4744 Randall Rd · Orange, TX 77632

$108,000

3 bd · 2.0 ba · 1,320 sqft · SingleFamily public records · 90 Days on market

Built 2000 0.50 ac lot $82/sqft · 52% 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 +27.6/30.0
• DSCR +9.7/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This gem of a home is waiting for its new owner to visualize its potential! The home greets you with a covered front porch and a living room with a tray ceiling and double windows for natural light. The kitchen has a well appointed dining space and plenty of room for an added island. You'll also find three generous sized bedrooms and a primary room closet with built-in shelving! Sitting on a half acre with a fully fenced backyard, this home offers a large covered back porch and large workshop!

Key facts

• Covered front porch
• Tray ceiling
• Double windows

Tags

• COVERED FRONT PORCH
• TRAY CEILING
• DOUBLE WINDOWS
• WELL APPOINTED DINING SPACE
• BUILT-IN SHELVING
• FULLY FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $108k).
• Recommended offer: $102k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 3.9% 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+, schools D-.
• Little Cypress-Mauriceville CISD (rural): math 35% / reading 40% proficiency, ranked #435 of 826 in TX (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 294 active listings in the ZIP; 235 units permitted in Orange County in 2024 (50 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $747 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $30k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago 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

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $101,520 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
6. 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.
7. 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.
8. 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: 1.34% ✓
• Cap rate: 9.87%
• Cash-on-cash: 12.78%
• DSCR: 1.57
• GRM: 6.2

CMA / ARV

• ARV (median comp): $222,858
• List price: $108,000
• Delta: -51.54%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 2.6%
• Equity multiple: 1.10×
• Total profit: $3,080
• Equity at exit: $16,103

10-year hold

• IRR: 12.3%
• Equity multiple: 1.97×
• Total profit: $29,376
• Equity at exit: $9,338

Cash invested: $30,240 (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 77632

• Home prices YoY: -31.6%
• Active inventory: 294
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,451 medium
• Mortgage (P&I): −$566
• Tax from tax record: −$213 /mo · $2,552/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $322

Break-even live

Break-even rent $1,043

Max offer price $108,000

Occupancy floor 73%

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $108,000 Active 90 DOM
2. 2026-06-17
   days on market $108,000 Active 89 DOM
3. 2026-06-16
   days on market $108,000 Active 88 DOM
4. 2026-06-15
   days on market $108,000 Active 87 DOM
5. 2026-06-14
   days on market $108,000 Active 85 DOM
6. 2026-06-13
   days on market $108,000 Active 84 DOM
7. 2026-06-10
   days on market $108,000 Active 82 DOM
8. 2026-06-09
   days on market $108,000 Active 81 DOM
9. 2026-06-08
   days on market $108,000 Active 80 DOM
10. 2026-06-07
    days on market $108,000 Active 79 DOM
11. 2026-06-03
    days on market $108,000 Active 75 DOM
12. 2026-06-02
    days on market $108,000 Active 74 DOM
13. 2026-06-01
    days on market $108,000 Active 73 DOM
14. 2026-05-31
    days on market $108,000 Active 72 DOM
15. 2026-05-30
    days on market $108,000 Active 71 DOM
16. 2026-03-20
    listed $108,000 Active 498-char remark

    Show marketing remark (498 chars)

    This gem of a home is waiting for its new owner to visualize its potential! The home greets you with a covered front porch and a living room with a tray ceiling and double windows for natural light. The kitchen has a well appointed dining space and plenty of room for an added island. You'll also find three generous sized bedrooms and a primary room closet with built-in shelving! Sitting on a half acre with a fully fenced backyard, this home offers a large covered back porch and large workshop!

17. 2026-03-20
    listed $108,000 Active 498-char remark

    Show marketing remark (498 chars)

    This gem of a home is waiting for its new owner to visualize its potential! The home greets you with a covered front porch and a living room with a tray ceiling and double windows for natural light. The kitchen has a well appointed dining space and plenty of room for an added island. You'll also find three generous sized bedrooms and a primary room closet with built-in shelving! Sitting on a half acre with a fully fenced backyard, this home offers a large covered back porch and large workshop!

18. 2017-04-13
    soldstatus
19. 2017-04-12
    soldstatus
20. 2017-03-04
    listed $85,000
21. 2006-12-01
    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: $2,552 · $213/mo
• Projected year-2 tax: $2,552 · $213/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 6/10 Major FEMA zone X (unshaded) · 98% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,409
• − Mortgage interest: −$6,050
• − Property taxes: −$2,552
• − Insurance: −$540
• − Repairs & maintenance: −$1,393
• − Management: −$1,393
• − Depreciation: −$3,142
• Taxable income: $2,340
• Est. tax owed @ 24.0%: −$562
• After-tax cash flow: $3,303/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: Little Cypress-Mauriceville CISD
• NCES district ID: 4827690
• Math proficiency: 35% ▼ -5.00%
• Reading proficiency: 40% ▲ 1.00%
• Median HH income: $60,483
• Composite: 33.41/100
• National rank: #5473
• State rank: #435 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

• County: Orange County · 87,112 people
• City population: 22,976
• Metro: Beaumont-Port Arthur, TX
• Population (ZIP): 22,976
• Household income: $74,418
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 431.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 8% Two or more races 6% Black 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 8% Slovak 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -68.96%
• Current HPI: 149.354
• 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

+27.1% since first listed

6 events — show timeline

• 2026-03-20 Listed $108,000 HARMLS
• 2026-03-20 Listed $108,000 BBOR
• 2017-04-13 Sold (Public Records) — Public Records
• 2017-04-12 Sold (MLS) — BBOR
• 2017-03-04 Listed $85,000 BBOR
• 2006-12-01 Sold (Public Records) — Public Records

Property tax history

+3.7%/yr

Latest (2025): $2,552 · -0.7% YoY. Source: county tax records.