518 Azalea Ave · Orange, TX 77630

$77,500

3 bd · 1.0 ba · 948 sqft · SingleFamily public records · 113 Days on market

Built 1955 8,407 sqft lot $82/sqft · 25% below area Est $103k · 25% under ↓ 3% 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

Opportunity is knocking with this 3 bed 1 bath home, with 948 sf of living space and endless possibilities. Whether you’re an investor searching for your next profitable project or a homeowner ready to design a space tailored to your personal style, this fixer-upper is the perfect canvas. Has a functional layout and solid footprint, this home is ready for its finished transformation. Sinks, tub, toilet, kitchen cabinets, dishwasher, plumbing, electrical, windows & roof replaced in 2025. Includes two large portable buildings in the backyard, providing excellent space for tools, equipment, hobbies or additional storage needs. The spacious backyard could also become a cozy entertaining space, garden retreat, or attractive feature for future tenants or the new homeowner. The remaining materials and supplies for the remodel and renovation are included. Selling AS IS.

Key facts

• Spacious backyard
• Functional layout
• Solid footprint

Tags

• FUNCTIONAL LAYOUT
• SOLID FOOTPRINT
• TWO LARGE PORTABLE BUILDINGS
• SPACIOUS BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $412 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $71k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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+, schools D-.
• 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); 339 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $1k of equity ($536 loan paydown + $783 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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: property tax is 2.7% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,525 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.68% ✓
• Cap rate: 12.68%
• Cash-on-cash: 22.81%
• DSCR: 2.01
• GRM: 5.0

CMA / ARV

• ARV (median comp): $103,084
• List price: $77,500
• Delta: -24.82%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3415 Bowling Ln	0.24mi	3/1.0	1,060 (+12%)	4mo	$90,000	$85	65
3656 Hemlock St	0.42mi	3/1.0	1,034 (+9%)	2mo	$69,900	$68	63
6 Circle Q St	0.36mi	3/1.0	1,090 (+15%)	11mo	$105,000	$96	49

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: 27.5%
• Equity multiple: 2.45×
• Total profit: $31,463
• Equity at exit: $26,497

10-year hold

• IRR: 31.8%
• Equity multiple: 5.23×
• Total profit: $91,874
• Equity at exit: $35,243

Cash invested: $21,700 (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: 339
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,298 high
• Mortgage (P&I): −$406
• Tax from tax record: −$175 /mo · $2,095/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $412

Break-even live

Break-even rent $776

Max offer price $77,500

Occupancy floor 63%

Sensitivity live

Price	-10% $456	-5% $434	+0% $412	+5% $391	+10% $369
Rent	-10% $310	-5% $361	+0% $412	+5% $464	+10% $515
Rate	-1.0pp $452	-0.5pp $432	base $412	+0.5pp $392	+1.0pp $372

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: $19,375
• Closing costs: $2,325
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3726 Bowling Ln Orange, TX	3.0	1.0	1045	$1,150	$1.10	45d	1	0.20mi
310 Camellia Ave Orange, TX	3.0	1.0	988	$1,295	$1.31	22d	1	0.28mi
3714 Ridgemont Dr Orange, TX	3.0	1.0	1020	$1,450	$1.42	15d	1	0.47mi
3333 Ridgemont Dr Unit 203 Orange, TX	2.0	1.0	1000	$1,084	$1.08	15d	1	0.49mi
3333 Ridgemont Dr Unit 404 Orange, TX	2.0	1.0	1000	$1,254	$1.25	45d	1	0.54mi
3333 Ridgemont Dr Unit 107 Orange, TX	2.0	1.0	952	$1,255	$1.32	45d	1	0.54mi
3333 Ridgemont Dr Unit 408 Orange, TX	2.0	1.0	1000	$1,059	$1.06	45d	1	0.54mi
3333 Ridgemont Dr Apt 105 Orange, TX	2.0	1.0	952	$1,255	$1.32	22d	1	0.54mi
3000 MacArthur Dr Orange, TX	3.0	1.0–2.0	791	$1,330	$1.68	14d	12	0.70mi
309 Quincy St West Orange, TX	3.0	1.5	1113	$1,200	$1.08	15d	1	0.90mi
210 Florence St Orange, TX	3.0	1.0	1064	$1,425	$1.34	45d	1	1.08mi
3345 W Park Ave Orange, TX	1.0–2.0	1.0–1.5	999	$1,182	$1.18	14d	7	1.10mi
1010 Highway 87 S Orange, TX	1.0–3.0	1.0–2.0	880	$1,425	$1.62	15d	13	1.20mi
2801 W Sunset Dr Orange, TX	1.0–3.0	1.0–2.0	1113	$1,400	$1.26	14d	27	1.46mi

Listing history 24 events

1. 2026-06-21
   days on market $77,500 Active 113 DOM
2. 2026-06-18
   days on market $77,500 Active 110 DOM
3. 2026-06-17
   days on market $77,500 Active 109 DOM
4. 2026-06-16
   days on market $77,500 Active 108 DOM
5. 2026-06-15
   days on market $77,500 Active 107 DOM
6. 2026-06-14
   days on market $77,500 Active 105 DOM
7. 2026-06-13
   days on market $77,500 Active 104 DOM
8. 2026-06-10
   days on market $77,500 Active 102 DOM
9. 2026-06-09
   days on market $77,500 Active 101 DOM
10. 2026-06-08
    days on market $77,500 Active 100 DOM
11. 2026-06-07
    days on market $77,500 Active 99 DOM
12. 2026-06-03
    days on market $77,500 Active 95 DOM
13. 2026-06-02
    days on market $77,500 Active 94 DOM
14. 2026-06-01
    days on market $77,500 Active 93 DOM
15. 2026-05-31
    days on market $77,500 Active 92 DOM
16. 2026-05-30
    days on market $77,500 Active 91 DOM
17. 2026-05-13
    price $77,500 884-char remark

    Show marketing remark (749 chars)

    Opportunity is knocking with this 3 bed 1 bath home, with 948 sf of living space and endless possibilities. Whether you’re an investor searching for your next profitable project or a homeowner ready to design a space tailored to your personal style, this fixer-upper is the perfect canvas. Has a functional layout and solid footprint, this home is ready for its finished transformation. Sinks, tub, toilet, kitchen cabinets, dishwasher, plumbing, electrical, windows & roof replaced in 2025. Includes two large portable buildings in the spacious backyard, providing excellent space for tools, equipment, hobbies or additional storage needs. The remaining materials and supplies for the remodel and renovation are included. Selling AS IS.

18. 2026-05-13
    price $77,500 749-char remark

    Show marketing remark (749 chars)

    Opportunity is knocking with this 3 bed 1 bath home, with 948 sf of living space and endless possibilities. Whether you’re an investor searching for your next profitable project or a homeowner ready to design a space tailored to your personal style, this fixer-upper is the perfect canvas. Has a functional layout and solid footprint, this home is ready for its finished transformation. Sinks, tub, toilet, kitchen cabinets, dishwasher, plumbing, electrical, windows & roof replaced in 2025. Includes two large portable buildings in the spacious backyard, providing excellent space for tools, equipment, hobbies or additional storage needs. The remaining materials and supplies for the remodel and renovation are included. Selling AS IS.

19. 2026-03-04
    status Active 749-char remark

    Show marketing remark (749 chars)

    Opportunity is knocking with this 3 bed 1 bath home, with 948 sf of living space and endless possibilities. Whether you’re an investor searching for your next profitable project or a homeowner ready to design a space tailored to your personal style, this fixer-upper is the perfect canvas. Has a functional layout and solid footprint, this home is ready for its finished transformation. Sinks, tub, toilet, kitchen cabinets, dishwasher, plumbing, electrical, windows & roof replaced in 2025. Includes two large portable buildings in the spacious backyard, providing excellent space for tools, equipment, hobbies or additional storage needs. The remaining materials and supplies for the remodel and renovation are included. Selling AS IS.

20. 2026-03-03
    status Active 884-char remark

    Show marketing remark (884 chars)

    Opportunity is knocking with this 3 bed 1 bath home, with 948 sf of living space and endless possibilities. Whether you’re an investor searching for your next profitable project or a homeowner ready to design a space tailored to your personal style, this fixer-upper is the perfect canvas. Has a functional layout and solid footprint, this home is ready for its finished transformation. Sinks, tub, toilet, kitchen cabinets, dishwasher, plumbing, electrical, windows & roof replaced in 2025. Includes two large portable buildings in the backyard, providing excellent space for tools, equipment, hobbies or additional storage needs. The spacious backyard could also become a cozy entertaining space, garden retreat, or attractive feature for future tenants or the new homeowner. The remaining materials and supplies for the remodel and renovation are included. Selling AS IS.

21. 2026-02-19
    status Pending 884-char remark

    Show marketing remark (749 chars)

    Opportunity is knocking with this 3 bed 1 bath home, with 948 sf of living space and endless possibilities. Whether you’re an investor searching for your next profitable project or a homeowner ready to design a space tailored to your personal style, this fixer-upper is the perfect canvas. Has a functional layout and solid footprint, this home is ready for its finished transformation. Sinks, tub, toilet, kitchen cabinets, dishwasher, plumbing, electrical, windows & roof replaced in 2025. Includes two large portable buildings in the spacious backyard, providing excellent space for tools, equipment, hobbies or additional storage needs. The remaining materials and supplies for the remodel and renovation are included. Selling AS IS.

22. 2026-02-19
    status Pending 749-char remark

    Show marketing remark (749 chars)

    Opportunity is knocking with this 3 bed 1 bath home, with 948 sf of living space and endless possibilities. Whether you’re an investor searching for your next profitable project or a homeowner ready to design a space tailored to your personal style, this fixer-upper is the perfect canvas. Has a functional layout and solid footprint, this home is ready for its finished transformation. Sinks, tub, toilet, kitchen cabinets, dishwasher, plumbing, electrical, windows & roof replaced in 2025. Includes two large portable buildings in the spacious backyard, providing excellent space for tools, equipment, hobbies or additional storage needs. The remaining materials and supplies for the remodel and renovation are included. Selling AS IS.

23. 2026-02-16
    listed $80,000 Active 749-char remark

    Show marketing remark (884 chars)

    Opportunity is knocking with this 3 bed 1 bath home, with 948 sf of living space and endless possibilities. Whether you’re an investor searching for your next profitable project or a homeowner ready to design a space tailored to your personal style, this fixer-upper is the perfect canvas. Has a functional layout and solid footprint, this home is ready for its finished transformation. Sinks, tub, toilet, kitchen cabinets, dishwasher, plumbing, electrical, windows & roof replaced in 2025. Includes two large portable buildings in the backyard, providing excellent space for tools, equipment, hobbies or additional storage needs. The spacious backyard could also become a cozy entertaining space, garden retreat, or attractive feature for future tenants or the new homeowner. The remaining materials and supplies for the remodel and renovation are included. Selling AS IS.

24. 2026-02-16
    listed $80,000 Active 884-char remark

    Show marketing remark (884 chars)

    Opportunity is knocking with this 3 bed 1 bath home, with 948 sf of living space and endless possibilities. Whether you’re an investor searching for your next profitable project or a homeowner ready to design a space tailored to your personal style, this fixer-upper is the perfect canvas. Has a functional layout and solid footprint, this home is ready for its finished transformation. Sinks, tub, toilet, kitchen cabinets, dishwasher, plumbing, electrical, windows & roof replaced in 2025. Includes two large portable buildings in the backyard, providing excellent space for tools, equipment, hobbies or additional storage needs. The spacious backyard could also become a cozy entertaining space, garden retreat, or attractive feature for future tenants or the new homeowner. The remaining materials and supplies for the remodel and renovation are included. Selling AS IS.

ⓘ 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: $2,095 · $175/mo
• Projected year-2 tax: $2,095 · $175/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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $15,581
• − Mortgage interest: −$4,341
• − Property taxes: −$2,095
• − Insurance: −$388
• − Repairs & maintenance: −$1,246
• − Management: −$1,246
• − Depreciation: −$2,255
• Taxable income: $4,010
• Est. tax owed @ 24.0%: −$962
• After-tax cash flow: $3,987/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

-3.1% since first listed

8 events — show timeline

• 2026-05-13 Price Changed $77,500 HARMLS
• 2026-05-13 Price Changed $77,500 BBOR
• 2026-03-04 Relisted — BBOR
• 2026-03-03 Relisted — HARMLS
• 2026-02-19 Pending — HARMLS
• 2026-02-19 Pending — BBOR
• 2026-02-16 Listed $80,000 BBOR
• 2026-02-16 Listed $80,000 HARMLS

Property tax history

+4.6%/yr

Latest (2025): $2,095 · +9.4% YoY. Source: county tax records.