1408 Curtis Ave · Orange, TX 77630

$48,000

3 bd · 1.5 ba · 772 sqft · SingleFamily public records · 71 Days on market

Built 1941 6,534 sqft lot $62/sqft · 31% below area Est $70k · 31% under ↓ 15% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Looking for a rental investment or your first starter home? This one has so much potential at an affordable price! This home features 3 bedrooms, 1 full bath and 1 half bath. The front porch leads into the living room, then a few steps away is the kitchen. The kitchen features cabinet storage, butcher block countertops, an electric stove, and enough space for a breakfast table. Beyond the kitchen is a bedroom (12x7) with a half bath, which could also work well as an office or flex space. Down the hallway are two additional bedrooms (11x11.6 & 11.6x9.6) and a hall bathroom. There is also an inside utility closet for stackable washer and dryer. Outside, the yard has a partial chain-link fence. This property offers great opportunity with tons of potential. Conveniently located close to local stores and restaurants. Come take a look!

Key facts

• 6,534 sq ft lot
• Listed 71 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $48k.

Deal economics

• At list price, monthly cash flow is $510 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $48k).
• Recommended offer: $45k (6.0% below list) — sets the bar for market timing.
• Cap rate 20.7% vs local median 3.8% 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); 338 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 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 $817 of equity ($332 loan paydown + $485 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($45k) is reasonable based on typical stale-listing flexibility.

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 $45,120 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
8. 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.
9. 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.
10. 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: 2.46% ✓
• Cap rate: 20.70%
• Cash-on-cash: 51.44%
• DSCR: 3.29
• GRM: 3.4

CMA / ARV

• ARV (median comp): $69,728
• List price: $48,000
• Delta: -31.16%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1408 S Hart Ave	0.11mi	2/1.0 (-1)	840 (+9%)	14mo	$65,000	$77	62
1105 18th St	0.26mi	2/1.0 (-1)	886 (+15%)	14mo	$71,249	$80	45
514 Morrell Blvd	0.75mi	2/1.0 (-1)	725 (-6%)	9mo	$59,000	$81	41

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: 51.1%
• Equity multiple: 3.73×
• Total profit: $36,755
• Equity at exit: $16,411

10-year hold

• IRR: 54.0%
• Equity multiple: 8.25×
• Total profit: $97,460
• Equity at exit: $21,828

Cash invested: $13,440 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,179 high
• Mortgage (P&I): −$252
• Tax from tax record: −$83 /mo · $998/yr
• Insurance: −$20
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $510

Break-even live

Break-even rent $533

Max offer price $48,000

Occupancy floor 52%

Sensitivity live

Price	-10% $537	-5% $523	+0% $510	+5% $496	+10% $482
Rent	-10% $417	-5% $463	+0% $510	+5% $556	+10% $603
Rate	-1.0pp $534	-0.5pp $522	base $510	+0.5pp $497	+1.0pp $485

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: $12,000
• Closing costs: $1,440
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1010 N 16th St Orange, TX	3.0	1.5	1100	$1,500	$1.36	45d	1	0.24mi
1500 Link Ave Orange, TX	1.0–2.0	1.0–1.5	1082	$1,050	$0.97	15d	1	0.37mi
1214 3rd St Orange, TX	2.0	1.0	675	$895	$1.33	23d	1	0.72mi
605 4th St Orange, TX	3.0	1.0	800	$800	$1.00	15d	1	0.77mi
605 N 4th St Unit A Orange, TX	2.0	1.0	860	$900	$1.05	15d	1	0.77mi
310 S Farragut Ave Orange, TX	2.0	1.0	725	$1,150	$1.59	45d	1	0.81mi
2318 Pacific St Orange, TX	2.0	1.0	800	$800	$1.00	15d	1	0.82mi
2309 7th St Orange, TX	3.0	1.0	1036	$995	$0.96	15d	1	0.98mi
206 W Dewey Ave Orange, TX	2.0	1.0	800	$777	$0.97	45d	1	1.03mi
210 Florence St Orange, TX	3.0	1.0	1064	$1,425	$1.34	45d	1	1.06mi
1885 E Farragut Ave Orange, TX	1.0–3.0	1.0–2.5	1023	$1,049	$1.02	15d	9	1.08mi
2511 N 8th St Unit Left Orange, TX	2.0	1.0	750	$900	$1.20	15d	1	1.10mi
2801 W Sunset Dr Orange, TX	1.0–3.0	1.0–2.0	1113	$1,400	$1.26	15d	27	1.17mi
3000 MacArthur Dr Orange, TX	3.0	1.0–2.0	791	$1,330	$1.68	15d	12	1.24mi

Listing history 20 events

1. 2026-06-21
   days on market $48,000 Active 71 DOM
2. 2026-06-18
   days on market $48,000 Active 68 DOM
3. 2026-06-17
   days on market $48,000 Active 67 DOM
4. 2026-06-16
   days on market $48,000 Active 66 DOM
5. 2026-06-15
   days on market $48,000 Active 65 DOM
6. 2026-06-14
   days on market $48,000 Active 63 DOM
7. 2026-06-13
   days on market $48,000 Active 62 DOM
8. 2026-06-10
   days on market $48,000 Active 60 DOM
9. 2026-06-09
   pricedays on market $48,000 Active 59 DOM
10. 2026-06-08
    days on market $55,000 Active 58 DOM
11. 2026-06-07
    days on market $55,000 Active 57 DOM
12. 2026-06-03
    days on market $55,000 Active 53 DOM
13. 2026-06-02
    days on market $55,000 Active 52 DOM
14. 2026-06-01
    days on market $55,000 Active 51 DOM
15. 2026-05-31
    days on market $55,000 Active 50 DOM
16. 2026-05-30
    days on market $55,000 Active 49 DOM
17. 2026-04-11
    listed $55,000 Active 847-char remark

    Show marketing remark (847 chars)

    Looking for a rental investment or your first starter home? This one has so much potential at an affordable price! This home features 3 bedrooms, 1 full bath and 1 half bath. The front porch leads into the living room, then a few steps away is the kitchen. The kitchen features cabinet storage, butcher block countertops, an electric stove, and enough space for a breakfast table. Beyond the kitchen is a bedroom (12x7) with a half bath, which could also work well as an office or flex space. Down the hallway are two additional bedrooms (11x11.6 & 11.6x9.6) and a hall bathroom. There is also an inside utility closet for stackable washer and dryer. Outside, the yard has a partial chain-link fence. This property offers great opportunity with tons of potential. Conveniently located close to local stores and restaurants. Come take a look!

18. 2026-03-24
    price $65,000
19. 2022-09-02
    soldstatus
20. 2021-12-29
    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: $998 · $83/mo
• Projected year-2 tax: $998 · $83/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) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $14,142
• − Mortgage interest: −$2,689
• − Property taxes: −$998
• − Insurance: −$1,038
• − Repairs & maintenance: −$1,131
• − Management: −$1,131
• − Depreciation: −$1,396
• Taxable income: $5,759
• Est. tax owed @ 24.0%: −$1,382
• After-tax cash flow: $4,734/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

-15.4% since first listed

4 events — show timeline

• 2026-04-11 Listed $55,000 BBOR
• 2026-03-24 Price Changed $65,000 BBOR
• 2022-09-02 Sold (Public Records) — Public Records
• 2021-12-29 Sold (Public Records) — Public Records

Property tax history

+9.7%/yr

Latest (2025): $998 · -3.9% YoY. Source: county tax records.