321 Voekel Ave · Orange Grove, TX 78372

$35,000

2 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 30 Days on market

Built 1982 7,501 sqft lot ↓ 20% 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
• Appreciation +5.7/10.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome Home! This two-bedroom one bath is ready for a new homeowner to come in and make it their own. Grab your favorite Realtor and come check this one out today!

Key facts

• 7,501 sq ft lot
• Parking
• Built 1982

Property features AI

Exterior

• Parking: Covered carport; Gravel parking
• Utilities: Public water; Public sewer; Sewer available; Water available
• Home design: Single-story home; Flat roof; Frame construction; Pillar/post/pier foundation
• Construction: Frame construction; Flat roof; Pillar/post/pier foundation
• Exterior features: Covered patio; Patio; Wire fencing; Interior lot

Interior

• Flooring: Laminate flooring; Unfinished flooring areas
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Split bedroom layout; No additional interior features listed
• 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 $35k.

Deal economics

• At list price, monthly cash flow is $600 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (1.5% 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: 95 active listings in the ZIP; 6 units permitted in Jim Wells County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $711 of equity ($242 loan paydown + $469 appreciation (1.3% local appreciation)).
• Jim Wells County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (1.3% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y 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

• Watch-outs: property tax is 4.4% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $34,475 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 3.35% ✓
• Cap rate: 26.86%
• Cash-on-cash: 73.45%
• DSCR: 4.27
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $228,096
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
520 W Soyars St	0.28mi	3/1.5 (+1)	1,323 (+2%)	14mo	$139,950	$106	65
610 N Eugenia St	0.12mi	3/2.0 (+1)	1,222 (-6%)	15mo	$227,000	$186	64
511 N Eugenia St	0.17mi	2/1.0	1,155 (-11%)	22mo	$145,900	$126	56
303 E Soyars Ave	0.48mi	3/2.0 (+1)	1,379 (+6%)	10mo	$110,000	$80	50
306 E Soyars Ave	0.48mi	3/2.0 (+1)	1,440 (+11%)	9mo	$253,000	$176	42
105 Atkinson Dr	0.65mi	3/2.0 (+1)	1,438 (+11%)	1mo	$263,000	$183	41
104 Atkinson Dr	0.61mi	3/2.0 (+1)	1,434 (+11%)	10mo	$259,000	$181	36

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

Projected returns pro-forma

1.34% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 76.7%
• Equity multiple: 5.03×
• Total profit: $39,513
• Equity at exit: $12,572

10-year hold

• IRR: 77.4%
• Equity multiple: 10.30×
• Total profit: $91,186
• Equity at exit: $17,200

Cash invested: $9,800 (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 78372

• Home prices YoY: 1.1%
• Active inventory: 95
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,172 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$128 /mo · $1,537/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $600

Break-even live

Break-even rent $413

Max offer price $35,000

Occupancy floor 44%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $35,000 Active 30 DOM
2. 2026-06-17
   days on market $35,000 Active 29 DOM
3. 2026-06-16
   days on market $35,000 Active 28 DOM
4. 2026-06-15
   days on market $35,000 Active 27 DOM
5. 2026-06-15
   days on market $35,000 Active 26 DOM
6. 2026-06-13
   days on market $35,000 Active 25 DOM
7. 2026-06-12
   days on market $35,000 Active 24 DOM
8. 2026-06-10
   days on market $35,000 Active 21 DOM
9. 2026-06-08
   days on market $35,000 Active 20 DOM
10. 2026-06-08
    days on market $35,000 Active 19 DOM
11. 2026-06-07
    days on market $35,000 Active 18 DOM
12. 2026-06-03
    days on market $35,000 Active 15 DOM
13. 2026-06-02
    days on market $35,000 Active 14 DOM
14. 2026-06-01
    days on market $35,000 Active 13 DOM
15. 2026-05-31
    days on market $35,000 Active 12 DOM
16. 2026-05-19
    listed $35,000 Active
17. 2025-09-04
    soldstatus
18. 2007-12-03
    listed $43,900

ⓘ 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: $1,537 · $128/mo
• Projected year-2 tax: $1,537 · $128/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 18 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: $14,066
• − Mortgage interest: −$1,961
• − Property taxes: −$1,537
• − Insurance: −$175
• − Repairs & maintenance: −$1,125
• − Management: −$1,125
• − Depreciation: −$1,018
• Taxable income: $7,125
• Est. tax owed @ 24.0%: −$1,710
• After-tax cash flow: $5,488/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

• Census place: Orange Grove, TX
• Population (ZIP): 5,066

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: Majority Hispanic (56%)
• Race & ethnicity: Hispanic / Latino 56% White 41% Two or more races 14%
• Hispanic origin (detail): Mexican 54%
• Common ancestry: Arab 2% Italian 1% Romanian 1%
• Foreign-born: 7% · Canada
• Languages at home: 60% English-only · Spanish 36% Arabic 4%

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: ▲ 1.34%
• Current HPI: 126.8482
• 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

-20.3% since first listed

3 events — show timeline

• 2026-05-19 Listed $35,000 CBMLS
• 2025-09-04 Sold (Public Records) — Public Records
• 2007-12-03 Listed $43,900 CBMLS

Property tax history

+7.9%/yr

Latest (2025): $1,537 · +9.8% YoY. Source: county tax records.