6 Childers Dr · Orange, TX 77630

$99,900

4 bd · 1.5 ba · 1,538 sqft · SingleFamily public records · 34 Days on market

Built 1952 Good condition 7,405 sqft lot Garage $65/sqft · 23% below area Est $130k · 23% under ↓ 16% 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
• Condition / age +4.0/5.0
• Rent growth +3.9/5.0
• Livability +3.6/5.0
• Schools +2.0/10.0

Listing remarks

Come start your next chapter in this spacious 4-bedroom home! 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. For investors, this property offers an additional opportunity to build on its rental potential. Whether you’re looking for a primary residence or your next investment property, this home offers flexibility and potential in a convenient location.

Key facts

• 7,405 sq ft lot
• Garage
• Listed 33 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $417 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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); 557 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals lingering (median 34d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 51% 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 ($691 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 2.8% of price; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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. 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. 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?
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: 1.54% ✓
• Cap rate: 11.30%
• Cash-on-cash: 17.89%
• DSCR: 1.80
• GRM: 5.4

CMA / ARV

• ARV (median comp): $129,891
• List price: $99,900
• Delta: -23.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 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%)	10mo	$135,000	$87	76
2413 Mckee Dr	0.33mi	3/1.0 (-1)	1,547 (+1%)	8mo	$129,990	$84	70
2008 Coronado Pl	0.51mi	3/2.0 (-1)	1,616 (+5%)	1mo	$174,900	$108	60
2313 Mckee Dr	0.26mi	3/2.0 (-1)	1,677 (+9%)	13mo	$159,900	$95	54
1218 Jayway St	0.62mi	3/2.0 (-1)	1,656 (+8%)	0mo	$99,900	$60	51
2324 Manley Cir	0.73mi	3/1.5 (-1)	1,360 (-12%)	9mo	$129,900	$96	34

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: 22.4%
• Equity multiple: 2.17×
• Total profit: $32,866
• Equity at exit: $34,156

10-year hold

• IRR: 27.1%
• Equity multiple: 4.60×
• Total profit: $100,662
• Equity at exit: $45,430

Cash invested: $27,972 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 24 active · 10 under contract
• Months of supply: 28.8 mo (3%/mo absorbed)
• Median asking: $129,975 ($80/sqft)
• Median days on market: 69 d
• This list price: 38% of active listings are priced below it
• ARV vs active asking: +4.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77630

• Home prices YoY: 0.4%
• Rents YoY: 5.7%
• Active inventory: 557
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,536 high
• Mortgage (P&I): −$524
• Tax from tax record: −$231 /mo · $2,776/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $417

Break-even live

Break-even rent $1,009

Max offer price $99,900

Occupancy floor 68%

Sensitivity live

Price	-10% $474	-5% $445	+0% $417	+5% $389	+10% $360
Rent	-10% $296	-5% $356	+0% $417	+5% $478	+10% $538
Rate	-1.0pp $467	-0.5pp $442	base $417	+0.5pp $391	+1.0pp $365

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: $24,975
• Closing costs: $2,997
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1117 18th St Orange, TX	4.0	2.0	1716	$1,500	$0.87	184d	1	0.35mi
2331 Coronado Pl Orange, TX	4.0	1.0	1289	$1,495	$1.16	10d	1	0.49mi
1010 N 16th St Orange, TX	3.0	1.5	1100	$1,500	$1.36	10d	1	0.55mi
2801 W Sunset Dr Orange, TX	1.0–3.0	1.0–2.0	1113	$1,250	$1.12	0d	17	0.57mi
2208 Monterrey Dr Orange, TX	3.0	1.0	1132	$1,200	$1.06	184d	1	0.62mi
3 Pacific Cir Orange, TX	4.0	1.0	1361	$1,500	$1.10	162d	1	0.66mi
12 Putnam Ave Orange, TX	3.0	1.5	1373	$1,500	$1.09	33d	1	0.67mi
1711 11th St Orange, TX	3.0	1.0	1356	$949	$0.70	2d	1	0.67mi
1205 Wrenway Orange, TX	4.0	2.0	1551	$1,775	$1.14	154d	1	0.67mi
1120 28th St Orange, TX	3.0	1.0	1308	$1,500	$1.15	184d	1	0.70mi
9 W Eads Ave Orange, TX	3.0	2.0	1255	$1,400	$1.12	184d	1	0.72mi
6 W Eads Ave Orange, TX	3.0	2.0	1100	$1,400	$1.27	0d	1	0.77mi
1030 Clairmont Dr Orange, TX	3.0	2.0	1372	$1,850	$1.35	162d	1	0.89mi
3000 MacArthur Dr Orange, TX	3.0	2.0	1200	$1,330	$1.11	50d	1	0.91mi
3000 MacArthur Dr Orange, TX	3.0	1.0–2.0	791	$1,330	$1.68	2d	18	0.91mi
210 Florence St Orange, TX	3.0	1.0	1064	$1,425	$1.34	184d	1	1.01mi
2306 Butler Dr Orange, TX	3.0	1.0	1375	$1,250	$0.91	12d	1	1.02mi
2306 Butler Dr Orange, TX	3.0	1.0	1375	$1,250	$0.91	0d	1	1.02mi
207 Florence St West Orange, TX	4.0	2.0	1904	$2,225	$1.17	10d	1	1.04mi
205 Gloria St West Orange, TX	3.0	2.0	1225	$1,300	$1.06	184d	1	1.05mi
2602 Tanglewood St West Orange, TX	4.0	2.0	1306	$1,250	$0.96	154d	1	1.06mi
2325 Butler Dr Orange, TX	3.0	2.0	1324	$1,425	$1.08	38d	1	1.08mi
1405 Main Ave Orange, TX	4.0	2.0	1802	$1,500	$0.83	10d	1	1.11mi
3333 Ridgemont Dr Unit 401 Orange, TX	3.0	2.0	1700	$1,725	$1.01	162d	1	1.11mi
3333 Ridgemont Dr Orange, TX	3.0	1.0–2.0	1084	$1,440	$1.33	0d	25	1.13mi
101 Azalea Ave Unit A Orange, TX	3.0	1.0	1200	$2,000	$1.67	1d	1	1.14mi
101 Azalea Ave Unit A Orange, TX	3.0	1.0	1200	$2,000	$1.67	184d	1	1.14mi
3 Circle R Orange, TX	3.0	1.0	1672	$2,325	$1.39	10d	1	1.21mi
403 Bluebonnet Dr Orange, TX	3.0	1.0	1196	$1,200	$1.00	10d	1	1.24mi
302 Bridal Wreath Ave Orange, TX	3.0	1.0	1182	$1,195	$1.01	184d	1	1.24mi
306 Bridal Wreath Ave Orange, TX	3.0	1.0	1529	$1,195	$0.78	162d	1	1.26mi
1118 3rd St Orange, TX	4.0	2.0	1702	$1,400	$0.82	29d	1	1.29mi
3615 Ridgemont Dr Orange, TX	3.0	1.0	1266	$1,275	$1.01	184d	1	1.30mi
436 Gardenia Ave Orange, TX	3.0	1.0	1238	$1,300	$1.05	10d	1	1.31mi
1907 Walnut Ave Orange, TX	3.0	1.5	1360	$1,475	$1.08	154d	1	1.34mi
3901 Beverly Ave Orange, TX	3.0	2.0	1359	$1,500	$1.10	154d	1	1.41mi
412 Azalea Ave Orange, TX	4.0	2.0	1472	$1,525	$1.04	12d	1	1.41mi
412 Azalea Ave Orange, TX	4.0	2.0	1472	$1,525	$1.04	0d	1	1.41mi
3715 Ridgemont Dr Orange, TX	3.0	1.0	1515	$1,195	$0.79	2d	1	1.44mi

Property features AI

Finance

• Financial info: Annual taxes: $3,705.23

Exterior

• Parking: Attached garage1 garage spaceCarport1 carport space
• Utilities: Public waterPublic sewer
• Home design: Residential propertySingle Family ResidenceSingle Family
• Construction: Frame constructionComposition roofSlab foundationBuilt on lot size 62x118
• Exterior features: Covered patioPatio

Interior

• Kitchen: Range
• Flooring: LaminateTile
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: No heatingCeiling fan(s)Window unit(s)
• Interior features: RangeLaminate flooringTile flooringCeiling fan(s)Window unit(s)

Listing history 50 events

1. 2026-11-08
   days on market $99,900 Active 34 DOM
2. 2026-11-07
   days on market $99,900 Active 33 DOM
3. 2026-11-06
   days on market $99,900 Active 32 DOM
4. 2026-11-05
   days on market $99,900 Active 31 DOM
5. 2026-11-04
   days on market $99,900 Active 30 DOM
6. 2026-11-02
   days on market $99,900 Active 28 DOM
7. 2026-11-01
   days on market $99,900 Active 27 DOM
8. 2026-10-31
   days on market $99,900 Active 26 DOM
9. 2026-10-30
   days on market $99,900 Active 25 DOM
10. 2026-10-29
    days on market $99,900 Active 24 DOM
11. 2026-10-28
    days on market $99,900 Active 23 DOM
12. 2026-10-27
    days on market $99,900 Active 22 DOM
13. 2026-10-26
    days on market $99,900 Active 21 DOM
14. 2026-10-25
    days on market $99,900 Active 20 DOM
15. 2026-10-24
    days on market $99,900 Active 19 DOM
16. 2026-10-23
    days on market $99,900 Active 18 DOM
17. 2026-10-22
    days on market $99,900 Active 17 DOM
18. 2026-10-21
    days on market $99,900 Active 16 DOM
19. 2026-10-20
    days on market $99,900 Active 15 DOM
20. 2026-10-19
    days on market $99,900 Active 14 DOM
21. 2026-10-18
    days on market $99,900 Active 13 DOM
22. 2026-10-17
    days on market $99,900 Active 12 DOM
23. 2026-10-16
    days on market $99,900 Active 11 DOM
24. 2026-10-15
    days on market $99,900 Active 10 DOM
25. 2026-10-14
    days on market $99,900 Active 9 DOM
26. 2026-10-13
    days on market $99,900 Active 8 DOM
27. 2026-10-12
    days on market $99,900 Active 7 DOM
28. 2026-10-11
    days on market $99,900 Active 6 DOM
29. 2026-10-10
    days on market $99,900 Active 5 DOM
30. 2026-10-09
    days on market $99,900 Active 4 DOM
31. 2026-10-08
    days on market $99,900 Active 3 DOM
32. 2026-10-07
    days on market $99,900 Active 2 DOM
33. 2026-10-05
    remarks 681-char remark
34. 2026-10-05
    pricedays on marketlisting id $99,900 Active 1 DOM
35. 2026-10-02
    days on market $109,000 Active 128 DOM
36. 2026-10-01
    days on market $109,000 Active 127 DOM
37. 2026-09-30
    days on market $109,000 Active 126 DOM
38. 2026-09-29
    days on market $109,000 Active 125 DOM
39. 2026-09-28
    days on market $109,000 Active 124 DOM
40. 2026-09-27
    days on market $109,000 Active 123 DOM
41. 2026-09-26
    days on market $109,000 Active 122 DOM
42. 2026-09-25
    days on market $109,000 Active 121 DOM
43. 2026-09-24
    days on market $109,000 Active 120 DOM
44. 2026-09-23
    days on market $109,000 Active 119 DOM
45. 2026-09-22
    days on market $109,000 Active 118 DOM
46. 2026-09-21
    days on market $109,000 Active 117 DOM
47. 2026-09-20
    days on market $109,000 Active 116 DOM
48. 2026-09-18
    days on market $109,000 Active 114 DOM
49. 2026-09-17
    days on market $109,000 Active 113 DOM
50. 2026-09-16
    days on market $109,000 Active 112 DOM

ⓘ 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: $2,776 · $231/mo
• Projected year-2 tax: $2,776 · $231/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 1/10 Low FEMA zone X (shaded) · 0% 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: $18,438
• − Mortgage interest: −$5,596
• − Property taxes: −$2,776
• − Insurance: −$500
• − Repairs & maintenance: −$1,475
• − Management: −$1,475
• − Depreciation: −$2,906
• Taxable income: $3,710
• Est. tax owed @ 24.0%: −$890
• After-tax cash flow: $4,113/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.

Condition & rehab AI · 9 photos

Good 80/100 Cosmetic rehab Est. rehab $7,690–$23,070 screening

This 4-bedroom, 1.5-bath home in Orange County is in good condition with recent updates, making it a great opportunity for move-in and personalization.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Rental Clean gutters — Clean gutters improve drainage and reduce maintenance costs for tenants. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 20/100

Zoned Schools

Elementary West Orange-Stark El F TX #3,990/4,322 Nat'l #36,161/41,679 Middle West Orange-Stark Middle F TX #1,428/1,662 Nat'l #11,652/14,009 High West Orange-Stark H S F TX #1,250/1,632 Nat'l #12,347/17,239

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

B Composite livability gradescore 71/100

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 · 88,065 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: 12% of renters

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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%

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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%
• Languages at home: 91% English-only · Spanish 7% French/Haitian/Cajun 1% Other Asian/Pacific 1%

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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

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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

Property features AI

Finance

• Financial info: Annual taxes: $3,705.23

Exterior

• Parking: Attached garage1 garage spaceCarport1 carport space
• Utilities: Public waterPublic sewer
• Home design: Residential propertySingle Family ResidenceSingle Family
• Construction: Frame constructionComposition roofSlab foundationBuilt on lot size 62x118
• Exterior features: Covered patioPatio

Interior

• Kitchen: Range
• Flooring: LaminateTile
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: No heatingCeiling fan(s)Window unit(s)
• Interior features: RangeLaminate flooringTile flooringCeiling fan(s)Window unit(s)

Price history

-15.7% since first listed

10 events — show timeline

• 2026-10-05 Listed $99,900 BBOR
• 2026-08-14 Price Changed $109,000 BBOR
• 2026-03-16 Price Changed $125,000 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

+3.4%/yr

Latest (2026): $2,776 · -8.8% YoY. Source: county tax records.