1082 S Cr 352 · Orange Grove, TX 78380

$75,000

2 bd · 1.0 ba · 914 sqft · SingleFamily · 553 Days on market

Built 2006 2.00 ac lot $82/sqft · 63% below area ↓ 17% since listing

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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
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.2/10.0

Listing remarks

Golden opportunity for you to own a slice of the pie! Country home with additional attached storage room comes with approximately 2 acres of fenced land that will offer many possibilities for the future. There are a few extras such as RV hook up and installed sprinkler system. There's even a small enclosed outdoor potty. Plenty of room here to build whatever you please. Although the home has a Robstown address, tax jurisdiction is that of Jim Wells county and OGISD! The home will need some TLC, but it's definitely worth your consideration. Come and take a look today.

Key facts

• 2 acre lot
• Built 2006
• Listed 552 days

Property features AI

Exterior

• Parking: Front entry parking; Rear/side/off-street parking; RV access/parking
• Utilities: Well water; Septic available; Water available
• Home design: Single-story; Wood siding exterior; Shingle roof; Pillar/post/pier foundation
• Construction: Built with wood siding
• Exterior features: Sprinkler/irrigation system; Storage

Interior

• Kitchen: Electric oven; Electric range
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Handicap access; Open floor plan; Ceiling fan(s)
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $413 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#235 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Orange Grove ISD (rural): math 49% / reading 49% proficiency, ranked #196 of 826 in TX (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 182 active listings in the ZIP; 6 units permitted in Jim Wells County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Jim Wells County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 553 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 553 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.57% ✓
• Cap rate: 12.90%
• Cash-on-cash: 23.59%
• DSCR: 2.05
• GRM: 5.3

CMA / ARV

• ARV (median comp): $201,268
• List price: $75,000
• Delta: -62.74%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 16.7%
• Equity multiple: 1.67×
• Total profit: $14,160
• Equity at exit: $11,183

10-year hold

• IRR: 25.3%
• Equity multiple: 3.20×
• Total profit: $46,261
• Equity at exit: $6,485

Cash invested: $21,000 (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 78380

• Home prices YoY: -1.9%
• Active inventory: 182
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,179 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $413

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 60%

Sensitivity live

Price	-10% $465	-5% $439	+0% $413	+5% $387	+10% $361
Rent	-10% $320	-5% $366	+0% $413	+5% $459	+10% $506
Rate	-1.0pp $451	-0.5pp $432	base $413	+0.5pp $393	+1.0pp $374

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-13
   days on market $75,000 Active 553 DOM
2. 2026-06-12
   days on market $75,000 Active 552 DOM
3. 2026-06-10
   days on market $75,000 Active 549 DOM
4. 2026-06-08
   days on market $75,000 Active 548 DOM
5. 2026-06-08
   days on market $75,000 Active 547 DOM
6. 2026-06-07
   days on market $75,000 Active 546 DOM
7. 2026-06-03
   days on market $75,000 Active 543 DOM
8. 2026-06-02
   days on market $75,000 Active 542 DOM
9. 2026-06-01
   days on market $75,000 Active 541 DOM
10. 2026-05-31
    days on market $75,000 Active 540 DOM
11. 2025-09-04
    status Active
12. 2023-07-21
    status Pending
13. 2023-07-13
    historical Active Under Contract
14. 2022-12-27
    status Active
15. 2022-09-01
    status Pending
16. 2022-06-27
    listed $75,000 Active
17. 2020-05-31
    historical
18. 2019-11-23
    listed $89,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,144
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,132
• − Management: −$1,132
• − Depreciation: −$2,182
• Taxable income: $3,998
• Est. tax owed @ 24.0%: −$960
• After-tax cash flow: $3,995/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: Orange Grove ISD
• NCES district ID: 4833720
• Math proficiency: 49% ▼ -6.00%
• Reading proficiency: 49% ▲ 4.00%
• Median HH income: $49,348
• Composite: 41.9/100
• National rank: #3367
• State rank: #196 of 826 in TX

Livability — Orange Grove

• Score: 72/100
• State rank: #235
• US rank: #5722

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 23,752

Population outlook (Jim Wells County) Hauer SSP2

• Today (2025): 43,325 people
• By 2030: 44,156 · +1.9%
• By 2040: 45,790 · +5.7%
• By 2050: 47,455 · +9.5%
• By 2075: 51,800 · +19.6%
• By 2100: 52,006 · +20.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (76%)
• Race & ethnicity: Hispanic / Latino 76% Two or more races 38% White 23%
• Hispanic origin (detail): Mexican 71%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 52% English-only · Spanish 47%

Political lean MEDSL · Jim Wells

• 2024 margin: R (+15.5) · D 42.0% · R 57.5%
• 2008→2024 swing: -31.6pp toward R · 2008: 16.1pp · 2024: -15.5pp
• All cycles: 2024: R+15.5 2020: R+9.8 2016: D+10.3 2012: D+17.0 2008: D+16.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -5.51%
• Current HPI: 286.19
• Rent YoY: —
• Metro: —
• 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

-16.6% since first listed

8 events — show timeline

• 2025-09-04 Relisted — CBMLS
• 2023-07-21 Pending — CBMLS
• 2023-07-13 Contingent — CBMLS
• 2022-12-27 Relisted — CBMLS
• 2022-09-01 Pending — CBMLS
• 2022-06-27 Listed $75,000 CBMLS
• 2020-05-31 Delisted — CBMLS
• 2019-11-23 Listed $89,900 CBMLS