INDEPENDIENTE Casa de 3 dormitorios y 1 baño ubicada en un gran terreno. La propiedad también cuenta con un apartamento adjunto de 1 dormitorio con su propio baño, cocina y espacio de sala con entrada independiente; ideal para familia extendida, invitados o para generar ingresos por alquiler. Amplio espacio exterior con lugar para estacionar, expandirse o disfrutar de la privacidad de casi medio acre. Ubicación conveniente con acceso a escuelas y vías principales.

18. 2026-03-25
    price $170,000
19. 2026-02-11
    listed $185,000 Active
20. 2024-09-09
    soldstatus
21. 2022-11-21
    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: $2,057 · $171/mo
• Projected year-2 tax: $2,836 · $236/mo
• Expected delta: +$779/yr (+$65/mo · 37.9%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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: $21,792
• − Mortgage interest: −$8,682
• − Property taxes: −$2,057
• − Insurance: −$775
• − Repairs & maintenance: −$1,743
• − Management: −$1,743
• − Depreciation: −$4,509
• Taxable income: $2,281
• Est. tax owed @ 24.0%: −$548
• After-tax cash flow: $4,082/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 — Vidor

• Score: 67/100
• State rank: #576
• US rank: #11001

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vidor, TX
• County: Orange County · 87,112 people
• City population: 25,041
• 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

-16.2% since first listed

6 events — show timeline

• 2026-05-16 Listed $155,000 HARMLS
• 2026-05-16 Listing Removed — HARMLS
• 2026-03-25 Price Changed $170,000 HARMLS
• 2026-02-11 Listed $185,000 HARMLS
• 2024-09-09 Sold (Public Records) — Public Records
• 2022-11-21 Sold (Public Records) — Public Records

Property tax history

+0.6%/yr

Latest (2025): $2,057 · +12.1% YoY. Source: county tax records.