1245 Rainbow Ln · Vidor, TX 77662

$22,000

1 bd · 1.0 ba · 936 sqft · SingleFamily public records · 10 Days on market

Built 1948 0.33 ac lot

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

1245 Vidor, Texas – Investor Opportunity This property has been uninhabitable for many years and features an unconventional layout. The owner has priced it close to lot value, recognizing that redevelopment or major renovations will be required. Lot is ideal for investors or buyers seeking a clean slate to create value. Property is being sold as-is

Key facts

• Clean slate
• Lot value
• 0.33 acre lot

Tags

• UNCONVENTIONAL LAYOUT
• LOT VALUE
• CLEAN SLATE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $22k.

Deal economics

• At list price, monthly cash flow is $640 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $22k).
• Cap rate 41.2% 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: 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.
• Zoned schools: Vidor H S (math 56% / reading 40%, grade D, #571 of 1,632 statewide, top 36%, 1,193 students, 50% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: 242 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 235 units permitted in Orange County in 2024 (50 in 5+ unit buildings).
• This rent is only 17% of the median local income ($72k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $152 of loan paydown is wiped out by about $660 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 5y ago; this cycle's ask is 47% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $22,000

Questions for the listing agent

1. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 4.56% ✓
• Cap rate: 41.20%
• Cash-on-cash: 124.67%
• DSCR: 6.55
• GRM: 1.8

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: —
• Equity multiple: 7.04×
• Total profit: $37,212
• Equity at exit: $3,280

10-year hold

• IRR: —
• Equity multiple: 14.79×
• Total profit: $84,952
• Equity at exit: $1,902

Cash invested: $6,160 (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: 242
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,003 medium
• Mortgage (P&I): −$115
• Tax est. 1.5%: −$28 /mo · $330/yr
• Insurance: −$9
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $640

Break-even live

Break-even rent $192

Max offer price $22,000

Occupancy floor 31%

Sensitivity live

Price	-10% $655	-5% $648	+0% $640	+5% $632	+10% $625
Rent	-10% $561	-5% $600	+0% $640	+5% $680	+10% $719
Rate	-1.0pp $651	-0.5pp $646	base $640	+0.5pp $634	+1.0pp $628

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: $5,500
• Closing costs: $660
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
475 S Denver St Vidor, TX	2.0	1.0	660	$850	$1.29	22d	1	1.22mi
475 S Denver St Vidor, TX	2.0–3.0	1.0	910	$850	$0.93	45d	2	1.25mi
475 S Denver St Unit St216 Vidor, TX	2.0	1.0	880	$850	$0.97	15d	1	1.25mi
240 Mill St Unit B Vidor, TX	1.0	1.0	880	$995	$1.13	15d	1	1.27mi

Listing history 12 events

1. 2026-04-07
   status Pending 356-char remark

   Show marketing remark (356 chars)

   1245 Vidor, Texas – Investor Opportunity This property has been uninhabitable for many years and features an unconventional layout. The owner has priced it close to lot value, recognizing that redevelopment or major renovations will be required. Lot is ideal for investors or buyers seeking a clean slate to create value. Property is being sold as-is

2. 2025-12-21
   status Pending
3. 2025-12-16
   status Active 356-char remark

   Show marketing remark (356 chars)

   1245 Vidor, Texas – Investor Opportunity This property has been uninhabitable for many years and features an unconventional layout. The owner has priced it close to lot value, recognizing that redevelopment or major renovations will be required. Lot is ideal for investors or buyers seeking a clean slate to create value. Property is being sold as-is

4. 2025-12-16
   price $22,000 356-char remark

   Show marketing remark (356 chars)

   1245 Vidor, Texas – Investor Opportunity This property has been uninhabitable for many years and features an unconventional layout. The owner has priced it close to lot value, recognizing that redevelopment or major renovations will be required. Lot is ideal for investors or buyers seeking a clean slate to create value. Property is being sold as-is

5. 2025-12-16
   price $22,000

   Show marketing remark (356 chars)

   1245 Vidor, Texas – Investor Opportunity This property has been uninhabitable for many years and features an unconventional layout. The owner has priced it close to lot value, recognizing that redevelopment or major renovations will be required. Lot is ideal for investors or buyers seeking a clean slate to create value. Property is being sold as-is

6. 2025-12-16
   status Active

   Show marketing remark (356 chars)

   1245 Vidor, Texas – Investor Opportunity This property has been uninhabitable for many years and features an unconventional layout. The owner has priced it close to lot value, recognizing that redevelopment or major renovations will be required. Lot is ideal for investors or buyers seeking a clean slate to create value. Property is being sold as-is

7. 2025-10-04
   status Pending 356-char remark

   Show marketing remark (356 chars)

   1245 Vidor, Texas – Investor Opportunity This property has been uninhabitable for many years and features an unconventional layout. The owner has priced it close to lot value, recognizing that redevelopment or major renovations will be required. Lot is ideal for investors or buyers seeking a clean slate to create value. Property is being sold as-is

8. 2025-09-27
   status Pending
9. 2025-09-25
   listed $15,000 Active 356-char remark

   Show marketing remark (356 chars)

   1245 Vidor, Texas – Investor Opportunity This property has been uninhabitable for many years and features an unconventional layout. The owner has priced it close to lot value, recognizing that redevelopment or major renovations will be required. Lot is ideal for investors or buyers seeking a clean slate to create value. Property is being sold as-is

10. 2025-09-23
    listed $15,000 Active
11. 2021-08-16
    historical
12. 2021-04-19
    listed $82,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 7% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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: $12,031
• − Mortgage interest: −$1,232
• − Property taxes: −$330
• − Insurance: −$110
• − Repairs & maintenance: −$962
• − Management: −$962
• − Depreciation: −$640
• Taxable income: $7,794
• Est. tax owed @ 24.0%: −$1,870
• After-tax cash flow: $5,809/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

-73.2% since first listed

12 events — show timeline

• 2026-04-07 Pending — MCALLENMLS
• 2025-12-21 Pending — HARMLS
• 2025-12-16 Relisted — MCALLENMLS
• 2025-12-16 Price Changed $22,000 MCALLENMLS
• 2025-12-16 Price Changed $22,000 HARMLS
• 2025-12-16 Relisted — HARMLS
• 2025-10-04 Pending — MCALLENMLS
• 2025-09-27 Pending — HARMLS
• 2025-09-25 Listed $15,000 MCALLENMLS
• 2025-09-23 Listed $15,000 HARMLS
• 2021-08-16 Listing Removed — HARMLS
• 2021-04-19 Listed $82,000 HARMLS

Property tax history

+8.9%/yr

Latest (2025): $2,367 · +45.9% YoY. Source: county tax records.