718 Flint St · West Orange, TX 77630

$129,900

3 bd · 2.0 ba · 1,534 sqft · SingleFamily public records · 113 Days on market

Built 1962 $85/sqft · 5% below area Est $137k · 5% under ↓ 16% since listing

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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 +19.3/30.0
• ARV discount +9.9/15.0
• DSCR +6.1/10.0
• 1% rule +5.8/10.0
• Appreciation +5.5/10.0
• Rent growth +3.9/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

Well-maintained 3-bedroom, 2-bath home featuring a 2-car garage and a functional layout perfect for everyday living. This home offers both a formal dining room and a breakfast area, providing plenty of space for family meals and entertaining. Conveniently located close to schools, this property is ideal for those seeking a great location with easy access to daily amenities. The large backyard offers ample room for outdoor activities, gardening, or future additions. Property is being sold “As-Is. ” Call today for your personal tour!

Key facts

• Formal dining room
• Large backyard
• Great location

Tags

• FORMAL DINING ROOM
• BREAKFAST AREA
• LARGE BACKYARD
• GREAT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $77 ($924/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#1,075 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, health & safety A; Watch: crime C-, schools D-, amenities F.
• 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; 18 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% 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 ($898 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 $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,209 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
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: 1.08% ✓
• Cap rate: 7.62%
• Cash-on-cash: 4.73%
• DSCR: 1.21
• GRM: 7.7

CMA / ARV

• ARV (median comp): $137,376
• List price: $129,900
• Delta: -5.44%
• Verdict: FAIR
• Comps: 15 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
714 Sherrill St	0.30mi	3/2.0	1,504 (-2%)	9mo	$190,000	$126	75
1905 Crockett St	0.27mi	3/1.0	1,572 (+2%)	14mo	$139,999	$89	68
1826 Bowie St	0.34mi	3/1.5	1,434 (-6%)	19mo	$138,000	$96	56

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: 6.1%
• Equity multiple: 1.31×
• Total profit: $11,420
• Equity at exit: $44,413

10-year hold

• IRR: 12.2%
• Equity multiple: 2.60×
• Total profit: $58,150
• Equity at exit: $59,073

Cash invested: $36,372 (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: $1,400 high
• Mortgage (P&I): −$681
• Tax from tax record: −$227 /mo · $2,723/yr
• Insurance: −$54
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $77

Break-even live

Break-even rent $1,302

Max offer price $129,900

Occupancy floor 90%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
406 Dayton St West Orange, TX	2.0	1.0	1350	$1,200	$0.89	44d	1	0.31mi
206 Florence St Orange, TX	2.0	1.0	1216	$1,425	$1.17	44d	1	0.62mi
210 Florence St Orange, TX	3.0	1.0	1064	$1,425	$1.34	44d	1	0.64mi
2602 Tanglewood St West Orange, TX	4.0	2.0	1306	$1,250	$0.96	14d	1	0.66mi
205 Gloria St West Orange, TX	3.0	2.0	1225	$1,300	$1.06	44d	1	0.66mi
2810 Gandy St West Orange, TX	3.0	2.0	1613	$1,700	$1.05	44d	1	0.75mi
309 Quincy St West Orange, TX	3.0	1.5	1113	$1,200	$1.08	14d	1	0.83mi
1543 Alamo St West Orange, TX	3.0	1.0	1170	$1,200	$1.03	14d	1	0.90mi
3000 MacArthur Dr Orange, TX	3.0	1.0–2.0	791	$1,330	$1.68	13d	12	1.11mi
101 Azalea Ave Unit A Orange, TX	3.0	1.0	1200	$2,000	$1.67	44d	1	1.18mi
302 Bridal Wreath Ave Orange, TX	3.0	1.0	1182	$1,195	$1.01	44d	1	1.23mi
1010 N 16th St Orange, TX	3.0	1.5	1100	$1,500	$1.36	44d	1	1.23mi
306 Bridal Wreath Ave Orange, TX	3.0	1.0	1529	$1,195	$0.78	21d	1	1.25mi
1120 28th St Orange, TX	3.0	1.0	1308	$1,500	$1.15	44d	1	1.25mi
403 Bluebonnet Dr Orange, TX	3.0	1.0	1196	$1,300	$1.09	44d	1	1.31mi
1117 18th St Orange, TX	4.0	2.0	1716	$1,500	$0.87	44d	1	1.34mi
107 Dahlia St Orange, TX	3.0	1.0	1149	$1,300	$1.13	14d	1	1.37mi
305 Rhode Island St Orange, TX	3.0	2.0	1430	$1,575	$1.10	13d	1	1.47mi

Listing history 17 events

1. 2026-06-18
   days on market $129,900 Active 113 DOM
2. 2026-06-17
   days on market $129,900 Active 112 DOM
3. 2026-06-16
   days on market $129,900 Active 111 DOM
4. 2026-06-15
   days on market $129,900 Active 110 DOM
5. 2026-06-14
   days on market $129,900 Active 108 DOM
6. 2026-06-13
   days on market $129,900 Active 107 DOM
7. 2026-06-10
   days on market $129,900 Active 105 DOM
8. 2026-06-09
   days on market $129,900 Active 104 DOM
9. 2026-06-08
   days on market $129,900 Active 103 DOM
10. 2026-06-07
    days on market $129,900 Active 102 DOM
11. 2026-06-03
    days on market $129,900 Active 98 DOM
12. 2026-06-02
    days on market $129,900 Active 97 DOM
13. 2026-06-01
    days on market $129,900 Active 96 DOM
14. 2026-05-31
    days on market $129,900 Active 95 DOM
15. 2026-05-30
    days on market $129,900 Active 94 DOM
16. 2026-03-30
    price $129,900 550-char remark

    Show marketing remark (550 chars)

    Well-maintained 3-bedroom, 2-bath home featuring a 2-car garage and a functional layout perfect for everyday living. This home offers both a formal dining room and a breakfast area, providing plenty of space for family meals and entertaining. Conveniently located close to schools, this property is ideal for those seeking a great location with easy access to daily amenities. The large backyard offers ample room for outdoor activities, gardening, or future additions. Property is being sold “As-Is. ” Call today for your personal tour!

17. 2026-02-25
    listed $153,900 Active 550-char remark

    Show marketing remark (550 chars)

    Well-maintained 3-bedroom, 2-bath home featuring a 2-car garage and a functional layout perfect for everyday living. This home offers both a formal dining room and a breakfast area, providing plenty of space for family meals and entertaining. Conveniently located close to schools, this property is ideal for those seeking a great location with easy access to daily amenities. The large backyard offers ample room for outdoor activities, gardening, or future additions. Property is being sold “As-Is. ” Call today for your personal tour!

ⓘ 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: $2,723 · $227/mo
• Projected year-2 tax: $2,723 · $227/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 7/10 Severe FEMA zone X (shaded) · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 22 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: $16,796
• − Mortgage interest: −$7,276
• − Property taxes: −$2,723
• − Insurance: −$1,447
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$3,779
• Taxable loss: −$1,117
• Est. tax savings @ 24.0%: +$268
• After-tax cash flow: $1,192/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 — West Orange

• Score: 60/100
• State rank: #1075
• US rank: #19069

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Orange, 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

-15.6% since first listed

2 events — show timeline

• 2026-03-30 Price Changed $129,900 BBOR
• 2026-02-25 Listed $153,900 BBOR

Property tax history

+12.7%/yr

Latest (2025): $2,723 · +1.9% YoY. Source: county tax records.