1804 Sholars · Orange, TX 77630

$99,900

2 bd · 1.0 ba · 1,435 sqft · SingleFamily public records · 21 Days on market

Built 1948 0.29 ac lot Est $123k · 19% under

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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 +26.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +7.9/10.0
• 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

Charming and well-maintained older home featuring 2 bedrooms and 1 bathroom. This inviting residence offers a cozy living room, spacious den, formal dining room, and a warm, functional kitchen—perfect for both everyday living and entertaining. Enjoy a large backyard with plenty of space for outdoor activities, gardening, or future improvements. Conveniently located near restaurants, grocery stores, the beautiful Shangri La Botanical Gardens, and a nearby golf course. A great opportunity for homeowners or investors—schedule your showing today!

Key facts

• Functional kitchen
• Cozy living room
• Formal dining room

Tags

• LARGE BACKYARD
• COZY LIVING ROOM
• SPACIOUS DEN
• FORMAL DINING ROOM
• FUNCTIONAL KITCHEN
• NEAR RESTAURANTS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $-156 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $72k (27.6% below list).
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $72k (27.6% below list) — sets the bar for cash-flow.
• Cap rate 9.5% 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); 338 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $2k of equity ($691 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.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,332 (27.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.29% ✓
• Cap rate: 9.54%
• Cash-on-cash: 11.60%
• DSCR: 1.52
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $123,410
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2210 Link Ave	0.48mi	3/2.0 (+1)	1,548 (+8%)	5mo	$135,000	$87	51
2413 Mckee Dr	0.65mi	3/1.0 (+1)	1,547 (+8%)	3mo	$129,990	$84	49
909 W Curtis Ave	0.60mi	2/1.5	1,224 (-15%)	5mo	$105,000	$86	41

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: -2.8%
• Equity multiple: 0.85×
• Total profit: $-4,093
• Equity at exit: $34,156

10-year hold

• IRR: 5.2%
• Equity multiple: 1.69×
• Total profit: $19,416
• Equity at exit: $45,430

Cash invested: $27,972 (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: 338
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,290 high
• Mortgage (P&I): −$524
• Tax from tax record: −$183 /mo · $2,196/yr
• Insurance: −$42
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $-156

Break-even live

Break-even rent $1,487

Max offer price $72,332

Occupancy floor —

Sensitivity live

Price	-10% $-100	-5% $-128	+0% $-156	+5% $-184	+10% $-213
Rent	-10% $-258	-5% $-207	+0% $-156	+5% $-105	+10% $-54
Rate	-1.0pp $-106	-0.5pp $-131	base $-156	+0.5pp $-182	+1.0pp $-208

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1010 N 16th St Orange, TX	3.0	1.5	1100	$1,500	$1.36	45d	1	0.24mi
1500 Link Ave Orange, TX	1.0–2.0	1.0–1.5	1082	$1,050	$0.97	15d	1	0.38mi
9 W Eads Ave Orange, TX	3.0	2.0	1255	$1,400	$1.12	45d	1	0.82mi
1120 28th St Orange, TX	3.0	1.0	1308	$1,500	$1.15	45d	1	0.82mi
2208 Monterrey Dr Orange, TX	3.0	1.0	1132	$1,200	$1.06	45d	1	0.86mi
2801 W Sunset Dr Orange, TX	1.0–3.0	1.0–2.0	1113	$1,088	$0.98	15d	27	0.89mi
210 Florence St Orange, TX	3.0	1.0	1064	$1,425	$1.34	45d	1	0.91mi
1030 Clairmont Dr Orange, TX	3.0	2.0	1372	$1,850	$1.35	23d	1	0.93mi
206 Florence St Orange, TX	2.0	1.0	1216	$1,425	$1.17	45d	1	0.93mi
205 Gloria St West Orange, TX	3.0	2.0	1225	$1,300	$1.06	45d	1	0.99mi
3000 MacArthur Dr Orange, TX	3.0	1.0–2.0	791	$1,142	$1.44	15d	12	0.99mi
1019 Ruby Ln Orange, TX	2.0	1.0	1243	$1,100	$0.88	15d	1	1.05mi
2309 7th St Orange, TX	3.0	1.0	1036	$995	$0.96	15d	1	1.07mi
7b Concord St Orange, TX	2.0	1.5	1206	$1,450	$1.20	15d	1	1.09mi
406 Dayton St West Orange, TX	2.0	1.0	1350	$1,200	$0.89	45d	1	1.11mi
101 Azalea Ave Unit A Orange, TX	3.0	1.0	1200	$2,000	$1.67	45d	1	1.24mi
3345 W Park Ave Orange, TX	1.0–2.0	1.0–1.5	999	$1,182	$1.18	15d	7	1.29mi
3333 Ridgemont Dr Unit 404 Orange, TX	2.0	1.0	1000	$1,254	$1.25	45d	1	1.30mi
3333 Ridgemont Dr Unit 107 Orange, TX	2.0	1.0	952	$1,255	$1.32	45d	1	1.30mi
3333 Ridgemont Dr Apt 105 Orange, TX	2.0	1.0	952	$1,255	$1.32	23d	1	1.30mi
3333 Ridgemont Dr Unit 408 Orange, TX	2.0	1.0	1000	$1,059	$1.06	45d	1	1.30mi
3333 Ridgemont Dr Unit 401 Orange, TX	3.0	2.0	1700	$1,725	$1.01	23d	1	1.30mi
3333 Ridgemont Dr Unit 315TWNHME Orange, TX	2.0	1.5	1216	$1,040	$0.86	23d	1	1.30mi
3333 Ridgemont Dr Unit 203 Orange, TX	2.0	1.0	1000	$1,084	$1.08	15d	1	1.30mi
1885 E Farragut Ave Orange, TX	1.0–3.0	1.0–2.5	1023	$924	$0.90	15d	9	1.32mi
302 Bridal Wreath Ave Orange, TX	3.0	1.0	1182	$1,195	$1.01	45d	1	1.34mi
403 Bluebonnet Dr Orange, TX	3.0	1.0	1196	$1,300	$1.09	45d	1	1.36mi
306 Bridal Wreath Ave Orange, TX	3.0	1.0	1529	$1,195	$0.78	23d	1	1.37mi
310 Camellia Ave Orange, TX	3.0	1.0	988	$1,295	$1.31	23d	1	1.39mi
3615 Ridgemont Dr Orange, TX	3.0	1.0	1266	$1,275	$1.01	45d	1	1.50mi

Listing history 2 events

1. 2026-04-28
   status Pending
2. 2026-04-07
   listed $99,900 Active

ⓘ 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: $2,196 · $183/mo
• Projected year-2 tax: $2,196 · $183/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 AE · 93% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 25 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: $15,478
• − Mortgage interest: −$5,596
• − Property taxes: −$2,196
• − Insurance: −$5,618
• − Repairs & maintenance: −$1,238
• − Management: −$1,238
• − Depreciation: −$2,906
• Taxable loss: −$3,314
• Est. tax savings @ 24.0%: +$795
• After-tax cash flow: $-1,077/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

2 events — show timeline

• 2026-04-28 Pending — BBOR
• 2026-04-07 Listed $99,900 BBOR

Property tax history

+4.6%/yr

Latest (2025): $2,196 · +10.0% YoY. Source: county tax records.