507 Decatur Ave · Orange, TX 77630

$110,000

3 bd · 2.0 ba · 1,305 sqft · SingleFamily public records · 31 Days on market

Built 1941

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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
• DSCR +9.2/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• 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

This well-maintained home features 3 bedrooms, 1.5 baths, laminate flooring throughout, central air & heat, ceiling fans, and a functional galley kitchen with a breakfast bar that opens to the dining area. Conveniently located near grocery stores, restaurants, coffee shops, gas stations, shopping, and other everyday amenities, making daily errands quick and easy. Call today and schedule your tour.

Key facts

• Garage
• Built 1941
• Listed 31 days

Property features AI

Finance

• Other: Rooms total: 8; Living area listed as 1,305
• Financial info: Lease considered

Exterior

• Parking: Attached garage (1 garage space); Attached carport (1 carport space)
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1941; Single-story (all main rooms listed on first floor); Block foundation; Wood siding
• Construction: Wood siding construction; Block foundation; Composition roof; Year built 1941
• Exterior features: Subdivision lot setting; Composition roof

Interior

• Kitchen: Kitchen on first floor; Breakfast nook on first floor; Electric range
• Bedrooms: Primary bedroom on first floor (approx. 10 x 16); Two additional bedrooms on first floor (each approx. 10 x 10)
• Bathrooms: 2 full bathrooms on first floor
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Electric range

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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+, 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); 337 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 235 units permitted in Orange County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($761 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 $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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

• 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.26% ✓
• Cap rate: 9.56%
• Cash-on-cash: 11.66%
• DSCR: 1.52
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $62,640
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
418 Schley Ave	0.13mi	3/2.0	1,305 (0%)	9mo	$59,000	$45	86
2109 N 3rd St	0.21mi	3/2.0	1,344 (+3%)	10mo	$64,500	$48	77
1313 2nd St	0.41mi	3/2.0	1,354 (+4%)	10mo	$89,900	$66	66
909 W Curtis Ave	0.55mi	2/1.5 (-1)	1,224 (-6%)	5mo	$105,000	$86	53
412 W Park Ave	0.63mi	3/1.0	1,194 (-8%)	15mo	$28,499	$24	40

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: 13.0%
• Equity multiple: 1.68×
• Total profit: $20,892
• Equity at exit: $37,609

10-year hold

• IRR: 18.5%
• Equity multiple: 3.44×
• Total profit: $75,145
• Equity at exit: $50,023

Cash invested: $30,800 (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: 337
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,383 high
• Mortgage (P&I): −$577
• Tax from tax record: −$171 /mo · $2,052/yr
• Insurance: −$46
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $233

Break-even live

Break-even rent $1,089

Max offer price $110,000

Occupancy floor 78%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1885 E Farragut Ave Orange, TX	1.0–3.0	1.0–2.5	1023	$1,049	$1.02	13d	9	0.35mi
2309 7th St Orange, TX	3.0	1.0	1036	$995	$0.96	13d	1	0.48mi
1205 Wrenway Orange, TX	4.0	2.0	1551	$1,775	$1.14	13d	1	0.51mi
1500 Link Ave Orange, TX	1.0–2.0	1.0–1.5	1082	$1,050	$0.97	13d	1	0.68mi
1019 Ruby Ln Orange, TX	2.0	1.0	1243	$1,100	$0.88	13d	1	0.68mi
1030 Clairmont Dr Orange, TX	3.0	2.0	1372	$1,850	$1.35	21d	1	0.68mi
3 Pacific Cir Orange, TX	4.0	1.0	1361	$1,500	$1.10	21d	1	0.75mi
9 W Eads Ave Orange, TX	3.0	2.0	1255	$1,400	$1.12	43d	1	0.81mi
1010 N 16th St Orange, TX	3.0	1.5	1100	$1,500	$1.36	43d	1	1.01mi
1117 18th St Orange, TX	4.0	2.0	1716	$1,500	$0.87	43d	1	1.04mi
2208 Monterrey Dr Orange, TX	3.0	1.0	1132	$1,200	$1.06	43d	1	1.20mi
1907 Walnut Ave Orange, TX	3.0	1.5	1360	$1,475	$1.08	13d	1	1.45mi
3901 Beverly Ave Orange, TX	3.0	2.0	1359	$1,500	$1.10	13d	1	1.47mi

Listing history 20 events

1. 2026-06-18
   days on market $110,000 Active 31 DOM
2. 2026-06-17
   days on market $110,000 Active 30 DOM
3. 2026-06-16
   days on market $110,000 Active 29 DOM
4. 2026-06-15
   days on market $110,000 Active 28 DOM
5. 2026-06-14
   days on market $110,000 Active 26 DOM
6. 2026-06-13
   days on market $110,000 Active 25 DOM
7. 2026-06-10
   days on market $110,000 Active 23 DOM
8. 2026-06-09
   days on market $110,000 Active 22 DOM
9. 2026-06-08
   days on market $110,000 Active 21 DOM
10. 2026-06-07
    remarks 402-char remark
11. 2026-06-07
    days on market $110,000 Active 20 DOM
12. 2026-06-03
    days on market $110,000 Active 16 DOM
13. 2026-06-02
    days on market $110,000 Active 15 DOM
14. 2026-06-01
    days on market $110,000 Active 14 DOM
15. 2026-05-31
    days on market $110,000 Active 13 DOM
16. 2026-05-30
    days on market $110,000 Active 12 DOM
17. 2026-05-15
    listed $110,000 Active
18. 2022-02-24
    price $897
19. 2021-08-23
    historical
20. 2020-04-16
    listed $49,995 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: $2,052 · $171/mo
• Projected year-2 tax: $2,052 · $171/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 X (shaded) · 93% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 24 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: $16,601
• − Mortgage interest: −$6,162
• − Property taxes: −$2,052
• − Insurance: −$1,348
• − Repairs & maintenance: −$1,328
• − Management: −$1,328
• − Depreciation: −$3,200
• Taxable income: $1,184
• Est. tax owed @ 24.0%: −$284
• After-tax cash flow: $2,509/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

+120.0% since first listed

4 events — show timeline

• 2026-05-15 Listed $110,000 HARMLS
• 2022-02-24 Price Changed $897 RENT.
• 2021-08-23 Listing Removed — HARMLS
• 2020-04-16 Listed $49,995 HARMLS

Property tax history

+13.3%/yr

Latest (2025): $2,052 · +5.8% YoY. Source: county tax records.