3615 Edgemont · Orange, TX 77630

$125,000

3 bd · 1.0 ba · 1,360 sqft · SingleFamily public records · 387 Days on market

Built 1962 6,186 sqft lot $92/sqft · at area comps Est $121k · at est.

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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 +19.9/30.0
• DSCR +6.3/10.0
• 1% rule +5.9/10.0
• ARV discount +5.9/15.0
• Appreciation +5.5/10.0
• Rent growth +3.9/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

Welcome home to this charming 3 Bed-1 bath home with the option to LEASE! Newly remodeled home. Inside you will be delighted to see a modern kitchen with quartz countertops, a spacious island for that chef in your life while enjoying some stylish finishes. . Enjoy the comfort of a shady front yard with a stunning mature oak tree. You can bring the company and the BBQ to the fully fenced backyard, ideal for pets or gatherings. This home is located in a thriving industrial corridor, offering convenient access to major refineries, plants and employment opportunities. This is situated in one of the area's primary employment hubs!

Key facts

• Spacious island
• Quartz countertops
• Modern kitchen

Tags

• MODERN KITCHEN
• QUARTZ COUNTERTOPS
• SPACIOUS ISLAND
• FULLY FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 3.9% 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: Rents rising fast (+5.7%/yr); 337 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 ($864 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 $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 387 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 9159% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 387 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.09% ✓
• Cap rate: 7.73%
• Cash-on-cash: 5.14%
• DSCR: 1.23
• GRM: 7.7

CMA / ARV

• ARV (median comp): $120,597
• List price: $125,000
• Delta: 3.65%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
413 Gardenia Ave	0.42mi	3/1.0	1,246 (-8%)	1mo	$124,990	$100	66
504 Azalea Ave	0.19mi	3/1.0	1,225 (-10%)	17mo	$105,000	$86	61
313 Camellia Ave	0.35mi	3/2.0	1,490 (+10%)	4mo	$149,900	$101	60
1524 Longhorn Ave	0.69mi	3/1.0	1,296 (-5%)	8mo	$139,900	$108	54
101 Azalea Ave	0.51mi	3/2.0	1,519 (+12%)	9mo	$115,000	$76	45

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: 8.7%
• Equity multiple: 1.45×
• Total profit: $15,807
• Equity at exit: $42,737

10-year hold

• IRR: 14.5%
• Equity multiple: 2.90×
• Total profit: $66,345
• Equity at exit: $56,844

Cash invested: $35,000 (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 77630

• Home prices YoY: 0.4%
• Rents YoY: 5.7%
• Active inventory: 337
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,359 high
• Mortgage (P&I): −$656
• Tax from tax record: −$216 /mo · $2,591/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $150

Break-even live

Break-even rent $1,169

Max offer price $125,000

Occupancy floor 84%

Sensitivity live

Price	-10% $221	-5% $185	+0% $150	+5% $115	+10% $79
Rent	-10% $43	-5% $96	+0% $150	+5% $204	+10% $257
Rate	-1.0pp $213	-0.5pp $182	base $150	+0.5pp $117	+1.0pp $85

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
107 Dahlia St Orange, TX	3.0	1.0	1149	$1,300	$1.13	14d	1	0.10mi
3726 Bowling Ln Orange, TX	3.0	1.0	1045	$1,150	$1.10	44d	1	0.11mi
310 Camellia Ave Orange, TX	3.0	1.0	988	$1,295	$1.31	22d	1	0.36mi
306 Bridal Wreath Ave Orange, TX	3.0	1.0	1529	$1,195	$0.78	22d	1	0.37mi
302 Bridal Wreath Ave Orange, TX	3.0	1.0	1182	$1,195	$1.01	44d	1	0.39mi
403 Bluebonnet Dr Orange, TX	3.0	1.0	1196	$1,300	$1.09	44d	1	0.39mi
316 Old Timers Rd Unit 316 Orange, TX	3.0	2.0	1200	$1,595	$1.33	44d	1	0.42mi
101 Azalea Ave Unit A Orange, TX	3.0	1.0	1200	$2,000	$1.67	44d	1	0.50mi
3615 Ridgemont Dr Orange, TX	3.0	1.0	1266	$1,275	$1.01	44d	1	0.58mi
3333 Ridgemont Dr Unit 203 Orange, TX	2.0	1.0	1000	$1,084	$1.08	14d	1	0.61mi
3714 Ridgemont Dr Orange, TX	3.0	1.0	1020	$1,450	$1.42	14d	1	0.61mi
3333 Ridgemont Dr Unit 408 Orange, TX	2.0	1.0	1000	$1,059	$1.06	44d	1	0.66mi
3333 Ridgemont Dr Apt 105 Orange, TX	2.0	1.0	952	$1,255	$1.32	22d	1	0.66mi
3333 Ridgemont Dr Unit 315TWNHME Orange, TX	2.0	1.5	1216	$1,040	$0.86	22d	1	0.66mi
3333 Ridgemont Dr Unit 107 Orange, TX	2.0	1.0	952	$1,255	$1.32	44d	1	0.66mi
3333 Ridgemont Dr Unit 404 Orange, TX	2.0	1.0	1000	$1,254	$1.25	44d	1	0.66mi
3333 Ridgemont Dr Unit 401 Orange, TX	3.0	2.0	1700	$1,725	$1.01	22d	1	0.66mi
3000 MacArthur Dr Orange, TX	3.0	1.0–2.0	791	$1,330	$1.68	14d	12	0.74mi
309 Quincy St West Orange, TX	3.0	1.5	1113	$1,200	$1.08	14d	1	0.78mi
7b Concord St Orange, TX	2.0	1.5	1206	$1,450	$1.20	14d	1	0.87mi
1543 Alamo St West Orange, TX	3.0	1.0	1170	$1,200	$1.03	14d	1	0.92mi
1120 28th St Orange, TX	3.0	1.0	1308	$1,500	$1.15	44d	1	0.94mi
205 Gloria St West Orange, TX	3.0	2.0	1225	$1,300	$1.06	44d	1	0.96mi
2602 Tanglewood St West Orange, TX	4.0	2.0	1306	$1,250	$0.96	14d	1	0.96mi
210 Florence St Orange, TX	3.0	1.0	1064	$1,425	$1.34	44d	1	1.07mi
206 Florence St Orange, TX	2.0	1.0	1216	$1,425	$1.17	44d	1	1.07mi
1010 Highway 87 S Orange, TX	1.0–3.0	1.0–2.0	880	$1,425	$1.62	14d	13	1.10mi
3345 W Park Ave Orange, TX	1.0–2.0	1.0–1.5	999	$1,182	$1.18	14d	7	1.23mi
1102 Cypress Wood Dr Orange, TX	3.0	2.0	1529	$2,050	$1.34	14d	1	1.31mi
2810 Gandy St West Orange, TX	3.0	2.0	1613	$1,700	$1.05	44d	1	1.33mi
406 Dayton St West Orange, TX	2.0	1.0	1350	$1,200	$0.89	44d	1	1.45mi

Listing history 23 events

1. 2026-06-18
   days on market $125,000 Active 387 DOM
2. 2026-06-17
   days on market $125,000 Active 386 DOM
3. 2026-06-16
   days on market $125,000 Active 385 DOM
4. 2026-06-15
   days on market $125,000 Active 384 DOM
5. 2026-06-14
   days on market $125,000 Active 382 DOM
6. 2026-06-13
   days on market $125,000 Active 381 DOM
7. 2026-06-10
   days on market $125,000 Active 379 DOM
8. 2026-06-09
   days on market $125,000 Active 378 DOM
9. 2026-06-08
   days on market $125,000 Active 377 DOM
10. 2026-06-07
    days on market $125,000 Active 376 DOM
11. 2026-06-03
    days on market $125,000 Active 372 DOM
12. 2026-06-02
    days on market $125,000 Active 371 DOM
13. 2026-06-01
    days on market $125,000 Active 370 DOM
14. 2026-05-31
    days on market $125,000 Active 369 DOM
15. 2026-05-30
    days on market $125,000 Active 368 DOM
16. 2026-05-16
    historical $1,350
17. 2026-02-24
    listed $1,350
18. 2025-09-25
    price $125,000 637-char remark

    Show marketing remark (637 chars)

    Welcome home to this charming 3 Bed-1 bath home with the option to LEASE! Newly remodeled home. Inside you will be delighted to see a modern kitchen with quartz countertops, a spacious island for that chef in your life while enjoying some stylish finishes. . Enjoy the comfort of a shady front yard with a stunning mature oak tree. You can bring the company and the BBQ to the fully fenced backyard, ideal for pets or gatherings. This home is located in a thriving industrial corridor, offering convenient access to major refineries, plants and employment opportunities. This is situated in one of the area's primary employment hubs!

19. 2025-07-01
    status Active 637-char remark

    Show marketing remark (637 chars)

    Welcome home to this charming 3 Bed-1 bath home with the option to LEASE! Newly remodeled home. Inside you will be delighted to see a modern kitchen with quartz countertops, a spacious island for that chef in your life while enjoying some stylish finishes. . Enjoy the comfort of a shady front yard with a stunning mature oak tree. You can bring the company and the BBQ to the fully fenced backyard, ideal for pets or gatherings. This home is located in a thriving industrial corridor, offering convenient access to major refineries, plants and employment opportunities. This is situated in one of the area's primary employment hubs!

20. 2025-06-26
    historical Active Under Contract 637-char remark

    Show marketing remark (637 chars)

    Welcome home to this charming 3 Bed-1 bath home with the option to LEASE! Newly remodeled home. Inside you will be delighted to see a modern kitchen with quartz countertops, a spacious island for that chef in your life while enjoying some stylish finishes. . Enjoy the comfort of a shady front yard with a stunning mature oak tree. You can bring the company and the BBQ to the fully fenced backyard, ideal for pets or gatherings. This home is located in a thriving industrial corridor, offering convenient access to major refineries, plants and employment opportunities. This is situated in one of the area's primary employment hubs!

21. 2025-05-27
    listed $130,000 Active 637-char remark

    Show marketing remark (637 chars)

    Welcome home to this charming 3 Bed-1 bath home with the option to LEASE! Newly remodeled home. Inside you will be delighted to see a modern kitchen with quartz countertops, a spacious island for that chef in your life while enjoying some stylish finishes. . Enjoy the comfort of a shady front yard with a stunning mature oak tree. You can bring the company and the BBQ to the fully fenced backyard, ideal for pets or gatherings. This home is located in a thriving industrial corridor, offering convenient access to major refineries, plants and employment opportunities. This is situated in one of the area's primary employment hubs!

22. 2022-12-12
    soldstatus
23. 2006-12-07
    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: $2,591 · $216/mo
• Projected year-2 tax: $2,591 · $216/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) · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $16,305
• − Mortgage interest: −$7,002
• − Property taxes: −$2,591
• − Insurance: −$625
• − Repairs & maintenance: −$1,304
• − Management: −$1,304
• − Depreciation: −$3,636
• Taxable loss: −$158
• Est. tax savings @ 24.0%: +$38
• After-tax cash flow: $1,837/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): 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

-99.0% since first listed

8 events — show timeline

• 2026-05-16 Rental Removed $1,350 HARMLS
• 2026-02-24 Listed for Rent $1,350 HARMLS
• 2025-09-25 Price Changed $125,000 HARMLS
• 2025-07-01 Relisted — HARMLS
• 2025-06-26 Contingent — HARMLS
• 2025-05-27 Listed $130,000 HARMLS
• 2022-12-12 Sold (Public Records) — Public Records
• 2006-12-07 Sold (Public Records) — Public Records

Property tax history

+6.2%/yr

Latest (2025): $2,591 · +5.2% YoY. Source: county tax records.