2309 Bradford St · West Orange, TX 77630

$89,900

3 bd · 1.0 ba · 1,254 sqft · SingleFamily public records · 95 Days on market

Built 1958 0.44 ac lot $72/sqft · 33% below area Est $133k · 33% under

---

Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Come take a look at this three-bedroom, one-bath home featuring a dedicated office and a large kitchen with ample space for everyday living. A three-car garage is located in the backyard, and the property offers a generous fenced yard with privacy fencing, along with two additional lots—ideal for outdoor enjoyment, expansion, or future opportunities. The roof is approximately seven years old, and the HVAC system is eight years old. Home is being sold as-is. Survey at buyer’s expense. Call today to schedule your personal tour!

Key facts

• Two additional lots
• Fenced yard
• Privacy fencing

Tags

• DEDICATED OFFICE
• LARGE KITCHEN
• THREE CAR GARAGE
• FENCED YARD
• PRIVACY FENCING
• TWO ADDITIONAL LOTS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $20 ($241/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $82k (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; 30 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 ($622 loan paydown + $908 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 $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $20k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $81,809 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 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 1958 — 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: 1.53% ✓
• Cap rate: 12.25%
• Cash-on-cash: 21.29%
• DSCR: 1.95
• GRM: 5.5

CMA / ARV

• ARV (median comp): $133,188
• List price: $89,900
• Delta: -32.50%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2309 Bradford St	0.00mi	3/1.0	1,254 (0%)	1mo	$89,900	$72	99
2705 Terrace Cir	0.44mi	3/1.5	1,240 (-1%)	9mo	$139,900	$113	68
2707 Terrace Cir	0.45mi	3/2.0	1,289 (+3%)	10mo	$169,999	$132	62
2120 Houston St	0.37mi	2/2.0 (-1)	1,116 (-11%)	4mo	$149,800	$134	52
1826 Bowie St	0.65mi	3/1.5	1,434 (+14%)	19mo	$138,000	$96	28

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: 5.4%
• Equity multiple: 1.28×
• Total profit: $7,138
• Equity at exit: $30,737

10-year hold

• IRR: 12.5%
• Equity multiple: 2.69×
• Total profit: $42,647
• Equity at exit: $40,882

Cash invested: $25,172 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,371 high
• Mortgage (P&I): −$471
• Tax from tax record: −$128 /mo · $1,532/yr
• Insurance: −$37
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $20

Break-even live

Break-even rent $1,346

Max offer price $89,900

Occupancy floor 94%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
206 Florence St Orange, TX	2.0	1.0	1216	$1,425	$1.17	43d	1	0.25mi
210 Florence St Orange, TX	3.0	1.0	1064	$1,425	$1.34	43d	1	0.27mi
406 Dayton St West Orange, TX	2.0	1.0	1350	$1,200	$0.89	43d	1	0.28mi
2602 Tanglewood St West Orange, TX	4.0	2.0	1306	$1,250	$0.96	13d	1	0.30mi
205 Gloria St West Orange, TX	3.0	2.0	1225	$1,300	$1.06	43d	1	0.31mi
3000 MacArthur Dr Orange, TX	3.0	1.0–2.0	791	$1,330	$1.68	13d	12	0.76mi
309 Quincy St West Orange, TX	3.0	1.5	1113	$1,200	$1.08	13d	1	0.80mi
101 Azalea Ave Unit A Orange, TX	3.0	1.0	1200	$2,000	$1.67	43d	1	0.86mi
1120 28th St Orange, TX	3.0	1.0	1308	$1,500	$1.15	43d	1	0.89mi
302 Bridal Wreath Ave Orange, TX	3.0	1.0	1182	$1,195	$1.01	43d	1	0.93mi
1543 Alamo St West Orange, TX	3.0	1.0	1170	$1,200	$1.03	13d	1	0.93mi
306 Bridal Wreath Ave Orange, TX	3.0	1.0	1529	$1,195	$0.78	21d	1	0.95mi
2810 Gandy St West Orange, TX	3.0	2.0	1613	$1,700	$1.05	43d	1	0.95mi
1010 N 16th St Orange, TX	3.0	1.5	1100	$1,500	$1.36	43d	1	0.97mi
403 Bluebonnet Dr Orange, TX	3.0	1.0	1196	$1,300	$1.09	43d	1	1.01mi
310 Camellia Ave Orange, TX	3.0	1.0	988	$1,295	$1.31	21d	1	1.03mi
1117 18th St Orange, TX	4.0	2.0	1716	$1,500	$0.87	43d	1	1.05mi
107 Dahlia St Orange, TX	3.0	1.0	1149	$1,300	$1.13	13d	1	1.12mi
3333 Ridgemont Dr Unit 203 Orange, TX	2.0	1.0	1000	$1,084	$1.08	13d	1	1.19mi
7b Concord St Orange, TX	2.0	1.5	1206	$1,450	$1.20	13d	1	1.21mi
3333 Ridgemont Dr Unit 401 Orange, TX	3.0	2.0	1700	$1,725	$1.01	21d	1	1.24mi
3333 Ridgemont Dr Unit 107 Orange, TX	2.0	1.0	952	$1,255	$1.32	43d	1	1.24mi
3333 Ridgemont Dr Unit 315TWNHME Orange, TX	2.0	1.5	1216	$1,040	$0.86	21d	1	1.24mi
3333 Ridgemont Dr Unit 408 Orange, TX	2.0	1.0	1000	$1,059	$1.06	43d	1	1.24mi
3333 Ridgemont Dr Apt 105 Orange, TX	2.0	1.0	952	$1,255	$1.32	21d	1	1.24mi
3333 Ridgemont Dr Unit 404 Orange, TX	2.0	1.0	1000	$1,254	$1.25	43d	1	1.24mi
3726 Bowling Ln Orange, TX	3.0	1.0	1045	$1,150	$1.10	43d	1	1.26mi
3615 Ridgemont Dr Orange, TX	3.0	1.0	1266	$1,275	$1.01	43d	1	1.37mi
1500 Link Ave Orange, TX	1.0–2.0	1.0–1.5	1082	$1,050	$0.97	13d	1	1.48mi
3714 Ridgemont Dr Orange, TX	3.0	1.0	1020	$1,450	$1.42	13d	1	1.49mi

Listing history 12 events

1. 2026-05-02
   status Pending 548-char remark

   Show marketing remark (548 chars)

   Come take a look at this three-bedroom, one-bath home featuring a dedicated office and a large kitchen with ample space for everyday living. A three-car garage is located in the backyard, and the property offers a generous fenced yard with privacy fencing, along with two additional lots—ideal for outdoor enjoyment, expansion, or future opportunities. The roof is approximately seven years old, and the HVAC system is eight years old. Home is being sold as-is. Survey at buyer’s expense. Call today to schedule your personal tour!

2. 2026-04-28
   status Pending 543-char remark

   Show marketing remark (543 chars)

   Come take a look at this three-bedroom, one-bath home featuring a dedicated office and a large kitchen with ample space for everyday living. A three-car garage is located in the backyard, and the property offers a generous fenced yard with privacy fencing, along with two additional lots—ideal for outdoor enjoyment, expansion, or future opportunities. The roof is approximately seven years old, and the HVAC system is eight years old. Home is being sold as-is. Survey at buyer’s expense. Call today to schedule your personal tour!

3. 2026-04-15
   price $89,900 543-char remark

   Show marketing remark (548 chars)

   Come take a look at this three-bedroom, one-bath home featuring a dedicated office and a large kitchen with ample space for everyday living. A three-car garage is located in the backyard, and the property offers a generous fenced yard with privacy fencing, along with two additional lots—ideal for outdoor enjoyment, expansion, or future opportunities. The roof is approximately seven years old, and the HVAC system is eight years old. Home is being sold as-is. Survey at buyer’s expense. Call today to schedule your personal tour!

4. 2026-04-15
   price $89,900 548-char remark

   Show marketing remark (548 chars)

   Come take a look at this three-bedroom, one-bath home featuring a dedicated office and a large kitchen with ample space for everyday living. A three-car garage is located in the backyard, and the property offers a generous fenced yard with privacy fencing, along with two additional lots—ideal for outdoor enjoyment, expansion, or future opportunities. The roof is approximately seven years old, and the HVAC system is eight years old. Home is being sold as-is. Survey at buyer’s expense. Call today to schedule your personal tour!

5. 2026-03-16
   price $99,900 548-char remark

   Show marketing remark (548 chars)

   Come take a look at this three-bedroom, one-bath home featuring a dedicated office and a large kitchen with ample space for everyday living. A three-car garage is located in the backyard, and the property offers a generous fenced yard with privacy fencing, along with two additional lots—ideal for outdoor enjoyment, expansion, or future opportunities. The roof is approximately seven years old, and the HVAC system is eight years old. Home is being sold as-is. Survey at buyer’s expense. Call today to schedule your personal tour!

6. 2026-03-06
   price $99,900 543-char remark

   Show marketing remark (543 chars)

   Come take a look at this three-bedroom, one-bath home featuring a dedicated office and a large kitchen with ample space for everyday living. A three-car garage is located in the backyard, and the property offers a generous fenced yard with privacy fencing, along with two additional lots—ideal for outdoor enjoyment, expansion, or future opportunities. The roof is approximately seven years old, and the HVAC system is eight years old. Home is being sold as-is. Survey at buyer’s expense. Call today to schedule your personal tour!

7. 2026-01-27
   listed $109,900 Active 543-char remark

   Show marketing remark (548 chars)

   Come take a look at this three-bedroom, one-bath home featuring a dedicated office and a large kitchen with ample space for everyday living. A three-car garage is located in the backyard, and the property offers a generous fenced yard with privacy fencing, along with two additional lots—ideal for outdoor enjoyment, expansion, or future opportunities. The roof is approximately seven years old, and the HVAC system is eight years old. Home is being sold as-is. Survey at buyer’s expense. Call today to schedule your personal tour!

8. 2026-01-27
   listed $109,900 Active 548-char remark

   Show marketing remark (548 chars)

   Come take a look at this three-bedroom, one-bath home featuring a dedicated office and a large kitchen with ample space for everyday living. A three-car garage is located in the backyard, and the property offers a generous fenced yard with privacy fencing, along with two additional lots—ideal for outdoor enjoyment, expansion, or future opportunities. The roof is approximately seven years old, and the HVAC system is eight years old. Home is being sold as-is. Survey at buyer’s expense. Call today to schedule your personal tour!

9. 2016-06-01
   soldstatus
10. 2016-05-31
    soldstatus
11. 2016-04-22
    listed $54,900
12. 2006-03-23
    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: $1,532 · $128/mo
• Projected year-2 tax: $1,645 · $137/mo
• Expected delta: +$113/yr (+$9/mo · 7.4%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 99% 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: $16,455
• − Mortgage interest: −$5,036
• − Property taxes: −$1,532
• − Insurance: −$5,568
• − Repairs & maintenance: −$1,316
• − Management: −$1,316
• − Depreciation: −$2,615
• Taxable loss: −$930
• Est. tax savings @ 24.0%: +$223
• After-tax cash flow: $464/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

+63.8% since first listed

12 events — show timeline

• 2026-05-02 Pending — HARMLS
• 2026-04-28 Pending — BBOR
• 2026-04-15 Price Changed $89,900 BBOR
• 2026-04-15 Price Changed $89,900 HARMLS
• 2026-03-16 Price Changed $99,900 HARMLS
• 2026-03-06 Price Changed $99,900 BBOR
• 2026-01-27 Listed $109,900 BBOR
• 2026-01-27 Listed $109,900 HARMLS
• 2016-06-01 Sold (Public Records) — Public Records
• 2016-05-31 Sold (MLS) — BBOR
• 2016-04-22 Listed $54,900 BBOR
• 2006-03-23 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,532 · +6.4% YoY. Source: county tax records.