4777 Walea Dr · Orange, TX 77632

$169,000

4 bd · 2.0 ba · 1,554 sqft · SingleFamily public records · 131 Days on market

Built 1962 0.59 ac lot $109/sqft · 32% below area Est $250k · 32% under

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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 +15.9/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• 1% rule +4.7/10.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This single-family home is located at 4777 Walea Dr, Orange, TX. 4777 Walea Dr is in Orange, TX and in ZIP code 77632. This property has 4 bedrooms, 2 bathrooms and approximately 1,554 sqft of floor space. This property has a lot size of 0.59 acres and was built in 1962.

Key facts

• 0.59 acre lot
• Garage
• Built 1962

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $81 ($977/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 $163k (3.5% below list).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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-.
• Orangefield ISD (rural): math 44% / reading 48% proficiency, ranked #217 of 826 in TX (top 26%) — 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 $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 131 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y 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; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 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 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.97% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.06%
• DSCR: 1.09
• GRM: 8.6

CMA / ARV

• ARV (median comp): $250,000
• List price: $169,000
• Delta: -32.40%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
379 Rose Ln	0.12mi	3/2.0 (-1)	1,584 (+2%)	5mo	$250,000	$158	82

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: -13.0%
• Equity multiple: 0.53×
• Total profit: $-22,152
• Equity at exit: $25,198

10-year hold

• IRR: -4.0%
• Equity multiple: 0.74×
• Total profit: $-12,415
• Equity at exit: $14,612

Cash invested: $47,320 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,631 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$251 /mo · $3,007/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $81

Break-even live

Break-even rent $1,528

Max offer price $169,000

Occupancy floor 90%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-18
   days on market $169,000 Active 131 DOM
2. 2026-06-17
   days on market $169,000 Active 130 DOM
3. 2026-06-16
   days on market $169,000 Active 129 DOM
4. 2026-06-15
   days on market $169,000 Active 128 DOM
5. 2026-06-14
   days on market $169,000 Active 126 DOM
6. 2026-06-13
   days on market $169,000 Active 125 DOM
7. 2026-06-10
   days on market $169,000 Active 123 DOM
8. 2026-06-09
   days on market $169,000 Active 122 DOM
9. 2026-06-08
   days on market $169,000 Active 121 DOM
10. 2026-06-07
    days on market $169,000 Active 120 DOM
11. 2026-06-03
    days on market $169,000 Active 116 DOM
12. 2026-06-02
    days on market $169,000 Active 115 DOM
13. 2026-06-01
    days on market $169,000 Active 114 DOM
14. 2026-05-31
    days on market $169,000 Active 113 DOM
15. 2026-05-30
    days on market $169,000 Active 112 DOM
16. 2026-02-12
    historical $4,500
17. 2026-02-07
    listed $169,000 Active 273-char remark

    Show marketing remark (273 chars)

    This single-family home is located at 4777 Walea Dr, Orange, TX. 4777 Walea Dr is in Orange, TX and in ZIP code 77632. This property has 4 bedrooms, 2 bathrooms and approximately 1,554 sqft of floor space. This property has a lot size of 0.59 acres and was built in 1962.

18. 2025-12-31
    historical
19. 2025-11-27
    listed $4,500
20. 2025-11-20
    historical $4,500
21. 2025-07-08
    listed $4,500
22. 2025-06-26
    historical $4,500
23. 2025-05-18
    price $200,000
24. 2024-10-11
    listed $4,500
25. 2024-06-24
    listed $169,000 Active
26. 2021-08-09
    soldstatus
27. 2020-01-31
    historical
28. 2019-12-12
    soldstatus
29. 2019-10-16
    listed $115,000
30. 2018-06-15
    soldstatus
31. 2014-08-29
    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: $3,007 · $251/mo
• Projected year-2 tax: $3,093 · $258/mo
• Expected delta: +$85/yr (+$7/mo · 2.8%)

ⓘ 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) · 67% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 22 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: $19,575
• − Mortgage interest: −$9,467
• − Property taxes: −$3,007
• − Insurance: −$845
• − Repairs & maintenance: −$1,566
• − Management: −$1,566
• − Depreciation: −$4,916
• Taxable loss: −$1,792
• Est. tax savings @ 24.0%: +$430
• After-tax cash flow: $1,407/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: Orangefield ISD
• NCES district ID: 4833780
• Math proficiency: 44% ▬ 0.00%
• Reading proficiency: 48% ▬ 0.00%
• Median HH income: $63,682
• Composite: 40.77/100
• National rank: #3647
• State rank: #217 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

-96.1% since first listed

16 events — show timeline

• 2026-02-12 Rental Removed $4,500 HARMLS
• 2026-02-07 Listed $169,000 HARMLS
• 2025-12-31 Listing Removed — HARMLS
• 2025-11-27 Listed for Rent $4,500 HARMLS
• 2025-11-20 Rental Removed $4,500 HARMLS
• 2025-07-08 Listed for Rent $4,500 HARMLS
• 2025-06-26 Rental Removed $4,500 HARMLS
• 2025-05-18 Price Changed $200,000 HARMLS
• 2024-10-11 Listed for Rent $4,500 HARMLS
• 2024-06-24 Listed $169,000 HARMLS
• 2021-08-09 Sold (Public Records) — Public Records
• 2020-01-31 Listing Removed — HARMLS
• 2019-12-12 Sold (Public Records) — Public Records
• 2019-10-16 Listed $115,000 HARMLS
• 2018-06-15 Sold (Public Records) — Public Records
• 2014-08-29 Sold (Public Records) — Public Records

Property tax history

+6.9%/yr

Latest (2025): $3,007 · -2.6% YoY. Source: county tax records.