7936 June St · Mauriceville, TX 77632

$127,000

3 bd · 2.0 ba · 1,252 sqft · SingleFamily public records · 23 Days on market

Built 1968

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Why this score? — see what drove the C 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 +24.0/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3 bed 1 1/2 bath brick home with beautiful bonus room perfect for an office or 4th bedroom. Attached 2 car garage on beautiful, secluded corner 1/2 acre lot. Home built and owned by original family. Home never flooded. Metal roof replaced in 2021.Electical/wiring replaced in 2018. Home has been mostly restored with some work still needed. Home for sale by owners. Sorry, no owner financing.

Key facts

• Metal roof
• Electrical wiring
• Attached garage

Tags

• BONUS ROOM
• ATTACHED GARAGE
• SECLUDED CORNER LOT
• METAL ROOF
• ELECTRICAL WIRING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $127k.

Deal economics

• At list price, monthly cash flow is $249 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $127k).
• Recommended offer: $125k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#575 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Little Cypress-Mauriceville CISD (rural): math 35% / reading 40% proficiency, ranked #435 of 826 in TX (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 294 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 235 units permitted in Orange County in 2024 (50 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $878 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Orange County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $94k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $125,095 (1.5% below list)

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.11% ✓
• Cap rate: 8.65%
• Cash-on-cash: 8.40%
• DSCR: 1.37
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.5%
• Equity multiple: 0.87×
• Total profit: $-4,711
• Equity at exit: $18,936

10-year hold

• IRR: 6.2%
• Equity multiple: 1.46×
• Total profit: $16,361
• Equity at exit: $10,981

Cash invested: $35,560 (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 77632

• Home prices YoY: -31.6%
• Active inventory: 294
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,404 medium
• Mortgage (P&I): −$666
• Tax from tax record: −$142 /mo · $1,700/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $249

Break-even live

Break-even rent $1,089

Max offer price $127,000

Occupancy floor 77%

Sensitivity live

Price	-10% $321	-5% $285	+0% $249	+5% $213	+10% $177
Rent	-10% $138	-5% $194	+0% $249	+5% $304	+10% $360
Rate	-1.0pp $313	-0.5pp $281	base $249	+0.5pp $216	+1.0pp $183

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: $31,750
• Closing costs: $3,810
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6111 Ashland Dr Orange, TX	2.0	2.0	1114	$1,250	$1.12	14d	1	1.08mi

Listing history 17 events

1. 2026-06-18
   days on market $127,000 Active 23 DOM
2. 2026-06-17
   days on market $127,000 Active 22 DOM
3. 2026-06-16
   days on market $127,000 Active 21 DOM
4. 2026-06-15
   days on market $127,000 Active 20 DOM
5. 2026-06-14
   days on market $127,000 Active 18 DOM
6. 2026-06-13
   days on market $127,000 Active 17 DOM
7. 2026-06-10
   days on market $127,000 Active 15 DOM
8. 2026-06-09
   days on market $127,000 Active 14 DOM
9. 2026-06-08
   days on market $127,000 Active 13 DOM
10. 2026-06-07
    days on market $127,000 Active 12 DOM
11. 2026-06-03
    days on market $127,000 Active 8 DOM
12. 2026-06-02
    days on market $127,000 Active 7 DOM
13. 2026-06-01
    days on market $127,000 Active 6 DOM
14. 2026-05-31
    days on market $127,000 Active 5 DOM
15. 2026-05-30
    days on market $127,000 Active 4 DOM
16. 2026-05-26
    listed $127,000 Active
17. 2024-08-06
    soldstatus $94,000

ⓘ 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: $1,700 · $142/mo
• Projected year-2 tax: $2,324 · $194/mo
• Expected delta: +$625/yr (+$52/mo · 36.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,854
• − Mortgage interest: −$7,114
• − Property taxes: −$1,700
• − Insurance: −$635
• − Repairs & maintenance: −$1,348
• − Management: −$1,348
• − Depreciation: −$3,695
• Taxable income: $1,014
• Est. tax owed @ 24.0%: −$243
• After-tax cash flow: $2,744/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: Little Cypress-Mauriceville CISD
• NCES district ID: 4827690
• Math proficiency: 35% ▼ -5.00%
• Reading proficiency: 40% ▲ 1.00%
• Median HH income: $60,483
• Composite: 33.41/100
• National rank: #5473
• State rank: #435 of 826 in TX

Livability — Mauriceville

• Score: 67/100
• State rank: #575
• US rank: #10991

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment B+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mauriceville, TX
• County: Orange County · 87,112 people
• Metro: Beaumont-Port Arthur, TX
• Population (ZIP): 22,976
• Household income: $74,418
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 431.0

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: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 8% Two or more races 6% Black 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 8% Slovak 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -68.96%
• Current HPI: 149.354
• Rent YoY: —
• 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

+35.1% since first listed

2 events — show timeline

• 2026-05-26 Listed $127,000 FSBO.com
• 2024-08-06 Sold (Public Records) $94,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $1,700 · -1.5% YoY. Source: county tax records.