6 Childers Dr · Orange, TX 77630

$109,000

4 bd · 1.5 ba · 1,538 sqft · SingleFamily public records · 119 Days on market

Built 1952 Good condition 7,405 sqft lot Garage $71/sqft · 15% below area Est $128k · 15% under

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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 +28.5/30.0
• ARV discount +14.1/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• 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 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 119 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $109k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $357 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Recommended offer: $99k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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); 488 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals lingering (median 109d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 63% 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 ($754 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 $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $9k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $99,190 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 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 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. 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: 1.43% ✓
• Cap rate: 10.22%
• Cash-on-cash: 14.04%
• DSCR: 1.62
• GRM: 5.8

CMA / ARV

• ARV (median comp): $127,607
• List price: $109,000
• Delta: -14.58%
• Verdict: UNDERPRICED
• 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%)	8mo	$135,000	$87	77
2413 Mckee Dr	0.33mi	3/1.0 (-1)	1,547 (+1%)	6mo	$129,990	$84	72
2313 Mckee Dr	0.26mi	3/2.0 (-1)	1,677 (+9%)	12mo	$159,900	$95	56
2001 Rio Grande Pl	0.54mi	3/2.0 (-1)	1,539 (+0%)	23mo	$59,999	$39	48
2324 Manley Cir	0.73mi	3/1.5 (-1)	1,360 (-12%)	8mo	$129,900	$96	35

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: 18.3%
• Equity multiple: 1.96×
• Total profit: $29,279
• Equity at exit: $37,267

10-year hold

• IRR: 23.4%
• Equity multiple: 4.10×
• Total profit: $94,581
• Equity at exit: $49,568

Cash invested: $30,520 (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: 20 active · 10 under contract
• Months of supply: 40.0 mo (2%/mo absorbed)
• Median asking: $141,000 ($86/sqft)
• Median days on market: 53 d
• This list price: 30% of active listings are priced below it
• ARV vs active asking: -4.0% 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: 488
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,554 high
• Mortgage (P&I): −$572
• Tax from tax record: −$254 /mo · $3,045/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $357

Break-even live

Break-even rent $1,102

Max offer price $109,000

Occupancy floor 72%

Sensitivity live

Price	-10% $419	-5% $388	+0% $357	+5% $326	+10% $295
Rent	-10% $234	-5% $296	+0% $357	+5% $418	+10% $480
Rate	-1.0pp $412	-0.5pp $385	base $357	+0.5pp $329	+1.0pp $300

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: $27,250
• Closing costs: $3,270
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1117 18th St Orange, TX	4.0	2.0	1716	$1,500	$0.87	139d	1	0.35mi
1010 N 16th St Orange, TX	3.0	1.5	1100	$1,500	$1.36	139d	1	0.55mi
2801 W Sunset Dr Orange, TX	1.0–3.0	1.0–2.0	1113	$1,400	$1.26	0d	22	0.57mi
2208 Monterrey Dr Orange, TX	3.0	1.0	1132	$1,200	$1.06	139d	1	0.62mi
3 Pacific Cir Orange, TX	4.0	1.0	1361	$1,500	$1.10	116d	1	0.66mi
12 Putnam Ave Orange, TX	3.0	1.5	1373	$1,500	$1.09	0d	1	0.67mi
1205 Wrenway Orange, TX	4.0	2.0	1551	$1,775	$1.14	109d	1	0.67mi
1120 28th St Orange, TX	3.0	1.0	1308	$1,500	$1.15	139d	1	0.70mi
9 W Eads Ave Orange, TX	3.0	2.0	1255	$1,400	$1.12	139d	1	0.72mi
6 W Eads Ave Orange, TX	3.0	2.0	1100	$1,450	$1.32	0d	1	0.77mi
1030 Clairmont Dr Orange, TX	3.0	2.0	1372	$1,850	$1.35	116d	1	0.89mi
3000 MacArthur Dr Orange, TX	3.0	1.0–2.0	791	$1,330	$1.68	109d	12	0.91mi
3000 MacArthur Dr Orange, TX	3.0	2.0	1200	$1,330	$1.11	5d	1	0.91mi
210 Florence St Orange, TX	3.0	1.0	1064	$1,425	$1.34	139d	1	1.01mi
205 Gloria St West Orange, TX	3.0	2.0	1225	$1,300	$1.06	139d	1	1.05mi
2602 Tanglewood St West Orange, TX	4.0	2.0	1306	$1,250	$0.96	109d	1	1.06mi
2325 Butler Dr Orange, TX	3.0	2.0	1324	$1,425	$1.08	0d	1	1.08mi
3333 Ridgemont Dr Unit 401 Orange, TX	3.0	2.0	1700	$1,725	$1.01	116d	1	1.11mi
3333 Ridgemont Dr Orange, TX	3.0	1.0–2.0	1084	$1,725	$1.59	0d	27	1.13mi
101 Azalea Ave Unit A Orange, TX	3.0	1.0	1200	$2,000	$1.67	139d	1	1.14mi
3 Circle R Orange, TX	3.0	1.0	1672	$2,325	$1.39	6d	1	1.21mi
403 Bluebonnet Dr Orange, TX	3.0	1.0	1196	$1,200	$1.00	6d	1	1.24mi
302 Bridal Wreath Ave Orange, TX	3.0	1.0	1182	$1,195	$1.01	139d	1	1.24mi
306 Bridal Wreath Ave Orange, TX	3.0	1.0	1529	$1,195	$0.78	116d	1	1.26mi
1118 3rd St Orange, TX	4.0	2.0	1702	$1,400	$0.82	0d	1	1.29mi
3615 Ridgemont Dr Orange, TX	3.0	1.0	1266	$1,275	$1.01	139d	1	1.30mi
436 Gardenia Ave Orange, TX	3.0	1.0	1238	$1,300	$1.05	0d	1	1.31mi
1907 Walnut Ave Orange, TX	3.0	1.5	1360	$1,475	$1.08	109d	1	1.34mi
3901 Beverly Ave Orange, TX	3.0	2.0	1359	$1,500	$1.10	109d	1	1.41mi
412 Azalea Ave Orange, TX	4.0	2.0	1472	$1,525	$1.04	0d	1	1.41mi

Property features AI

Exterior

• Parking: Attached garage (1 car)Carport (1 space)
• Utilities: Public waterPublic sewer
• Home design: Single-family residenceResidential property
• Construction: Frame constructionComposition roofSlab foundationBuilt on lot approximately 62x118 (0.17 acres)
• Exterior features: Covered patio

Interior

• Kitchen: Range
• Flooring: Laminate flooringTile flooring
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: No central heatingCeiling fan(s)Window unit(s)
• Interior features: Ceiling fan(s) and window unit(s) for coolingRange

Listing history 50 events

1. 2026-09-23
   days on market $109,000 Active 119 DOM
2. 2026-09-22
   days on market $109,000 Active 118 DOM
3. 2026-09-21
   days on market $109,000 Active 117 DOM
4. 2026-09-20
   days on market $109,000 Active 116 DOM
5. 2026-09-18
   days on market $109,000 Active 114 DOM
6. 2026-09-17
   days on market $109,000 Active 113 DOM
7. 2026-09-16
   days on market $109,000 Active 112 DOM
8. 2026-09-15
   days on market $109,000 Active 111 DOM
9. 2026-09-14
   days on market $109,000 Active 110 DOM
10. 2026-09-13
    days on market $109,000 Active 109 DOM
11. 2026-09-12
    days on market $109,000 Active 108 DOM
12. 2026-09-11
    days on market $109,000 Active 107 DOM
13. 2026-09-05
    days on market $109,000 Active 101 DOM
14. 2026-09-04
    days on market $109,000 Active 100 DOM
15. 2026-09-03
    days on market $109,000 Active 99 DOM
16. 2026-08-31
    days on market $109,000 Active 96 DOM
17. 2026-08-30
    days on market $109,000 Active 95 DOM
18. 2026-08-29
    days on market $109,000 Active 94 DOM
19. 2026-08-28
    days on market $109,000 Active 93 DOM
20. 2026-08-27
    days on market $109,000 Active 92 DOM
21. 2026-08-25
    days on market $109,000 Active 90 DOM
22. 2026-08-24
    days on market $109,000 Active 89 DOM
23. 2026-08-23
    days on market $109,000 Active 88 DOM
24. 2026-08-22
    days on market $109,000 Active 87 DOM
25. 2026-08-21
    days on market $109,000 Active 86 DOM
26. 2026-08-20
    days on market $109,000 Active 85 DOM
27. 2026-08-19
    days on market $109,000 Active 84 DOM
28. 2026-08-18
    days on market $109,000 Active 83 DOM
29. 2026-08-17
    days on market $109,000 Active 82 DOM
30. 2026-08-16
    days on market $109,000 Active 81 DOM
31. 2026-08-15
    days on market $109,000 Active 80 DOM
32. 2026-08-15
    price $109,000 Active 79 DOM
33. 2026-08-14
    days on market $117,900 Active 79 DOM
34. 2026-08-13
    days on market $117,900 Active 78 DOM
35. 2026-08-12
    days on market $117,900 Active 77 DOM
36. 2026-08-11
    days on market $117,900 Active 76 DOM
37. 2026-08-10
    days on market $117,900 Active 75 DOM
38. 2026-08-09
    days on market $117,900 Active 74 DOM
39. 2026-08-08
    days on market $117,900 Active 73 DOM
40. 2026-08-07
    days on market $117,900 Active 72 DOM
41. 2026-08-06
    days on market $117,900 Active 71 DOM
42. 2026-08-05
    days on market $117,900 Active 70 DOM
43. 2026-08-04
    days on market $117,900 Active 69 DOM
44. 2026-08-03
    days on market $117,900 Active 68 DOM
45. 2026-07-31
    days on market $117,900 Active 65 DOM
46. 2026-07-30
    days on market $117,900 Active 64 DOM
47. 2026-07-29
    days on market $117,900 Active 63 DOM
48. 2026-07-27
    days on market $117,900 Active 61 DOM
49. 2026-07-25
    days on market $117,900 Active 59 DOM
50. 2026-07-23
    days on market $117,900 Active 57 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: $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 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: $18,650
• − Mortgage interest: −$6,106
• − Property taxes: −$3,045
• − Insurance: −$545
• − Repairs & maintenance: −$1,492
• − Management: −$1,492
• − Depreciation: −$3,171
• Taxable income: $2,800
• Est. tax owed @ 24.0%: −$672
• After-tax cash flow: $3,613/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%
• 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%

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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

Exterior

• Parking: Attached garage (1 car)Carport (1 space)
• Utilities: Public waterPublic sewer
• Home design: Single-family residenceResidential property
• Construction: Frame constructionComposition roofSlab foundationBuilt on lot approximately 62x118 (0.17 acres)
• Exterior features: Covered patio

Interior

• Kitchen: Range
• Flooring: Laminate flooringTile flooring
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: No central heatingCeiling fan(s)Window unit(s)
• Interior features: Ceiling fan(s) and window unit(s) for coolingRange

Price history

-0.5% since first listed

10 events — show timeline

• 2026-05-27 Listed $117,900 BBOR
• 2026-03-16 Price Changed $125,000 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.