4180 Carlene St · Bridge City, TX 77630

$65,000

3 bd · 2.0 ba · 1,120 sqft · Manufactured public records · 104 Days on market

Built 2000 0.46 ac lot

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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
• Schools +4.1/10.0
• Rent growth +3.9/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

0.462-acre tract located in Orangefield ISD featuring utility hookups for two mobile homes. The property includes an existing single-wide mobile home, offering immediate living or rental potential. Great opportunity for investors, additional rental income, or someone looking for a homesite with extra space already set up for another mobile home. Convenient location with plenty of possibilities.

Key facts

• Rental potential
• Convenient location
• 0.46 acre lot

Tags

• SINGLE-WIDE MOBILE HOME
• RENTAL POTENTIAL
• HOMESITE WITH EXTRA SPACE
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $589 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 18.4% vs local median 2.2% in Bridge City — 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 72/100 on livability (#251 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F.
• Orangefield ISD (rural): math 44% / reading 48% proficiency, ranked #217 of 826 in TX (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Orangefield El (math 44% / reading 44%, grade F, #1,243 of 4,322 statewide, top 29%, 873 students, 39% FRL); Orangefield J H (math 42% / reading 48%, grade D, #479 of 1,662 statewide, top 29%, 434 students, 34% FRL); Orangefield H S (math 52% / reading 57%, grade C-, #379 of 1,632 statewide, top 26%, 549 students, 35% FRL) — zoned schools at 36% FRL track the district average.
• Market conditions: Rents rising fast (+5.7%/yr); 339 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

• In year one you build about $1k of equity ($449 loan paydown + $656 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe 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 $59,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 2.09% ✓
• Cap rate: 18.40%
• Cash-on-cash: 43.24%
• DSCR: 2.92
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.01% appreciation · 5.71% rent growth · sell at horizon

5-year hold

• IRR: 44.0%
• Equity multiple: 3.34×
• Total profit: $42,625
• Equity at exit: $22,223

10-year hold

• IRR: 47.2%
• Equity multiple: 7.28×
• Total profit: $114,344
• Equity at exit: $29,559

Cash invested: $18,200 (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: 339
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,357 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$48 /mo · $574/yr
• Insurance: −$27
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $589

Break-even live

Break-even rent $610

Max offer price $65,000

Occupancy floor 52%

Sensitivity live

Price	-10% $626	-5% $608	+0% $589	+5% $571	+10% $553
Rent	-10% $482	-5% $536	+0% $589	+5% $643	+10% $697
Rate	-1.0pp $622	-0.5pp $606	base $589	+0.5pp $573	+1.0pp $555

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6984 W Granger Ln Trlr 20 Orange, TX	3.0	2.0	924	$1,145	$1.24	15d	1	0.35mi

Listing history 18 events

1. 2026-06-21
   days on market $65,000 Active 104 DOM
2. 2026-06-18
   days on market $65,000 Active 101 DOM
3. 2026-06-17
   days on market $65,000 Active 100 DOM
4. 2026-06-16
   days on market $65,000 Active 99 DOM
5. 2026-06-15
   days on market $65,000 Active 98 DOM
6. 2026-06-14
   days on market $65,000 Active 96 DOM
7. 2026-06-13
   days on market $65,000 Active 95 DOM
8. 2026-06-10
   days on market $65,000 Active 93 DOM
9. 2026-06-09
   days on market $65,000 Active 92 DOM
10. 2026-06-08
    days on market $65,000 Active 91 DOM
11. 2026-06-07
    days on market $65,000 Active 90 DOM
12. 2026-06-03
    days on market $65,000 Active 86 DOM
13. 2026-06-02
    days on market $65,000 Active 85 DOM
14. 2026-06-01
    days on market $65,000 Active 84 DOM
15. 2026-05-31
    days on market $65,000 Active 83 DOM
16. 2026-05-30
    days on market $65,000 Active 82 DOM
17. 2026-03-09
    listed $65,000 Active 397-char remark

    Show marketing remark (397 chars)

    0.462-acre tract located in Orangefield ISD featuring utility hookups for two mobile homes. The property includes an existing single-wide mobile home, offering immediate living or rental potential. Great opportunity for investors, additional rental income, or someone looking for a homesite with extra space already set up for another mobile home. Convenient location with plenty of possibilities.

18. 2014-01-10
    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: $574 · $48/mo
• Projected year-2 tax: $1,190 · $99/mo
• Expected delta: +$615/yr (+$51/mo · 107.1%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 97% chance over 30 yrs
• 🔥 Wildfire 3/10 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,278
• − Mortgage interest: −$3,641
• − Property taxes: −$574
• − Insurance: −$1,122
• − Repairs & maintenance: −$1,302
• − Management: −$1,302
• − Depreciation: −$1,891
• Taxable income: $6,445
• Est. tax owed @ 24.0%: −$1,547
• After-tax cash flow: $5,526/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: Orangefield ISD
• NCES district ID: 4833780
• Math proficiency: 44% ▬ 0.00%
• Reading proficiency: 48% ▬ 0.00%
• Median HH income: $63,682
• Composite: 40.77/100
• National rank: #3647
• State rank: #217 of 826 in TX

Livability — Bridge City

• Score: 72/100
• State rank: #251
• US rank: #5948

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Orange County · 87,112 people
• City population: 10,112
• 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

2 events — show timeline

• 2026-03-09 Listed $65,000 BBOR
• 2014-01-10 Sold (Public Records) — Public Records

Property tax history

+0.4%/yr

Latest (2025): $574 · -3.4% YoY. Source: county tax records.