2213 Western Ave · West Orange, TX 77630

$45,000

3 bd · 2.0 ba · 1,230 sqft · SingleFamily public records · 15 Days on market

Built 1938 $37/sqft · 66% below area

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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 +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

Discover the potential of this well-located property that’s ready for your personal touch. This home offers a solid structure and spacious layout, making it an ideal option for investors, first-time buyers, or anyone looking for a home they can customize. With some updates and TLC, this property can truly shine and become the perfect place to call home. Conveniently situated near schools, shopping, and major routes, it combines great location with opportunity. Whether you’re envisioning a renovation project, a long-term investment, or creating your dream home, 2213 Western is the canvas for your vision.

Key facts

• Listed 15 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Frame construction
• Exterior features: Composition roof

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heat; Central air; Ceiling fan(s)
• Interior features: Ceiling fans; Central air conditioning; Central electric heating; Carpet flooring; Vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $565 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (1.5% 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; 25 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $765 of equity ($311 loan paydown + $454 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 15 days — a 2% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 4 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: property tax is 4.7% of price; flood insurance adds $66/mo; built in 1938 — 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $44,325 (1.5% below list)

Questions for the listing agent

1. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
7. 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.
8. 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: 2.99% ✓
• Cap rate: 23.14%
• Cash-on-cash: 60.16%
• DSCR: 3.68
• GRM: 2.8

CMA / ARV

• ARV (median comp): $133,201
• List price: $45,000
• Delta: -9.91%
• Verdict: FAIR
• Comps: 15 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2309 Bradford St	0.32mi	3/1.0	1,254 (+2%)	1mo	$89,900	$72	77
2120 Houston St	0.08mi	2/2.0 (-1)	1,116 (-9%)	4mo	$149,800	$134	72
2705 Terrace Cir	0.46mi	3/1.5	1,240 (+1%)	9mo	$139,900	$113	67
2707 Terrace Cir	0.47mi	3/2.0	1,289 (+5%)	10mo	$169,999	$132	61

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: 60.0%
• Equity multiple: 4.24×
• Total profit: $40,763
• Equity at exit: $15,385

10-year hold

• IRR: 62.6%
• Equity multiple: 9.51×
• Total profit: $107,203
• Equity at exit: $20,464

Cash invested: $12,600 (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: 2.8×

Monthly cashflow live

• Estimated rent: $1,344 high
• Mortgage (P&I): −$236
• Tax from tax record: −$175 /mo · $2,102/yr
• Insurance: −$19
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $565

Break-even live

Break-even rent $628

Max offer price $45,000

Occupancy floor 53%

Sensitivity live

Price	-10% $715	-5% $578	+0% $565	+5% $553	+10% $540
Rent	-10% $459	-5% $512	+0% $565	+5% $618	+10% $671
Rate	-1.0pp $588	-0.5pp $577	base $565	+0.5pp $554	+1.0pp $542

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 25 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	0.30mi
206 Florence St Orange, TX	2.0	1.0	1216	$1,425	$1.17	44d	1	0.53mi
210 Florence St Orange, TX	3.0	1.0	1064	$1,425	$1.34	44d	1	0.55mi
2602 Tanglewood St West Orange, TX	4.0	2.0	1306	$1,250	$0.96	14d	1	0.57mi
205 Gloria St West Orange, TX	3.0	2.0	1225	$1,300	$1.06	44d	1	0.58mi
309 Quincy St West Orange, TX	3.0	1.5	1113	$1,200	$1.08	14d	1	0.77mi
1543 Alamo St West Orange, TX	3.0	1.0	1170	$1,200	$1.03	14d	1	0.86mi
3000 MacArthur Dr Orange, TX	3.0	1.0–2.0	791	$1,330	$1.68	14d	12	1.02mi
101 Azalea Ave Unit A Orange, TX	3.0	1.0	1200	$2,000	$1.67	44d	1	1.09mi
302 Bridal Wreath Ave Orange, TX	3.0	1.0	1182	$1,195	$1.01	44d	1	1.14mi
1120 28th St Orange, TX	3.0	1.0	1308	$1,500	$1.15	44d	1	1.16mi
1010 N 16th St Orange, TX	3.0	1.5	1100	$1,500	$1.36	44d	1	1.19mi
403 Bluebonnet Dr Orange, TX	3.0	1.0	1196	$1,300	$1.09	44d	1	1.22mi
310 Camellia Ave Orange, TX	3.0	1.0	988	$1,295	$1.31	22d	1	1.24mi
1208 DuPont Dr Orange, TX	2.0	1.0	1000	$1,000	$1.00	14d	1	1.28mi
107 Dahlia St Orange, TX	3.0	1.0	1149	$1,300	$1.13	14d	1	1.29mi
3726 Bowling Ln Orange, TX	3.0	1.0	1045	$1,150	$1.10	44d	1	1.39mi
115 E Florida St Orange, TX	2.0	2.0	936	$1,300	$1.39	14d	1	1.40mi
3333 Ridgemont Dr Unit 203 Orange, TX	2.0	1.0	1000	$1,084	$1.08	14d	1	1.43mi
7b Concord St Orange, TX	2.0	1.5	1206	$1,450	$1.20	14d	1	1.48mi
3333 Ridgemont Dr Unit 404 Orange, TX	2.0	1.0	1000	$1,254	$1.25	44d	1	1.49mi
3333 Ridgemont Dr Unit 408 Orange, TX	2.0	1.0	1000	$1,059	$1.06	44d	1	1.49mi
3333 Ridgemont Dr Unit 107 Orange, TX	2.0	1.0	952	$1,255	$1.32	44d	1	1.49mi
3333 Ridgemont Dr Unit 315TWNHME Orange, TX	2.0	1.5	1216	$1,040	$0.86	22d	1	1.49mi
3333 Ridgemont Dr Apt 105 Orange, TX	2.0	1.0	952	$1,255	$1.32	22d	1	1.49mi

Listing history 20 events

1. 2026-06-18
   days on market $45,000 Active 15 DOM
2. 2026-06-17
   days on market $45,000 Active 14 DOM
3. 2026-06-16
   days on market $45,000 Active 13 DOM
4. 2026-06-15
   days on market $45,000 Active 12 DOM
5. 2026-06-14
   days on market $45,000 Active 10 DOM
6. 2026-06-13
   days on market $45,000 Active 9 DOM
7. 2026-06-10
   days on market $45,000 Active 7 DOM
8. 2026-06-09
   days on market $45,000 Active 6 DOM
9. 2026-06-08
   days on market $45,000 Active 5 DOM
10. 2026-06-07
    days on market $45,000 Active 4 DOM
11. 2026-06-03
    pricedays on marketlisting id $45,000 Active 1 DOM
12. 2026-05-31
    days on market $120,000 Active 146 DOM
13. 2026-05-30
    days on market $120,000 Active 145 DOM
14. 2026-01-05
    listed $120,000 Active 623-char remark
15. 2025-12-31
    historical
16. 2025-10-02
    listed $125,000 Active
17. 2020-10-16
    soldstatus
18. 2020-10-02
    soldstatus
19. 2020-08-24
    listed $19,900
20. 2020-07-24
    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: $2,102 · $175/mo
• Projected year-2 tax: $2,102 · $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 7/10 Severe FEMA zone X (shaded) · 88% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $16,126
• − Mortgage interest: −$2,521
• − Property taxes: −$2,102
• − Insurance: −$1,022
• − Repairs & maintenance: −$1,290
• − Management: −$1,290
• − Depreciation: −$1,309
• Taxable income: $6,592
• Est. tax owed @ 24.0%: −$1,582
• After-tax cash flow: $5,201/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

+126.1% since first listed

9 events — show timeline

• 2026-06-03 Listed $45,000 BBOR
• 2026-05-31 Listing Removed — HARMLS
• 2026-01-05 Listed $120,000 HARMLS
• 2025-12-31 Listing Removed — HARMLS
• 2025-10-02 Listed $125,000 HARMLS
• 2020-10-16 Sold (Public Records) — Public Records
• 2020-10-02 Sold (MLS) — BBOR
• 2020-08-24 Listed $19,900 BBOR
• 2020-07-24 Sold (Public Records) — Public Records

Property tax history

+12.0%/yr

Latest (2025): $2,102 · -3.3% YoY. Source: county tax records.