270 Triangle Dr · Vidor, TX 77662

$125,249

3 bd · 2.0 ba · 1,412 sqft · SingleFamily public records · 344 Days on market

Built 1968 9,060 sqft lot $89/sqft · 6% below area Est $133k · 6% under ↓ 14% since listing

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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
• ARV discount +10.2/15.0
• DSCR +9.7/10.0
• 1% rule +7.4/10.0
• 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

OVERSIZED LOT! Beautiful 3 bed 2 bath home available in Vidor, TX. This property features elevated ceilings, a spacious kitchen with plenty of cabinet space and laminate countertops, a designated dining room den, ceramic tile in the kitchen and bathrooms, and vinyl plank flooring throughout the rest of the home. It sits on an oversized 9,060 Sq. Ft. lot of land which provides you with a fantastic backyard area. You will absolutely love the nice neighborhood and having quick access to US-90, I-10, and being less than 10 minutes from Downtown Beaumont. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

Key facts

• Spacious kitchen
• Ceramic tile
• Oversized lot

Tags

• OVERSIZED LOT
• SPACIOUS KITCHEN
• DESIGNATED DINING ROOM
• CERAMIC TILE
• VINYL PLANK FLOORING
• UPGRADES INCLUDING PAINT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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: 241 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $866 of loan paydown is wiped out by about $4k 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 344 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $8k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $110,219 (12.0% below list)

Questions for the listing agent

1. It's been on market 344 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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: 1.24% ✓
• Cap rate: 9.86%
• Cash-on-cash: 12.75%
• DSCR: 1.57
• GRM: 6.7

CMA / ARV

• ARV (median comp): $133,243
• List price: $125,249
• Delta: -6.00%
• Verdict: FAIR
• Comps: 18 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
570 Moreland St	0.34mi	3/2.0	1,458 (+3%)	2mo	$229,000	$157	77
515 W Park St	0.48mi	3/2.0	1,420 (+1%)	6mo	$120,000	$85	71
245 N Dewitt Rd	0.29mi	3/1.0	1,472 (+4%)	11mo	$55,000	$37	66
345 Byrd St	0.43mi	3/2.0	1,284 (-9%)	10mo	$146,000	$114	57
390 W Park St	0.64mi	4/2.0 (+1)	1,390 (-2%)	12mo	$169,000	$122	53
265 Beach St	0.67mi	3/1.5	1,300 (-8%)	7mo	$132,900	$102	48
405 W Bolivar St	0.67mi	3/2.0	1,216 (-14%)	12mo	$120,000	$99	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -0.6%
• Equity multiple: 0.98×
• Total profit: $-742
• Equity at exit: $18,675

10-year hold

• IRR: 9.2%
• Equity multiple: 1.70×
• Total profit: $24,689
• Equity at exit: $10,829

Cash invested: $35,070 (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: 241
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,551 high
• Mortgage (P&I): −$657
• Tax from tax record: −$144 /mo · $1,726/yr
• Insurance: −$52
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $306

Break-even live

Break-even rent $1,164

Max offer price $125,249

Occupancy floor 75%

Sensitivity live

Price	-10% $377	-5% $342	+0% $306	+5% $271	+10% $235
Rent	-10% $184	-5% $245	+0% $306	+5% $367	+10% $429
Rate	-1.0pp $369	-0.5pp $338	base $306	+0.5pp $274	+1.0pp $241

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: $31,312
• Closing costs: $3,757
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
575 Moreland St Vidor, TX	3.0	1.5	1418	$1,395	$0.98	14d	1	0.37mi
290 Beach St Vidor, TX	3.0	1.5	1000	$1,550	$1.55	14d	1	0.64mi
315 N Dwayne Cir Vidor, TX	3.0	1.5	1040	$1,600	$1.54	22d	1	1.22mi
475 S Denver St Vidor, TX	2.0–3.0	1.0	910	$925	$1.02	44d	2	1.43mi
475 S Denver St Unit St216 Vidor, TX	2.0	1.0	880	$850	$0.97	14d	1	1.43mi

Listing history 20 events

1. 2026-06-18
   days on market $125,249 Active 344 DOM
2. 2026-06-17
   days on market $125,249 Active 343 DOM
3. 2026-06-16
   days on market $125,249 Active 342 DOM
4. 2026-06-15
   days on market $125,249 Active 341 DOM
5. 2026-06-14
   days on market $125,249 Active 339 DOM
6. 2026-06-10
   days on market $125,249 Active 336 DOM
7. 2026-06-09
   days on market $125,249 Active 335 DOM
8. 2026-06-08
   days on market $125,249 Active 334 DOM
9. 2026-06-07
   days on market $125,249 Active 333 DOM
10. 2026-06-03
    days on market $125,249 Active 329 DOM
11. 2026-06-02
    days on market $125,249 Active 328 DOM
12. 2026-06-01
    days on market $125,249 Active 327 DOM
13. 2026-05-31
    days on market $125,249 Active 326 DOM
14. 2026-05-30
    days on market $125,249 Active 325 DOM
15. 2026-02-19
    price $125,249 782-char remark

    Show marketing remark (782 chars)

    OVERSIZED LOT! Beautiful 3 bed 2 bath home available in Vidor, TX. This property features elevated ceilings, a spacious kitchen with plenty of cabinet space and laminate countertops, a designated dining room den, ceramic tile in the kitchen and bathrooms, and vinyl plank flooring throughout the rest of the home. It sits on an oversized 9,060 Sq. Ft. lot of land which provides you with a fantastic backyard area. You will absolutely love the nice neighborhood and having quick access to US-90, I-10, and being less than 10 minutes from Downtown Beaumont. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

16. 2025-08-18
    price $130,249 782-char remark

    Show marketing remark (782 chars)

    OVERSIZED LOT! Beautiful 3 bed 2 bath home available in Vidor, TX. This property features elevated ceilings, a spacious kitchen with plenty of cabinet space and laminate countertops, a designated dining room den, ceramic tile in the kitchen and bathrooms, and vinyl plank flooring throughout the rest of the home. It sits on an oversized 9,060 Sq. Ft. lot of land which provides you with a fantastic backyard area. You will absolutely love the nice neighborhood and having quick access to US-90, I-10, and being less than 10 minutes from Downtown Beaumont. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

17. 2025-07-09
    listed $133,749 Active 782-char remark

    Show marketing remark (782 chars)

    OVERSIZED LOT! Beautiful 3 bed 2 bath home available in Vidor, TX. This property features elevated ceilings, a spacious kitchen with plenty of cabinet space and laminate countertops, a designated dining room den, ceramic tile in the kitchen and bathrooms, and vinyl plank flooring throughout the rest of the home. It sits on an oversized 9,060 Sq. Ft. lot of land which provides you with a fantastic backyard area. You will absolutely love the nice neighborhood and having quick access to US-90, I-10, and being less than 10 minutes from Downtown Beaumont. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

18. 2025-07-03
    historical
19. 2024-09-09
    price $137,749
20. 2024-07-03
    listed $144,999 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: $1,726 · $144/mo
• Projected year-2 tax: $2,292 · $191/mo
• Expected delta: +$566/yr (+$47/mo · 32.8%)

ⓘ 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) · 99% 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: $18,614
• − Mortgage interest: −$7,016
• − Property taxes: −$1,726
• − Insurance: −$1,424
• − Repairs & maintenance: −$1,489
• − Management: −$1,489
• − Depreciation: −$3,644
• Taxable income: $1,827
• Est. tax owed @ 24.0%: −$438
• After-tax cash flow: $3,235/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

-13.6% since first listed

6 events — show timeline

• 2026-02-19 Price Changed $125,249 HARMLS
• 2025-08-18 Price Changed $130,249 HARMLS
• 2025-07-09 Listed $133,749 HARMLS
• 2025-07-03 Listing Removed — HARMLS
• 2024-09-09 Price Changed $137,749 HARMLS
• 2024-07-03 Listed $144,999 HARMLS

Property tax history

-1.6%/yr

Latest (2025): $1,726 · +6.3% YoY. Source: county tax records.