4401 Kitty Chapin Ave · Orange, TX 77632

$119,874

3 bd · 2.0 ba · 1,767 sqft · SingleFamily public records · 340 Days on market

Built 1983 10,062 sqft lot $68/sqft · 44% below area Est $215k · 44% under ↓ 5% 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 +29.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

PERFECT RENOVATION PROJECT! Looking for your next renovation project? Well 4401 Kitty Chapin Ave is the perfect property to transform into your dream home! It has tons of potential and can very easily become a fabulous living space. With three bedrooms, two bathrooms, and a wonderful layout, you are sure to love it. Some key feature of this home includes, a dark brick exterior, a welcoming family room, a dining area with elevated ceilings, plenty of large windows that fill the area with natural light, and nicely sized bedrooms. There has been a new roof installed. It is in a great location with easy access to I-10 and close to convenience stores, local parks, and other neighborhood amenities. This property is being sold AS IS but has lots of potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 1983

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $410 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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+, schools D-.
• 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.
• Market conditions: 294 active listings in the ZIP; 2 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 $828 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 340 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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: moderate 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 $105,489 (12.0% below list)

Questions for the listing agent

1. It's been on market 340 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. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.35% ✓
• Cap rate: 10.40%
• Cash-on-cash: 14.67%
• DSCR: 1.65
• GRM: 6.2

CMA / ARV

• ARV (median comp): $214,900
• List price: $119,874
• Delta: -44.22%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3202 Montclair	0.12mi	3/2.0	1,720 (-3%)	9mo	$260,000	$151	82
4301 Highland Ave	0.13mi	3/2.0	1,918 (+8%)	7mo	$250,000	$130	74
4220 Briarhill Ave	0.36mi	3/2.0	1,578 (-11%)	5mo	$214,900	$136	61

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 5.2%
• Equity multiple: 1.20×
• Total profit: $6,760
• Equity at exit: $17,874

10-year hold

• IRR: 14.7%
• Equity multiple: 2.18×
• Total profit: $39,740
• Equity at exit: $10,365

Cash invested: $33,565 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,619 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$190 /mo · $2,276/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $410

Break-even live

Break-even rent $1,099

Max offer price $119,874

Occupancy floor 70%

Sensitivity live

Price	-10% $478	-5% $444	+0% $410	+5% $376	+10% $343
Rent	-10% $282	-5% $346	+0% $410	+5% $474	+10% $538
Rate	-1.0pp $471	-0.5pp $441	base $410	+0.5pp $379	+1.0pp $348

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: $29,968
• Closing costs: $3,596
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3345 W Park Ave Orange, TX	1.0–2.0	1.0–1.5	999	$1,182	$1.18	14d	7	1.48mi
20 Pinewood Cir Orange, TX	3.0	2.5	2252	$2,150	$0.95	45d	1	1.49mi

Listing history 12 events

1. 2026-05-08
   status Pending 988-char remark

   Show marketing remark (988 chars)

   PERFECT RENOVATION PROJECT! Looking for your next renovation project? Well 4401 Kitty Chapin Ave is the perfect property to transform into your dream home! It has tons of potential and can very easily become a fabulous living space. With three bedrooms, two bathrooms, and a wonderful layout, you are sure to love it. Some key feature of this home includes, a dark brick exterior, a welcoming family room, a dining area with elevated ceilings, plenty of large windows that fill the area with natural light, and nicely sized bedrooms. There has been a new roof installed. It is in a great location with easy access to I-10 and close to convenience stores, local parks, and other neighborhood amenities. This property is being sold AS IS but has lots of potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

2. 2026-01-28
   status Active 988-char remark

   Show marketing remark (988 chars)

   PERFECT RENOVATION PROJECT! Looking for your next renovation project? Well 4401 Kitty Chapin Ave is the perfect property to transform into your dream home! It has tons of potential and can very easily become a fabulous living space. With three bedrooms, two bathrooms, and a wonderful layout, you are sure to love it. Some key feature of this home includes, a dark brick exterior, a welcoming family room, a dining area with elevated ceilings, plenty of large windows that fill the area with natural light, and nicely sized bedrooms. There has been a new roof installed. It is in a great location with easy access to I-10 and close to convenience stores, local parks, and other neighborhood amenities. This property is being sold AS IS but has lots of potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

3. 2026-01-26
   status Pending 988-char remark

   Show marketing remark (988 chars)

   PERFECT RENOVATION PROJECT! Looking for your next renovation project? Well 4401 Kitty Chapin Ave is the perfect property to transform into your dream home! It has tons of potential and can very easily become a fabulous living space. With three bedrooms, two bathrooms, and a wonderful layout, you are sure to love it. Some key feature of this home includes, a dark brick exterior, a welcoming family room, a dining area with elevated ceilings, plenty of large windows that fill the area with natural light, and nicely sized bedrooms. There has been a new roof installed. It is in a great location with easy access to I-10 and close to convenience stores, local parks, and other neighborhood amenities. This property is being sold AS IS but has lots of potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

4. 2025-12-01
   status Active 988-char remark

   Show marketing remark (988 chars)

   PERFECT RENOVATION PROJECT! Looking for your next renovation project? Well 4401 Kitty Chapin Ave is the perfect property to transform into your dream home! It has tons of potential and can very easily become a fabulous living space. With three bedrooms, two bathrooms, and a wonderful layout, you are sure to love it. Some key feature of this home includes, a dark brick exterior, a welcoming family room, a dining area with elevated ceilings, plenty of large windows that fill the area with natural light, and nicely sized bedrooms. There has been a new roof installed. It is in a great location with easy access to I-10 and close to convenience stores, local parks, and other neighborhood amenities. This property is being sold AS IS but has lots of potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

5. 2025-07-29
   status Pending 988-char remark

   Show marketing remark (988 chars)

   PERFECT RENOVATION PROJECT! Looking for your next renovation project? Well 4401 Kitty Chapin Ave is the perfect property to transform into your dream home! It has tons of potential and can very easily become a fabulous living space. With three bedrooms, two bathrooms, and a wonderful layout, you are sure to love it. Some key feature of this home includes, a dark brick exterior, a welcoming family room, a dining area with elevated ceilings, plenty of large windows that fill the area with natural light, and nicely sized bedrooms. There has been a new roof installed. It is in a great location with easy access to I-10 and close to convenience stores, local parks, and other neighborhood amenities. This property is being sold AS IS but has lots of potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

6. 2025-07-23
   status Active 988-char remark

   Show marketing remark (988 chars)

   PERFECT RENOVATION PROJECT! Looking for your next renovation project? Well 4401 Kitty Chapin Ave is the perfect property to transform into your dream home! It has tons of potential and can very easily become a fabulous living space. With three bedrooms, two bathrooms, and a wonderful layout, you are sure to love it. Some key feature of this home includes, a dark brick exterior, a welcoming family room, a dining area with elevated ceilings, plenty of large windows that fill the area with natural light, and nicely sized bedrooms. There has been a new roof installed. It is in a great location with easy access to I-10 and close to convenience stores, local parks, and other neighborhood amenities. This property is being sold AS IS but has lots of potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

7. 2025-06-24
   status Pending 988-char remark

   Show marketing remark (988 chars)

   PERFECT RENOVATION PROJECT! Looking for your next renovation project? Well 4401 Kitty Chapin Ave is the perfect property to transform into your dream home! It has tons of potential and can very easily become a fabulous living space. With three bedrooms, two bathrooms, and a wonderful layout, you are sure to love it. Some key feature of this home includes, a dark brick exterior, a welcoming family room, a dining area with elevated ceilings, plenty of large windows that fill the area with natural light, and nicely sized bedrooms. There has been a new roof installed. It is in a great location with easy access to I-10 and close to convenience stores, local parks, and other neighborhood amenities. This property is being sold AS IS but has lots of potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

8. 2025-06-18
   status Option Pending 988-char remark

   Show marketing remark (988 chars)

   PERFECT RENOVATION PROJECT! Looking for your next renovation project? Well 4401 Kitty Chapin Ave is the perfect property to transform into your dream home! It has tons of potential and can very easily become a fabulous living space. With three bedrooms, two bathrooms, and a wonderful layout, you are sure to love it. Some key feature of this home includes, a dark brick exterior, a welcoming family room, a dining area with elevated ceilings, plenty of large windows that fill the area with natural light, and nicely sized bedrooms. There has been a new roof installed. It is in a great location with easy access to I-10 and close to convenience stores, local parks, and other neighborhood amenities. This property is being sold AS IS but has lots of potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

9. 2025-06-04
   price $119,874 988-char remark

   Show marketing remark (988 chars)

   PERFECT RENOVATION PROJECT! Looking for your next renovation project? Well 4401 Kitty Chapin Ave is the perfect property to transform into your dream home! It has tons of potential and can very easily become a fabulous living space. With three bedrooms, two bathrooms, and a wonderful layout, you are sure to love it. Some key feature of this home includes, a dark brick exterior, a welcoming family room, a dining area with elevated ceilings, plenty of large windows that fill the area with natural light, and nicely sized bedrooms. There has been a new roof installed. It is in a great location with easy access to I-10 and close to convenience stores, local parks, and other neighborhood amenities. This property is being sold AS IS but has lots of potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

10. 2025-05-19
    status Active 988-char remark

    Show marketing remark (988 chars)

    PERFECT RENOVATION PROJECT! Looking for your next renovation project? Well 4401 Kitty Chapin Ave is the perfect property to transform into your dream home! It has tons of potential and can very easily become a fabulous living space. With three bedrooms, two bathrooms, and a wonderful layout, you are sure to love it. Some key feature of this home includes, a dark brick exterior, a welcoming family room, a dining area with elevated ceilings, plenty of large windows that fill the area with natural light, and nicely sized bedrooms. There has been a new roof installed. It is in a great location with easy access to I-10 and close to convenience stores, local parks, and other neighborhood amenities. This property is being sold AS IS but has lots of potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

11. 2025-04-01
    status Pending 988-char remark

    Show marketing remark (988 chars)

    PERFECT RENOVATION PROJECT! Looking for your next renovation project? Well 4401 Kitty Chapin Ave is the perfect property to transform into your dream home! It has tons of potential and can very easily become a fabulous living space. With three bedrooms, two bathrooms, and a wonderful layout, you are sure to love it. Some key feature of this home includes, a dark brick exterior, a welcoming family room, a dining area with elevated ceilings, plenty of large windows that fill the area with natural light, and nicely sized bedrooms. There has been a new roof installed. It is in a great location with easy access to I-10 and close to convenience stores, local parks, and other neighborhood amenities. This property is being sold AS IS but has lots of potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

12. 2024-11-04
    listed $125,874 Active 988-char remark

    Show marketing remark (988 chars)

    PERFECT RENOVATION PROJECT! Looking for your next renovation project? Well 4401 Kitty Chapin Ave is the perfect property to transform into your dream home! It has tons of potential and can very easily become a fabulous living space. With three bedrooms, two bathrooms, and a wonderful layout, you are sure to love it. Some key feature of this home includes, a dark brick exterior, a welcoming family room, a dining area with elevated ceilings, plenty of large windows that fill the area with natural light, and nicely sized bedrooms. There has been a new roof installed. It is in a great location with easy access to I-10 and close to convenience stores, local parks, and other neighborhood amenities. This property is being sold AS IS but has lots of potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

ⓘ 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: $2,276 · $190/mo
• Projected year-2 tax: $2,276 · $190/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 5/10 Major FEMA zone X (unshaded) · 26% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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: $19,422
• − Mortgage interest: −$6,715
• − Property taxes: −$2,276
• − Insurance: −$599
• − Repairs & maintenance: −$1,554
• − Management: −$1,554
• − Depreciation: −$3,487
• Taxable income: $3,237
• Est. tax owed @ 24.0%: −$777
• After-tax cash flow: $4,147/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: 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

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 · 87,112 people
• City population: 22,976
• 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

-4.8% since first listed

12 events — show timeline

• 2026-05-08 Pending — HARMLS
• 2026-01-28 Relisted — HARMLS
• 2026-01-26 Pending — HARMLS
• 2025-12-01 Relisted — HARMLS
• 2025-07-29 Pending — HARMLS
• 2025-07-23 Relisted — HARMLS
• 2025-06-24 Pending — HARMLS
• 2025-06-18 Pending — HARMLS
• 2025-06-04 Price Changed $119,874 HARMLS
• 2025-05-19 Relisted — HARMLS
• 2025-04-01 Pending — HARMLS
• 2024-11-04 Listed $125,874 HARMLS

Property tax history

-6.0%/yr

Latest (2025): $2,276 · -0.9% YoY. Source: county tax records.