2325 Butler Dr · Orange, TX 77630

$109,900

3 bd · 2.0 ba · 1,324 sqft · SingleFamily public records · 259 Days on market

Built 1955 6,708 sqft lot $83/sqft · 49% above area Est $74k · 49% over

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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 +23.7/30.0
• DSCR +7.6/10.0
• 1% rule +7.5/10.0
• Appreciation +5.5/10.0
• Rent growth +3.9/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Freshly updated single-story home in Orange with a wood-burning fireplace and fully fenced backyard. Recent improvements include termite treatment, subfloor replacement, new flooring, interior paint, stand-up shower, refinished bathtub, and siding replacement. Conveniently located near schools and shopping. Ideal for first-time buyers or investors, offering a cozy 3 beds, 2 baths layout with new floors, quartz countertops, bathroom vanities, central A/C, and a brand-new backyard fence. Peace of mind with upgraded features and minimal maintenance needed. Truly turnkey living awaits at this charming property. Call today for a viewing.

Key facts

• Solid structure
• Single-story home
• 6,708 sq ft lot

Tags

• SINGLE-STORY HOME
• COZY WOOD-BURNING FIREPLACE
• LARGE FENCED BACKYARD
• SOLID STRUCTURE
• FUNCTIONAL FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $142 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 3.9% in Orange — 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 71/100 on livability (#286 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, employment D+, schools 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 235 units permitted in Orange County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($760 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 $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 259 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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 2.8% of price; flood insurance adds $66/mo; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 259 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 1955 — 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 8.57%
• Cash-on-cash: 8.13%
• DSCR: 1.36
• GRM: 6.7

CMA / ARV

• ARV (median comp): $73,844
• List price: $109,900
• Delta: 48.83%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2109 N 3rd St	0.63mi	3/2.0	1,344 (+2%)	10mo	$64,500	$48	60

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: 9.5%
• Equity multiple: 1.49×
• Total profit: $15,148
• Equity at exit: $37,575

10-year hold

• IRR: 15.4%
• Equity multiple: 3.04×
• Total profit: $62,804
• Equity at exit: $49,977

Cash invested: $30,772 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,375 high
• Mortgage (P&I): −$576
• Tax from tax record: −$256 /mo · $3,068/yr
• Insurance: −$46
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $142

Break-even live

Break-even rent $1,195

Max offer price $109,900

Occupancy floor 85%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1019 Ruby Ln Orange, TX	2.0	1.0	1243	$1,100	$0.88	14d	1	0.07mi
2309 7th St Orange, TX	3.0	1.0	1036	$995	$0.96	14d	1	0.18mi
1030 Clairmont Dr Orange, TX	3.0	2.0	1372	$1,850	$1.35	21d	1	0.20mi
9 W Eads Ave Orange, TX	3.0	2.0	1255	$1,400	$1.12	44d	1	0.39mi
3 Pacific Cir Orange, TX	4.0	1.0	1361	$1,500	$1.10	21d	1	0.43mi
1205 Wrenway Orange, TX	4.0	2.0	1551	$1,775	$1.14	14d	1	0.54mi
1500 Link Ave Orange, TX	1.0–2.0	1.0–1.5	1082	$1,050	$0.97	13d	1	0.73mi
2208 Monterrey Dr Orange, TX	3.0	1.0	1132	$1,200	$1.06	44d	1	0.78mi
1907 Walnut Ave Orange, TX	3.0	1.5	1360	$1,475	$1.08	14d	1	0.80mi
3901 Beverly Ave Orange, TX	3.0	2.0	1359	$1,500	$1.10	14d	1	0.81mi
1885 E Farragut Ave Orange, TX	1.0–3.0	1.0–2.5	1023	$1,049	$1.02	13d	9	0.89mi
4417 Willowglen St Orange, TX	3.0	2.0	1658	$1,650	$1.00	14d	1	1.12mi
1117 18th St Orange, TX	4.0	2.0	1716	$1,500	$0.87	44d	1	1.17mi
1010 N 16th St Orange, TX	3.0	1.5	1100	$1,500	$1.36	44d	1	1.26mi
2801 W Sunset Dr Orange, TX	1.0–3.0	1.0–2.0	1113	$1,400	$1.26	13d	27	1.29mi

Listing history 35 events

1. 2026-06-18
   days on market $109,900 Active 259 DOM
2. 2026-06-17
   days on market $109,900 Active 258 DOM
3. 2026-06-16
   days on market $109,900 Active 257 DOM
4. 2026-06-15
   days on market $109,900 Active 256 DOM
5. 2026-06-14
   days on market $109,900 Active 254 DOM
6. 2026-06-13
   days on market $109,900 Active 253 DOM
7. 2026-06-10
   days on market $109,900 Active 251 DOM
8. 2026-06-09
   days on market $109,900 Active 250 DOM
9. 2026-06-08
   days on market $109,900 Active 249 DOM
10. 2026-06-07
    days on market $109,900 Active 248 DOM
11. 2026-06-03
    days on market $109,900 Active 244 DOM
12. 2026-06-02
    days on market $109,900 Active 243 DOM
13. 2026-06-01
    days on market $109,900 Active 242 DOM
14. 2026-05-31
    days on market $109,900 Active 241 DOM
15. 2026-05-30
    days on market $109,900 Active 240 DOM
16. 2026-05-12
    price $109,900 640-char remark

    Show marketing remark (640 chars)

    Freshly updated single-story home in Orange with a wood-burning fireplace and fully fenced backyard. Recent improvements include termite treatment, subfloor replacement, new flooring, interior paint, stand-up shower, refinished bathtub, and siding replacement. Conveniently located near schools and shopping. Ideal for first-time buyers or investors, offering a cozy 3 beds, 2 baths layout with new floors, quartz countertops, bathroom vanities, central A/C, and a brand-new backyard fence. Peace of mind with upgraded features and minimal maintenance needed. Truly turnkey living awaits at this charming property. Call today for a viewing.

17. 2026-03-04
    price $119,000 640-char remark

    Show marketing remark (640 chars)

    Freshly updated single-story home in Orange with a wood-burning fireplace and fully fenced backyard. Recent improvements include termite treatment, subfloor replacement, new flooring, interior paint, stand-up shower, refinished bathtub, and siding replacement. Conveniently located near schools and shopping. Ideal for first-time buyers or investors, offering a cozy 3 beds, 2 baths layout with new floors, quartz countertops, bathroom vanities, central A/C, and a brand-new backyard fence. Peace of mind with upgraded features and minimal maintenance needed. Truly turnkey living awaits at this charming property. Call today for a viewing.

18. 2026-02-16
    price $119,900 640-char remark

    Show marketing remark (640 chars)

    Freshly updated single-story home in Orange with a wood-burning fireplace and fully fenced backyard. Recent improvements include termite treatment, subfloor replacement, new flooring, interior paint, stand-up shower, refinished bathtub, and siding replacement. Conveniently located near schools and shopping. Ideal for first-time buyers or investors, offering a cozy 3 beds, 2 baths layout with new floors, quartz countertops, bathroom vanities, central A/C, and a brand-new backyard fence. Peace of mind with upgraded features and minimal maintenance needed. Truly turnkey living awaits at this charming property. Call today for a viewing.

19. 2025-12-18
    price $139,500 640-char remark

    Show marketing remark (640 chars)

    Freshly updated single-story home in Orange with a wood-burning fireplace and fully fenced backyard. Recent improvements include termite treatment, subfloor replacement, new flooring, interior paint, stand-up shower, refinished bathtub, and siding replacement. Conveniently located near schools and shopping. Ideal for first-time buyers or investors, offering a cozy 3 beds, 2 baths layout with new floors, quartz countertops, bathroom vanities, central A/C, and a brand-new backyard fence. Peace of mind with upgraded features and minimal maintenance needed. Truly turnkey living awaits at this charming property. Call today for a viewing.

20. 2025-11-22
    status Active 640-char remark

    Show marketing remark (640 chars)

    Freshly updated single-story home in Orange with a wood-burning fireplace and fully fenced backyard. Recent improvements include termite treatment, subfloor replacement, new flooring, interior paint, stand-up shower, refinished bathtub, and siding replacement. Conveniently located near schools and shopping. Ideal for first-time buyers or investors, offering a cozy 3 beds, 2 baths layout with new floors, quartz countertops, bathroom vanities, central A/C, and a brand-new backyard fence. Peace of mind with upgraded features and minimal maintenance needed. Truly turnkey living awaits at this charming property. Call today for a viewing.

21. 2025-11-22
    price $149,900 640-char remark

    Show marketing remark (640 chars)

    Freshly updated single-story home in Orange with a wood-burning fireplace and fully fenced backyard. Recent improvements include termite treatment, subfloor replacement, new flooring, interior paint, stand-up shower, refinished bathtub, and siding replacement. Conveniently located near schools and shopping. Ideal for first-time buyers or investors, offering a cozy 3 beds, 2 baths layout with new floors, quartz countertops, bathroom vanities, central A/C, and a brand-new backyard fence. Peace of mind with upgraded features and minimal maintenance needed. Truly turnkey living awaits at this charming property. Call today for a viewing.

22. 2025-09-30
    historical 640-char remark

    Show marketing remark (640 chars)

    Freshly updated single-story home in Orange with a wood-burning fireplace and fully fenced backyard. Recent improvements include termite treatment, subfloor replacement, new flooring, interior paint, stand-up shower, refinished bathtub, and siding replacement. Conveniently located near schools and shopping. Ideal for first-time buyers or investors, offering a cozy 3 beds, 2 baths layout with new floors, quartz countertops, bathroom vanities, central A/C, and a brand-new backyard fence. Peace of mind with upgraded features and minimal maintenance needed. Truly turnkey living awaits at this charming property. Call today for a viewing.

23. 2025-09-22
    price $99,000 640-char remark

    Show marketing remark (640 chars)

    Freshly updated single-story home in Orange with a wood-burning fireplace and fully fenced backyard. Recent improvements include termite treatment, subfloor replacement, new flooring, interior paint, stand-up shower, refinished bathtub, and siding replacement. Conveniently located near schools and shopping. Ideal for first-time buyers or investors, offering a cozy 3 beds, 2 baths layout with new floors, quartz countertops, bathroom vanities, central A/C, and a brand-new backyard fence. Peace of mind with upgraded features and minimal maintenance needed. Truly turnkey living awaits at this charming property. Call today for a viewing.

24. 2025-08-11
    listed $111,000 Active 640-char remark

    Show marketing remark (640 chars)

    Freshly updated single-story home in Orange with a wood-burning fireplace and fully fenced backyard. Recent improvements include termite treatment, subfloor replacement, new flooring, interior paint, stand-up shower, refinished bathtub, and siding replacement. Conveniently located near schools and shopping. Ideal for first-time buyers or investors, offering a cozy 3 beds, 2 baths layout with new floors, quartz countertops, bathroom vanities, central A/C, and a brand-new backyard fence. Peace of mind with upgraded features and minimal maintenance needed. Truly turnkey living awaits at this charming property. Call today for a viewing.

25. 2022-08-02
    soldstatus
26. 2022-07-29
    soldstatus Sold 289-char remark

    Show marketing remark (289 chars)

    This is a cozy 3 beds, 2 baths home. The home boasts new floors, fresh interior and exterior paint, beautiful quartz countertops in kitchen, new bathroom vanities, a brand-new central A/C with a 5-year warranty, and a brand-new fence in the backyard. Give us a call today to see this home.

27. 2022-07-08
    status Pending 289-char remark

    Show marketing remark (289 chars)

    This is a cozy 3 beds, 2 baths home. The home boasts new floors, fresh interior and exterior paint, beautiful quartz countertops in kitchen, new bathroom vanities, a brand-new central A/C with a 5-year warranty, and a brand-new fence in the backyard. Give us a call today to see this home.

28. 2022-06-22
    listed $109,900 Active 289-char remark

    Show marketing remark (289 chars)

    This is a cozy 3 beds, 2 baths home. The home boasts new floors, fresh interior and exterior paint, beautiful quartz countertops in kitchen, new bathroom vanities, a brand-new central A/C with a 5-year warranty, and a brand-new fence in the backyard. Give us a call today to see this home.

29. 2021-09-23
    soldstatus
30. 2021-09-22
    soldstatus
31. 2021-09-22
    soldstatus
32. 2021-08-10
    listed $65,000
33. 2021-07-06
    listed $65,000
34. 2018-09-11
    soldstatus
35. 2008-04-10
    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: $3,068 · $256/mo
• Projected year-2 tax: $3,068 · $256/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) · 72% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,503
• − Mortgage interest: −$6,156
• − Property taxes: −$3,068
• − Insurance: −$1,347
• − Repairs & maintenance: −$1,320
• − Management: −$1,320
• − Depreciation: −$3,197
• Taxable income: $94
• Est. tax owed @ 24.0%: −$22
• After-tax cash flow: $1,683/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 — Orange

• Score: 71/100
• State rank: #286
• US rank: #6456

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Orange, TX
• County: Orange County · 87,112 people
• City population: 22,976
• 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

+69.1% since first listed

20 events — show timeline

• 2026-05-12 Price Changed $109,900 HARMLS
• 2026-03-04 Price Changed $119,000 HARMLS
• 2026-02-16 Price Changed $119,900 HARMLS
• 2025-12-18 Price Changed $139,500 HARMLS
• 2025-11-22 Relisted — HARMLS
• 2025-11-22 Price Changed $149,900 HARMLS
• 2025-09-30 Listing Removed — HARMLS
• 2025-09-22 Price Changed $99,000 HARMLS
• 2025-08-11 Listed $111,000 HARMLS
• 2022-08-02 Sold (Public Records) — Public Records
• 2022-07-29 Sold (MLS) — HARMLS
• 2022-07-08 Pending — HARMLS
• 2022-06-22 Listed $109,900 HARMLS
• 2021-09-23 Sold (Public Records) — Public Records
• 2021-09-22 Sold (MLS) — PNPANBOR
• 2021-09-22 Sold (MLS) — BBOR
• 2021-08-10 Listed $65,000 BBOR
• 2021-07-06 Listed $65,000 PNPANBOR
• 2018-09-11 Sold (Public Records) — Public Records
• 2008-04-10 Sold (Public Records) — Public Records

Property tax history

+9.2%/yr

Latest (2025): $3,068 · +5.7% YoY. Source: county tax records.