6 Childers Dr · Orange, TX 77630

$117,900

4 bd · 1.5 ba · 1,538 sqft · SingleFamily public records · 22 Days on market

Built 1952 7,405 sqft lot $77/sqft · 8% below area Est $128k · 8% under

---

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 +26.1/30.0
• ARV discount +10.9/15.0
• DSCR +8.8/10.0
• 1% rule +8.1/10.0
• 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

Come start your next chapter in this 4-bedroom, 1.5-bath home in Orange County! Recent updates make this property a great opportunity to move right in and add your personal touch. The spacious main living area provides a comfortable space for relaxing or gathering, while the kitchen and dining area offer a functional layout for everyday meals. With four bedrooms, there’s flexibility for guests, a home office, or hobbies. Don’t miss your chance to see all this home has to offer—schedule your showing today!

Key facts

• 7,405 sq ft lot
• Garage
• Listed 22 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $118k).
• Recommended offer: $116k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.3% 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+, 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); 337 active listings in the ZIP; 21 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 $2k of equity ($815 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 $33k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $17k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1952 — 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,131 (1.5% below list)

Questions for the listing agent

1. Built in 1952 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.31% ✓
• Cap rate: 9.31%
• Cash-on-cash: 10.77%
• DSCR: 1.48
• GRM: 6.4

CMA / ARV

• ARV (median comp): $127,536
• List price: $117,900
• Delta: -1.99%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2210 Link Ave	0.17mi	3/2.0 (-1)	1,548 (+1%)	5mo	$135,000	$87	80
2413 Mckee Dr	0.33mi	3/1.0 (-1)	1,547 (+1%)	3mo	$129,990	$84	74
2313 Mckee Dr	0.26mi	3/2.0 (-1)	1,677 (+9%)	9mo	$159,900	$95	58
2001 Rio Grande Pl	0.54mi	3/2.0 (-1)	1,539 (+0%)	20mo	$59,999	$39	51
2324 Manley Cir	0.73mi	3/1.5 (-1)	1,360 (-12%)	5mo	$129,900	$96	38

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: 14.8%
• Equity multiple: 1.77×
• Total profit: $25,530
• Equity at exit: $40,310

10-year hold

• IRR: 20.2%
• Equity multiple: 3.66×
• Total profit: $87,813
• Equity at exit: $53,615

Cash invested: $33,012 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,541 high
• Mortgage (P&I): −$618
• Tax from tax record: −$254 /mo · $3,045/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $296

Break-even live

Break-even rent $1,166

Max offer price $117,900

Occupancy floor 76%

Sensitivity live

Price	-10% $363	-5% $330	+0% $296	+5% $263	+10% $229
Rent	-10% $174	-5% $235	+0% $296	+5% $357	+10% $418
Rate	-1.0pp $356	-0.5pp $326	base $296	+0.5pp $266	+1.0pp $235

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: $29,475
• Closing costs: $3,537
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1117 18th St Orange, TX	4.0	2.0	1716	$1,500	$0.87	44d	1	0.35mi
1010 N 16th St Orange, TX	3.0	1.5	1100	$1,500	$1.36	44d	1	0.55mi
2801 W Sunset Dr Orange, TX	1.0–3.0	1.0–2.0	1113	$1,400	$1.26	13d	27	0.57mi
2208 Monterrey Dr Orange, TX	3.0	1.0	1132	$1,200	$1.06	44d	1	0.62mi
3 Pacific Cir Orange, TX	4.0	1.0	1361	$1,500	$1.10	21d	1	0.66mi
1205 Wrenway Orange, TX	4.0	2.0	1551	$1,775	$1.14	14d	1	0.67mi
1120 28th St Orange, TX	3.0	1.0	1308	$1,500	$1.15	44d	1	0.70mi
9 W Eads Ave Orange, TX	3.0	2.0	1255	$1,400	$1.12	44d	1	0.72mi
1030 Clairmont Dr Orange, TX	3.0	2.0	1372	$1,850	$1.35	21d	1	0.89mi
3000 MacArthur Dr Orange, TX	3.0	1.0–2.0	791	$1,330	$1.68	13d	12	0.91mi
210 Florence St Orange, TX	3.0	1.0	1064	$1,425	$1.34	44d	1	1.01mi
205 Gloria St West Orange, TX	3.0	2.0	1225	$1,300	$1.06	44d	1	1.05mi
2602 Tanglewood St West Orange, TX	4.0	2.0	1306	$1,250	$0.96	14d	1	1.06mi
3333 Ridgemont Dr Unit 401 Orange, TX	3.0	2.0	1700	$1,725	$1.01	21d	1	1.11mi
101 Azalea Ave Unit A Orange, TX	3.0	1.0	1200	$2,000	$1.67	44d	1	1.14mi
403 Bluebonnet Dr Orange, TX	3.0	1.0	1196	$1,300	$1.09	44d	1	1.24mi
302 Bridal Wreath Ave Orange, TX	3.0	1.0	1182	$1,195	$1.01	44d	1	1.24mi
306 Bridal Wreath Ave Orange, TX	3.0	1.0	1529	$1,195	$0.78	21d	1	1.26mi
3615 Ridgemont Dr Orange, TX	3.0	1.0	1266	$1,275	$1.01	44d	1	1.30mi
1907 Walnut Ave Orange, TX	3.0	1.5	1360	$1,475	$1.08	14d	1	1.34mi
3901 Beverly Ave Orange, TX	3.0	2.0	1359	$1,500	$1.10	14d	1	1.41mi

Listing history 25 events

1. 2026-06-18
   days on market $117,900 Active 22 DOM
2. 2026-06-17
   days on market $117,900 Active 21 DOM
3. 2026-06-16
   days on market $117,900 Active 20 DOM
4. 2026-06-15
   days on market $117,900 Active 19 DOM
5. 2026-06-14
   days on market $117,900 Active 17 DOM
6. 2026-06-13
   days on market $117,900 Active 16 DOM
7. 2026-06-10
   days on market $117,900 Active 14 DOM
8. 2026-06-09
   days on market $117,900 Active 13 DOM
9. 2026-06-08
   days on market $117,900 Active 12 DOM
10. 2026-06-07
    days on market $117,900 Active 11 DOM
11. 2026-06-03
    days on market $117,900 Active 7 DOM
12. 2026-06-02
    days on market $117,900 Active 6 DOM
13. 2026-06-01
    days on market $117,900 Active 5 DOM
14. 2026-05-31
    days on market $117,900 Active 4 DOM
15. 2026-05-30
    days on market $117,900 Active 3 DOM
16. 2026-03-16
    price $125,000 528-char remark

    Show marketing remark (528 chars)

    Come start your next chapter in this 4-bedroom, 1.5-bath home in Orange County! Recent updates make this property a great opportunity to move right in and add your personal touch. The spacious main living area provides a comfortable space for relaxing or gathering, while the kitchen and dining area offer a functional layout for everyday meals. With four bedrooms, there’s flexibility for guests, a home office, or hobbies. Don’t miss your chance to see all this home has to offer—schedule your showing today!

17. 2026-01-28
    listed $135,000 Active 528-char remark

    Show marketing remark (528 chars)

    Come start your next chapter in this 4-bedroom, 1.5-bath home in Orange County! Recent updates make this property a great opportunity to move right in and add your personal touch. The spacious main living area provides a comfortable space for relaxing or gathering, while the kitchen and dining area offer a functional layout for everyday meals. With four bedrooms, there’s flexibility for guests, a home office, or hobbies. Don’t miss your chance to see all this home has to offer—schedule your showing today!

18. 2024-01-20
    historical
19. 2023-11-02
    price $111,000
20. 2023-09-20
    listed $118,500 Active
21. 2021-08-30
    soldstatus
22. 2019-11-12
    soldstatus
23. 2019-11-12
    soldstatus
24. 2019-07-05
    soldstatus
25. 2008-05-27
    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: $3,045 · $254/mo
• Projected year-2 tax: $3,045 · $254/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 6/10 Major FEMA zone X (shaded) · 57% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $18,491
• − Mortgage interest: −$6,604
• − Property taxes: −$3,045
• − Insurance: −$590
• − Repairs & maintenance: −$1,479
• − Management: −$1,479
• − Depreciation: −$3,430
• Taxable income: $1,864
• Est. tax owed @ 24.0%: −$447
• After-tax cash flow: $3,107/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

+5.5% since first listed

10 events — show timeline

• 2026-03-16 Price Changed $125,000 BBOR
• 2026-01-28 Listed $135,000 BBOR
• 2024-01-20 Delisted — BBOR
• 2023-11-02 Price Changed $111,000 BBOR
• 2023-09-20 Listed $118,500 BBOR
• 2021-08-30 Sold (Public Records) — Public Records
• 2019-11-12 Sold (Public Records) — Public Records
• 2019-11-12 Sold (Public Records) — Public Records
• 2019-07-05 Sold (Public Records) — Public Records
• 2008-05-27 Sold (Public Records) — Public Records

Property tax history

+5.1%/yr

Latest (2025): $3,045 · +5.6% YoY. Source: county tax records.