2910 Dowling St · West Orange, TX 77630

$135,900

3 bd · 1.5 ba · 1,120 sqft · SingleFamily public records · 100 Days on market

Built 1941 6,970 sqft lot $121/sqft · at area comps Est $133k · at est.

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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 +20.3/30.0
• DSCR +6.4/10.0
• ARV discount +6.4/15.0
• Appreciation +5.5/10.0
• 1% rule +5.0/10.0
• Rent growth +3.9/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

Welcome to this newly remodeled home within walking distance to WOS High! This 3 bedroom, 1.5 bath home has been completely refreshed and is move-in ready! Inside you’ll find new flooring, updated bathrooms, brand new kitchen cabinets and appliances, mini-split units for heating & cooling, new light fixtures, blinds, and a brand new water heater! Outside features a 1-car garage, spacious utility room, fresh landscaping, and a new back patio deck perfect for relaxing or entertaining! Located near Chevron and several major plants, plus shopping, restaurants, and everyday conveniences. Perfect for a starter home or investment property. Call your favorite agent for a showing!

Key facts

• New flooring
• Updated bathrooms
• New kitchen cabinets

Tags

• REMODELED HOME
• NEW FLOORING
• UPDATED BATHROOMS
• NEW KITCHEN CABINETS
• NEW APPLIANCES
• MINI-SPLIT UNITS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $136k.

Deal economics

• At list price, monthly cash flow is $107 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (0.4% below list).
• Recommended offer: $124k (9.0% below list) — sets the bar for market timing.

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-, amenities F, commute 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; 16 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 ($940 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 $38k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($124k) is reasonable based on typical stale-listing flexibility.
• 3 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: flood insurance adds $66/mo; built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,669 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.00% ✗
• Cap rate: 7.82%
• Cash-on-cash: 5.46%
• DSCR: 1.24
• GRM: 8.4

CMA / ARV

• ARV (median comp): $132,800
• List price: $135,900
• Delta: 2.33%
• Verdict: FAIR
• Comps: 15 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1527 Buffalo Ave	0.40mi	3/1.0	1,098 (-2%)	22mo	$139,900	$127	57
1536 Mustang Ave	0.46mi	3/1.0	1,040 (-7%)	14mo	$95,000	$91	52
2705 Terrace Cir	0.55mi	3/1.5	1,240 (+11%)	9mo	$139,900	$113	49
3020 Western Ave	0.46mi	2/1.0 (-1)	990 (-12%)	4mo	$132,800	$134	48

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: 6.7%
• Equity multiple: 1.35×
• Total profit: $13,232
• Equity at exit: $46,464

10-year hold

• IRR: 12.6%
• Equity multiple: 2.64×
• Total profit: $62,459
• Equity at exit: $61,801

Cash invested: $38,052 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,353 high
• Mortgage (P&I): −$713
• Tax from tax record: −$126 /mo · $1,515/yr
• Insurance: −$57
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $107

Break-even live

Break-even rent $1,218

Max offer price $135,900

Occupancy floor 87%

Sensitivity live

Price	-10% $184	-5% $145	+0% $107	+5% $68	+10% $30
Rent	-10% $0	-5% $53	+0% $107	+5% $160	+10% $214
Rate	-1.0pp $175	-0.5pp $141	base $107	+0.5pp $72	+1.0pp $36

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: $33,975
• Closing costs: $4,077
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1543 Alamo St West Orange, TX	3.0	1.0	1170	$1,200	$1.03	15d	1	0.34mi
309 Quincy St West Orange, TX	3.0	1.5	1113	$1,200	$1.08	15d	1	0.44mi
406 Dayton St West Orange, TX	2.0	1.0	1350	$1,200	$0.89	45d	1	1.02mi
2602 Tanglewood St West Orange, TX	4.0	2.0	1306	$1,250	$0.96	15d	1	1.04mi
205 Gloria St West Orange, TX	3.0	2.0	1225	$1,300	$1.06	45d	1	1.05mi
206 Florence St Orange, TX	2.0	1.0	1216	$1,425	$1.17	45d	1	1.08mi
210 Florence St Orange, TX	3.0	1.0	1064	$1,425	$1.34	45d	1	1.10mi
3726 Bowling Ln Orange, TX	3.0	1.0	1045	$1,150	$1.10	45d	1	1.24mi
107 Dahlia St Orange, TX	3.0	1.0	1149	$1,300	$1.13	15d	1	1.25mi
302 Bridal Wreath Ave Orange, TX	3.0	1.0	1182	$1,195	$1.01	45d	1	1.27mi
101 Azalea Ave Unit A Orange, TX	3.0	1.0	1200	$2,000	$1.67	45d	1	1.28mi
310 Camellia Ave Orange, TX	3.0	1.0	988	$1,295	$1.31	22d	1	1.35mi
403 Bluebonnet Dr Orange, TX	3.0	1.0	1196	$1,300	$1.09	45d	1	1.35mi
3000 MacArthur Dr Orange, TX	3.0	1.0–2.0	791	$1,330	$1.68	15d	12	1.35mi
1010 Highway 87 S Orange, TX	1.0–3.0	1.0–2.0	880	$1,425	$1.62	15d	13	1.42mi
316 Old Timers Rd Unit 316 Orange, TX	3.0	2.0	1200	$1,595	$1.33	45d	1	1.49mi

Listing history 25 events

1. 2026-06-21
   days on market $135,900 Active 100 DOM
2. 2026-06-18
   days on market $135,900 Active 97 DOM
3. 2026-06-17
   days on market $135,900 Active 96 DOM
4. 2026-06-16
   days on market $135,900 Active 95 DOM
5. 2026-06-15
   days on market $135,900 Active 94 DOM
6. 2026-06-14
   days on market $135,900 Active 92 DOM
7. 2026-06-13
   days on market $135,900 Active 91 DOM
8. 2026-06-10
   days on market $135,900 Active 89 DOM
9. 2026-06-09
   days on market $135,900 Active 88 DOM
10. 2026-06-08
    days on market $135,900 Active 87 DOM
11. 2026-06-07
    days on market $135,900 Active 86 DOM
12. 2026-06-03
    days on market $135,900 Active 82 DOM
13. 2026-06-02
    days on market $135,900 Active 81 DOM
14. 2026-06-01
    days on market $135,900 Active 80 DOM
15. 2026-05-31
    days on market $135,900 Active 79 DOM
16. 2026-05-30
    days on market $135,900 Active 78 DOM
17. 2026-04-09
    price $135,900 692-char remark

    Show marketing remark (692 chars)

    Welcome to this newly remodeled home within walking distance to WOS High! This 3 bedroom, 1.5 bath home has been completely refreshed and is move-in ready! Inside you’ll find new flooring, updated bathrooms, brand new kitchen cabinets and appliances, mini-split units for heating & cooling, new light fixtures, blinds, and a brand new water heater! Outside features a 1-car garage, spacious utility room, fresh landscaping, and a new back patio deck perfect for relaxing or entertaining! Located near Chevron and several major plants, plus shopping, restaurants, and everyday conveniences. Perfect for a starter home or investment property. Call your favorite agent for a showing!

18. 2026-03-14
    listed $139,900 Active 692-char remark

    Show marketing remark (692 chars)

    Welcome to this newly remodeled home within walking distance to WOS High! This 3 bedroom, 1.5 bath home has been completely refreshed and is move-in ready! Inside you’ll find new flooring, updated bathrooms, brand new kitchen cabinets and appliances, mini-split units for heating & cooling, new light fixtures, blinds, and a brand new water heater! Outside features a 1-car garage, spacious utility room, fresh landscaping, and a new back patio deck perfect for relaxing or entertaining! Located near Chevron and several major plants, plus shopping, restaurants, and everyday conveniences. Perfect for a starter home or investment property. Call your favorite agent for a showing!

19. 2025-12-31
    soldstatus
20. 2025-12-30
    soldstatus Closed 305-char remark

    Show marketing remark (305 chars)

    This 3-bedroom, 1.5-bath home offers a great opportunity for investors or first-time buyers. It has some recent updates, including new flooring and light fixtures. Whether you're looking for a rental property or a place to make your own, this home has solid potential and is ready for your personal touch.

21. 2025-11-19
    status Pending 305-char remark

    Show marketing remark (305 chars)

    This 3-bedroom, 1.5-bath home offers a great opportunity for investors or first-time buyers. It has some recent updates, including new flooring and light fixtures. Whether you're looking for a rental property or a place to make your own, this home has solid potential and is ready for your personal touch.

22. 2025-11-18
    status Active 305-char remark

    Show marketing remark (305 chars)

    This 3-bedroom, 1.5-bath home offers a great opportunity for investors or first-time buyers. It has some recent updates, including new flooring and light fixtures. Whether you're looking for a rental property or a place to make your own, this home has solid potential and is ready for your personal touch.

23. 2025-11-08
    status Pending 305-char remark

    Show marketing remark (305 chars)

    This 3-bedroom, 1.5-bath home offers a great opportunity for investors or first-time buyers. It has some recent updates, including new flooring and light fixtures. Whether you're looking for a rental property or a place to make your own, this home has solid potential and is ready for your personal touch.

24. 2025-08-09
    price $57,000 305-char remark

    Show marketing remark (305 chars)

    This 3-bedroom, 1.5-bath home offers a great opportunity for investors or first-time buyers. It has some recent updates, including new flooring and light fixtures. Whether you're looking for a rental property or a place to make your own, this home has solid potential and is ready for your personal touch.

25. 2025-06-08
    listed $59,500 Active 305-char remark

    Show marketing remark (305 chars)

    This 3-bedroom, 1.5-bath home offers a great opportunity for investors or first-time buyers. It has some recent updates, including new flooring and light fixtures. Whether you're looking for a rental property or a place to make your own, this home has solid potential and is ready for your personal touch.

ⓘ 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: $1,515 · $126/mo
• Projected year-2 tax: $2,487 · $207/mo
• Expected delta: +$972/yr (+$81/mo · 64.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 66% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $16,235
• − Mortgage interest: −$7,613
• − Property taxes: −$1,515
• − Insurance: −$1,477
• − Repairs & maintenance: −$1,299
• − Management: −$1,299
• − Depreciation: −$3,953
• Taxable loss: −$921
• Est. tax savings @ 24.0%: +$221
• After-tax cash flow: $1,502/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

+128.4% since first listed

9 events — show timeline

• 2026-04-09 Price Changed $135,900 BBOR
• 2026-03-14 Listed $139,900 BBOR
• 2025-12-31 Sold (Public Records) — Public Records
• 2025-12-30 Sold (MLS) — BBOR
• 2025-11-19 Pending — BBOR
• 2025-11-18 Relisted — BBOR
• 2025-11-08 Pending — BBOR
• 2025-08-09 Price Changed $57,000 BBOR
• 2025-06-08 Listed $59,500 BBOR

Property tax history

+4.5%/yr

Latest (2025): $1,515 · -2.3% YoY. Source: county tax records.