3832 W Park Ave · Pinehurst, TX 77630

$95,000

3 bd · 2.0 ba · 1,350 sqft · SingleFamily public records · 353 Days on market

Built 1950 1.51 ac lot $70/sqft · 27% below area Est $130k · 27% under ↓ 12% 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 +29.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Appreciation +5.5/10.0
• Rent growth +3.9/5.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

Unique estate property with residential or commercial potential! Built in 1950, this granite and concrete block home offers 1,350 sq ft with 3 bedrooms, 2 baths, and character you won’t find elsewhere. The home is livable but dated, with central air and heat in working condition. A 648 sq ft guest house above the detached garage offers additional space but will require a full renovation. Sitting on 1.51 acres, the property includes dense overgrowth in the rear where a barn, shed, and pond are believed to exist (not currently visible). Zoned for both residential and commercial use, this property offers a unique opportunity for investors, business owners, or buyers needing flexible live/work space with potential to expand. Located near Park St. with city water and sewer access, this property is full of potential and ready for a visionary buyer. Sold as-is as part of an estate.

Key facts

• Barn shed and pond
• 1.51 acre lot
• 2 garage spots

Tags

• BARN SHED AND POND
• CITY WATER AND SEWER ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $330 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 2.0% in Pinehurst — 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 55/100 on livability (#1,350 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: employment C-, schools F, crime 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; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 ($657 loan paydown + $960 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 $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 353 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 353 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 1.44% ✓
• Cap rate: 10.46%
• Cash-on-cash: 14.88%
• DSCR: 1.66
• GRM: 5.8

CMA / ARV

• ARV (median comp): $129,580
• List price: $95,000
• Delta: -26.69%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3476 Pelican St	0.40mi	3/1.0	1,522 (+13%)	21mo	$150,000	$99	39

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: 19.2%
• Equity multiple: 2.00×
• Total profit: $26,730
• Equity at exit: $32,480

10-year hold

• IRR: 24.2%
• Equity multiple: 4.20×
• Total profit: $85,107
• Equity at exit: $43,202

Cash invested: $26,600 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,364 high
• Mortgage (P&I): −$498
• Tax from tax record: −$210 /mo · $2,516/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $330

Break-even live

Break-even rent $946

Max offer price $95,000

Occupancy floor 71%

Sensitivity live

Price	-10% $384	-5% $357	+0% $330	+5% $303	+10% $276
Rent	-10% $222	-5% $276	+0% $330	+5% $384	+10% $438
Rate	-1.0pp $378	-0.5pp $354	base $330	+0.5pp $305	+1.0pp $280

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 22 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	13d	7	0.58mi
3714 Ridgemont Dr Orange, TX	3.0	1.0	1020	$1,450	$1.42	14d	1	0.66mi
3615 Ridgemont Dr Orange, TX	3.0	1.0	1266	$1,275	$1.01	44d	1	0.73mi
3333 Ridgemont Dr Unit 315TWNHME Orange, TX	2.0	1.5	1216	$1,040	$0.86	21d	1	0.81mi
3333 Ridgemont Dr Unit 107 Orange, TX	2.0	1.0	952	$1,255	$1.32	44d	1	0.81mi
3333 Ridgemont Dr Unit 408 Orange, TX	2.0	1.0	1000	$1,059	$1.06	44d	1	0.81mi
3333 Ridgemont Dr Apt 105 Orange, TX	2.0	1.0	952	$1,255	$1.32	21d	1	0.81mi
3333 Ridgemont Dr Unit 401 Orange, TX	3.0	2.0	1700	$1,725	$1.01	21d	1	0.81mi
3333 Ridgemont Dr Unit 404 Orange, TX	2.0	1.0	1000	$1,254	$1.25	44d	1	0.81mi
3333 Ridgemont Dr Unit 203 Orange, TX	2.0	1.0	1000	$1,084	$1.08	14d	1	0.86mi
7b Concord St Orange, TX	2.0	1.5	1206	$1,450	$1.20	14d	1	0.87mi
310 Camellia Ave Orange, TX	3.0	1.0	988	$1,295	$1.31	21d	1	1.11mi
403 Bluebonnet Dr Orange, TX	3.0	1.0	1196	$1,300	$1.09	44d	1	1.11mi
2801 W Sunset Dr Orange, TX	1.0–3.0	1.0–2.0	1113	$1,400	$1.26	13d	27	1.11mi
306 Bridal Wreath Ave Orange, TX	3.0	1.0	1529	$1,195	$0.78	21d	1	1.18mi
302 Bridal Wreath Ave Orange, TX	3.0	1.0	1182	$1,195	$1.01	44d	1	1.19mi
107 Dahlia St Orange, TX	3.0	1.0	1149	$1,300	$1.13	14d	1	1.21mi
101 Azalea Ave Unit A Orange, TX	3.0	1.0	1200	$2,000	$1.67	44d	1	1.22mi
1120 28th St Orange, TX	3.0	1.0	1308	$1,500	$1.15	44d	1	1.24mi
316 Old Timers Rd Unit 316 Orange, TX	3.0	2.0	1200	$1,595	$1.33	44d	1	1.25mi
3726 Bowling Ln Orange, TX	3.0	1.0	1045	$1,150	$1.10	44d	1	1.29mi
3000 MacArthur Dr Orange, TX	3.0	1.0–2.0	791	$1,330	$1.68	13d	12	1.29mi

Listing history 17 events

1. 2026-06-18
   days on market $95,000 Active 353 DOM
2. 2026-06-17
   days on market $95,000 Active 352 DOM
3. 2026-06-16
   days on market $95,000 Active 351 DOM
4. 2026-06-15
   days on market $95,000 Active 350 DOM
5. 2026-06-14
   days on market $95,000 Active 348 DOM
6. 2026-06-13
   days on market $95,000 Active 347 DOM
7. 2026-06-10
   pricedays on market $95,000 Active 345 DOM
8. 2026-06-09
   days on market $110,000 Active 344 DOM
9. 2026-06-08
   days on market $110,000 Active 343 DOM
10. 2026-06-07
    days on market $110,000 Active 342 DOM
11. 2026-06-03
    days on market $110,000 Active 338 DOM
12. 2026-06-02
    days on market $110,000 Active 337 DOM
13. 2026-06-01
    days on market $110,000 Active 336 DOM
14. 2026-05-31
    days on market $110,000 Active 335 DOM
15. 2026-05-30
    days on market $110,000 Active 334 DOM
16. 2026-03-18
    price $110,000 893-char remark

    Show marketing remark (893 chars)

    Unique estate property with residential or commercial potential! Built in 1950, this granite and concrete block home offers 1,350 sq ft with 3 bedrooms, 2 baths, and character you won’t find elsewhere. The home is livable but dated, with central air and heat in working condition. A 648 sq ft guest house above the detached garage offers additional space but will require a full renovation. Sitting on 1.51 acres, the property includes dense overgrowth in the rear where a barn, shed, and pond are believed to exist (not currently visible). Zoned for both residential and commercial use, this property offers a unique opportunity for investors, business owners, or buyers needing flexible live/work space with potential to expand. Located near Park St. with city water and sewer access, this property is full of potential and ready for a visionary buyer. Sold as-is as part of an estate.

17. 2025-06-30
    listed $125,000 Active 893-char remark

    Show marketing remark (893 chars)

    Unique estate property with residential or commercial potential! Built in 1950, this granite and concrete block home offers 1,350 sq ft with 3 bedrooms, 2 baths, and character you won’t find elsewhere. The home is livable but dated, with central air and heat in working condition. A 648 sq ft guest house above the detached garage offers additional space but will require a full renovation. Sitting on 1.51 acres, the property includes dense overgrowth in the rear where a barn, shed, and pond are believed to exist (not currently visible). Zoned for both residential and commercial use, this property offers a unique opportunity for investors, business owners, or buyers needing flexible live/work space with potential to expand. Located near Park St. with city water and sewer access, this property is full of potential and ready for a visionary buyer. Sold as-is as part of an estate.

ⓘ 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: $2,516 · $210/mo
• Projected year-2 tax: $2,516 · $210/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 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: $16,364
• − Mortgage interest: −$5,321
• − Property taxes: −$2,516
• − Insurance: −$475
• − Repairs & maintenance: −$1,309
• − Management: −$1,309
• − Depreciation: −$2,764
• Taxable income: $2,670
• Est. tax owed @ 24.0%: −$641
• After-tax cash flow: $3,318/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 — Pinehurst

• Score: 55/100
• State rank: #1350
• US rank: #23272

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pinehurst, TX
• County: Orange County · 87,112 people
• 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

-12.0% since first listed

2 events — show timeline

• 2026-03-18 Price Changed $110,000 BBOR
• 2025-06-30 Listed $125,000 BBOR

Property tax history

+21.0%/yr

Latest (2025): $2,516 · +15.0% YoY. Source: county tax records.