2326 Houston St · West Orange, TX 77630

$49,000

3 bd · 2.0 ba · 1,457 sqft · SingleFamily public records · 131 Days on market

Built 1950 6,446 sqft lot $34/sqft · 64% below area ↓ 14% since listing

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.5/10.0
• 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

The home needs some TLC and is priced for just that. 3 bedrooms, 2 bathrooms, large kitchen area. This would make a great first home for someone.

Key facts

• 6,446 sq ft lot
• Built 1950
• Listed 131 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $648 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Recommended offer: $43k (12.0% 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-, schools 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.
• Market conditions: Rents rising fast (+5.7%/yr); 337 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 $834 of equity ($339 loan paydown + $495 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($43k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $43,120 (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 1950 — 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: 2.80% ✓
• Cap rate: 23.79%
• Cash-on-cash: 62.50%
• DSCR: 3.78
• GRM: 3.0

CMA / ARV

• ARV (median comp): $136,110
• List price: $49,000
• Delta: -64.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
714 Sherrill St	0.22mi	3/2.0	1,504 (+3%)	9mo	$190,000	$126	77
1826 Bowie St	0.47mi	3/1.5	1,434 (-2%)	19mo	$138,000	$96	58
2707 Terrace Cir	0.36mi	3/2.0	1,289 (-12%)	10mo	$169,999	$132	56
2309 Bradford St	0.36mi	3/1.0	1,254 (-14%)	1mo	$89,900	$72	55
1905 Crockett St	0.42mi	3/1.0	1,572 (+8%)	14mo	$139,999	$89	52
2705 Terrace Cir	0.35mi	3/1.5	1,240 (-15%)	9mo	$139,900	$113	49
1520 Longhorn Ave	0.72mi	3/2.0	1,646 (+13%)	0mo	$164,900	$100	44
1524 Longhorn Ave	0.73mi	3/1.0	1,296 (-11%)	8mo	$139,900	$108	37

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: 62.5%
• Equity multiple: 4.36×
• Total profit: $46,146
• Equity at exit: $16,753

10-year hold

• IRR: 64.9%
• Equity multiple: 9.71×
• Total profit: $119,570
• Equity at exit: $22,283

Cash invested: $13,720 (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: 3.0×

Monthly cashflow live

• Estimated rent: $1,372 high
• Mortgage (P&I): −$257
• Tax from tax record: −$92 /mo · $1,104/yr
• Insurance: −$20
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $648

Break-even live

Break-even rent $552

Max offer price $49,000

Occupancy floor 48%

Sensitivity live

Price	-10% $676	-5% $662	+0% $648	+5% $634	+10% $620
Rent	-10% $540	-5% $594	+0% $648	+5% $702	+10% $757
Rate	-1.0pp $673	-0.5pp $661	base $648	+0.5pp $635	+1.0pp $623

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
406 Dayton St West Orange, TX	2.0	1.0	1350	$1,200	$0.89	44d	1	0.43mi
206 Florence St Orange, TX	2.0	1.0	1216	$1,425	$1.17	44d	1	0.59mi
2602 Tanglewood St West Orange, TX	4.0	2.0	1306	$1,250	$0.96	14d	1	0.60mi
205 Gloria St West Orange, TX	3.0	2.0	1225	$1,300	$1.06	44d	1	0.61mi
210 Florence St Orange, TX	3.0	1.0	1064	$1,425	$1.34	44d	1	0.61mi
2810 Gandy St West Orange, TX	3.0	2.0	1613	$1,700	$1.05	44d	1	0.63mi
309 Quincy St West Orange, TX	3.0	1.5	1113	$1,200	$1.08	14d	1	0.65mi
1543 Alamo St West Orange, TX	3.0	1.0	1170	$1,200	$1.03	14d	1	0.72mi
3000 MacArthur Dr Orange, TX	3.0	1.0–2.0	791	$1,330	$1.68	14d	12	1.03mi
101 Azalea Ave Unit A Orange, TX	3.0	1.0	1200	$2,000	$1.67	44d	1	1.06mi
302 Bridal Wreath Ave Orange, TX	3.0	1.0	1182	$1,195	$1.01	44d	1	1.10mi
306 Bridal Wreath Ave Orange, TX	3.0	1.0	1529	$1,195	$0.78	21d	1	1.12mi
403 Bluebonnet Dr Orange, TX	3.0	1.0	1196	$1,300	$1.09	44d	1	1.18mi
1120 28th St Orange, TX	3.0	1.0	1308	$1,500	$1.15	44d	1	1.19mi
310 Camellia Ave Orange, TX	3.0	1.0	988	$1,295	$1.31	21d	1	1.20mi
107 Dahlia St Orange, TX	3.0	1.0	1149	$1,300	$1.13	14d	1	1.22mi
1010 N 16th St Orange, TX	3.0	1.5	1100	$1,500	$1.36	44d	1	1.30mi
3726 Bowling Ln Orange, TX	3.0	1.0	1045	$1,150	$1.10	44d	1	1.31mi
1208 DuPont Dr Orange, TX	2.0	1.0	1000	$1,000	$1.00	14d	1	1.34mi
1117 18th St Orange, TX	4.0	2.0	1716	$1,500	$0.87	44d	1	1.39mi
3333 Ridgemont Dr Unit 203 Orange, TX	2.0	1.0	1000	$1,084	$1.08	14d	1	1.42mi
3333 Ridgemont Dr Unit 107 Orange, TX	2.0	1.0	952	$1,255	$1.32	44d	1	1.47mi
3333 Ridgemont Dr Apt 105 Orange, TX	2.0	1.0	952	$1,255	$1.32	21d	1	1.47mi
3333 Ridgemont Dr Unit 315TWNHME Orange, TX	2.0	1.5	1216	$1,040	$0.86	21d	1	1.47mi
3333 Ridgemont Dr Unit 404 Orange, TX	2.0	1.0	1000	$1,254	$1.25	44d	1	1.47mi
3333 Ridgemont Dr Unit 401 Orange, TX	3.0	2.0	1700	$1,725	$1.01	21d	1	1.47mi
3333 Ridgemont Dr Unit 408 Orange, TX	2.0	1.0	1000	$1,059	$1.06	44d	1	1.47mi
115 E Florida St Orange, TX	2.0	2.0	936	$1,300	$1.39	14d	1	1.48mi
7b Concord St Orange, TX	2.0	1.5	1206	$1,450	$1.20	14d	1	1.48mi

Listing history 24 events

1. 2026-06-18
   days on market $49,000 Active 131 DOM
2. 2026-06-17
   days on market $49,000 Active 130 DOM
3. 2026-06-16
   days on market $49,000 Active 129 DOM
4. 2026-06-15
   days on market $49,000 Active 128 DOM
5. 2026-06-14
   days on market $49,000 Active 126 DOM
6. 2026-06-13
   days on market $49,000 Active 125 DOM
7. 2026-06-10
   days on market $49,000 Active 123 DOM
8. 2026-06-09
   days on market $49,000 Active 122 DOM
9. 2026-06-08
   days on market $49,000 Active 121 DOM
10. 2026-06-07
    days on market $49,000 Active 120 DOM
11. 2026-06-03
    days on market $49,000 Active 116 DOM
12. 2026-06-02
    days on market $49,000 Active 115 DOM
13. 2026-06-01
    days on market $49,000 Active 114 DOM
14. 2026-05-31
    days on market $49,000 Active 113 DOM
15. 2026-05-30
    days on market $49,000 Active 112 DOM
16. 2026-02-07
    listed $49,000 Active 146-char remark

    Show marketing remark (146 chars)

    The home needs some TLC and is priced for just that. 3 bedrooms, 2 bathrooms, large kitchen area. This would make a great first home for someone.

17. 2025-12-31
    historical
18. 2024-06-26
    listed $49,000 Active
19. 2022-07-25
    soldstatus
20. 2022-07-22
    soldstatus Sold
21. 2022-07-14
    status Pending
22. 2022-07-07
    listed $57,240 Active
23. 2019-12-12
    soldstatus
24. 2015-04-21
    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: $1,104 · $92/mo
• Projected year-2 tax: $1,104 · $92/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 8/10 Severe FEMA zone X (shaded) · 96% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $16,467
• − Mortgage interest: −$2,745
• − Property taxes: −$1,104
• − Insurance: −$1,042
• − Repairs & maintenance: −$1,317
• − Management: −$1,317
• − Depreciation: −$1,425
• Taxable income: $7,515
• Est. tax owed @ 24.0%: −$1,804
• After-tax cash flow: $5,975/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

-14.4% since first listed

9 events — show timeline

• 2026-02-07 Listed $49,000 HARMLS
• 2025-12-31 Listing Removed — HARMLS
• 2024-06-26 Listed $49,000 HARMLS
• 2022-07-25 Sold (Public Records) — Public Records
• 2022-07-22 Sold (MLS) — HARMLS
• 2022-07-14 Pending — HARMLS
• 2022-07-07 Listed $57,240 HARMLS
• 2019-12-12 Sold (Public Records) — Public Records
• 2015-04-21 Sold (Public Records) — Public Records

Property tax history

-1.1%/yr

Latest (2025): $1,104 · +2.1% YoY. Source: county tax records.