385 W Davis Loop · Vidor, TX 77662

$119,900

3 bd · 2.0 ba · 1,280 sqft · Manufactured public records · 91 Days on market

Built 2006 0.50 ac lot

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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 +28.1/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3-bedroom, 2-bath home in Vidor, TX offering 1,280 sq ft of living space. Home sits on a spacious half-acre lot and has never flooded. Sits on a concrete slab and well maintained, featuring a functional layout with plenty of room to enjoy inside and out. Great opportunity for first time homeowners or investors!

Key facts

• 0.5 acre lot
• Listed 91 days

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $309 ($4k/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: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 4.6% in Vidor — 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 67/100 on livability (#576 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: schools D-, amenities F, commute F.
• Vidor ISD (suburban): math 41% / reading 39% proficiency, ranked #422 of 826 in TX (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 241 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $829 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 ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,109 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.25% ✓
• Cap rate: 10.05%
• Cash-on-cash: 13.43%
• DSCR: 1.60
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $317
• Equity at exit: $17,877

10-year hold

• IRR: 9.9%
• Equity multiple: 1.77×
• Total profit: $25,850
• Equity at exit: $10,367

Cash invested: $33,572 (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 77662

• Active inventory: 241
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,503 high
• Mortgage (P&I): −$629
• Tax from tax record: −$133 /mo · $1,600/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $309

Break-even live

Break-even rent $1,112

Max offer price $119,900

Occupancy floor 74%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
315 N Dwayne Cir Vidor, TX	3.0	1.5	1040	$1,600	$1.54	21d	1	0.60mi
475 S Denver St Vidor, TX	2.0–3.0	1.0	910	$925	$1.02	43d	2	0.75mi
475 S Denver St Unit St216 Vidor, TX	2.0	1.0	880	$850	$0.97	13d	1	0.75mi
290 Beach St Vidor, TX	3.0	1.5	1000	$1,550	$1.55	13d	1	0.75mi
575 Moreland St Vidor, TX	3.0	1.5	1418	$1,395	$0.98	13d	1	0.90mi

Listing history 18 events

1. 2026-06-18
   days on market $119,900 Active 91 DOM
2. 2026-06-17
   days on market $119,900 Active 90 DOM
3. 2026-06-16
   days on market $119,900 Active 89 DOM
4. 2026-06-15
   days on market $119,900 Active 88 DOM
5. 2026-06-14
   days on market $119,900 Active 86 DOM
6. 2026-06-10
   days on market $119,900 Active 83 DOM
7. 2026-06-09
   days on market $119,900 Active 82 DOM
8. 2026-06-08
   pricedays on market $119,900 Active 81 DOM
9. 2026-06-07
   days on market $125,000 Active 80 DOM
10. 2026-06-03
    days on market $125,000 Active 76 DOM
11. 2026-06-02
    days on market $125,000 Active 75 DOM
12. 2026-06-01
    days on market $125,000 Active 74 DOM
13. 2026-05-31
    days on market $125,000 Active 73 DOM
14. 2026-05-30
    days on market $125,000 Active 72 DOM
15. 2026-03-18
    listed $125,000 Active 312-char remark

    Show marketing remark (312 chars)

    3-bedroom, 2-bath home in Vidor, TX offering 1,280 sq ft of living space. Home sits on a spacious half-acre lot and has never flooded. Sits on a concrete slab and well maintained, featuring a functional layout with plenty of room to enjoy inside and out. Great opportunity for first time homeowners or investors!

16. 2020-05-11
    soldstatus
17. 2020-05-08
    soldstatus 272-char remark

    Show marketing remark (272 chars)

    Mobile home is double wide 31x41. Property is cyclone fenced. Large master bath with closet. Concrete driveway and patio. Large porch and stairway to front door. Super buy. Just minutes from Walmart and shopping in town and minutes from Beaumont. Well maintained property.

18. 2020-01-26
    listed $55,000 272-char remark

    Show marketing remark (272 chars)

    Mobile home is double wide 31x41. Property is cyclone fenced. Large master bath with closet. Concrete driveway and patio. Large porch and stairway to front door. Super buy. Just minutes from Walmart and shopping in town and minutes from Beaumont. Well maintained property.

ⓘ 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: $1,600 · $133/mo
• Projected year-2 tax: $2,194 · $183/mo
• Expected delta: +$594/yr (+$49/mo · 37.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 24 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: $18,042
• − Mortgage interest: −$6,716
• − Property taxes: −$1,600
• − Insurance: −$1,397
• − Repairs & maintenance: −$1,443
• − Management: −$1,443
• − Depreciation: −$3,488
• Taxable income: $1,953
• Est. tax owed @ 24.0%: −$469
• After-tax cash flow: $3,241/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: Vidor ISD
• NCES district ID: 4844160
• Math proficiency: 41% ▼ -6.00%
• Reading proficiency: 39% ▲ 1.00%
• Median HH income: $44,169
• Composite: 33.95/100
• National rank: #5331
• State rank: #422 of 826 in TX

Livability — Vidor

• Score: 67/100
• State rank: #576
• US rank: #11001

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vidor, TX
• County: Orange County · 87,112 people
• City population: 25,041
• Metro: Beaumont-Port Arthur, TX
• Population (ZIP): 25,041
• Household income: $72,243
• Rent vs Own: 19.6% rent · 80.4% own
• Severe rent burden: 401.0

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 15% Slovak 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 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: ▼ -116.46%
• Current HPI: 141.0844
• 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

+127.3% since first listed

4 events — show timeline

• 2026-03-18 Listed $125,000 BBOR
• 2020-05-11 Sold (Public Records) — Public Records
• 2020-05-08 Sold (MLS) — BBOR
• 2020-01-26 Listed $55,000 BBOR

Property tax history

+24.5%/yr

Latest (2025): $1,600 · +4.0% YoY. Source: county tax records.