5403 Old State Hwy 87 · Orange, TX 77632

$149,999

3 bd · 2.0 ba · 1,509 sqft · SingleFamily · 475 Days on market

Built 1969 Poor condition 0.34 ac lot $99/sqft · 11% below area Est $169k · 11% under ↓ 7% 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 +19.7/30.0
• ARV discount +12.6/15.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ORANGE COUNTY INVESTORS! We have a single-family home in need of some TLC available in Orange, TX. This property sits on a nice sized 1509 Sq. Ft. lot and features spacious bedrooms, plenty of yard space, and two car garage. It needs some repairs but has lots of potential to be a truly amazing living space. The location is another added bonus that offers you convenient access to Hwy 87 and is near some eateries and local convenience stores. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

Key facts

• Plenty of yard space
• Nice sized lot
• Near eateries

Tags

• SINGLE-FAMILY HOME
• NICE SIZED LOT
• PLENTY OF YARD SPACE
• CONVENIENT ACCESS TO HWY 87
• NEAR EATERIES
• NEAR LOCAL CONVENIENCE STORES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $176 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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-.
• Little Cypress-Mauriceville CISD (rural): math 35% / reading 40% proficiency, ranked #435 of 826 in TX (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 294 active listings in the ZIP; 3 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

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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.

Negotiation context

• It's been on market 475 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Recommended offer $131,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 475 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. 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: 1.02% ✓
• Cap rate: 7.70%
• Cash-on-cash: 5.04%
• DSCR: 1.22
• GRM: 8.1

CMA / ARV

• ARV (median comp): $169,348
• List price: $149,999
• Delta: -11.43%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2207 Spring Oak	0.69mi	3/2.0	1,702 (+13%)	7mo	$239,900	$141	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -8.4%
• Equity multiple: 0.69×
• Total profit: $-13,046
• Equity at exit: $22,365

10-year hold

• IRR: 1.1%
• Equity multiple: 1.08×
• Total profit: $3,204
• Equity at exit: $12,969

Cash invested: $42,000 (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 77632

• Home prices YoY: -31.6%
• Active inventory: 294
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,536 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$187 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $176

Break-even live

Break-even rent $1,312

Max offer price $149,999

Occupancy floor 84%

Sensitivity live

Price	-10% $280	-5% $228	+0% $176	+5% $125	+10% $73
Rent	-10% $55	-5% $116	+0% $176	+5% $237	+10% $298
Rate	-1.0pp $252	-0.5pp $215	base $176	+0.5pp $138	+1.0pp $98

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4417 Willowglen St Orange, TX	3.0	2.0	1658	$1,650	$1.00	14d	1	0.74mi
3901 Beverly Ave Orange, TX	3.0	2.0	1359	$1,500	$1.10	14d	1	0.96mi
1907 Walnut Ave Orange, TX	3.0	1.5	1360	$1,475	$1.08	14d	1	1.02mi

Listing history 18 events

1. 2026-06-18
   days on market $149,999 Active 475 DOM
2. 2026-06-17
   days on market $149,999 Active 474 DOM
3. 2026-06-16
   days on market $149,999 Active 473 DOM
4. 2026-06-15
   days on market $149,999 Active 472 DOM
5. 2026-06-14
   days on market $149,999 Active 470 DOM
6. 2026-06-13
   days on market $149,999 Active 469 DOM
7. 2026-06-10
   days on market $149,999 Active 467 DOM
8. 2026-06-09
   days on market $149,999 Active 466 DOM
9. 2026-06-08
   days on market $149,999 Active 465 DOM
10. 2026-06-07
    days on market $149,999 Active 464 DOM
11. 2026-06-03
    days on market $149,999 Active 460 DOM
12. 2026-06-02
    days on market $149,999 Active 459 DOM
13. 2026-06-01
    days on market $149,999 Active 458 DOM
14. 2026-05-31
    days on market $149,999 Active 457 DOM
15. 2026-05-30
    days on market $149,999 Active 456 DOM
16. 2026-04-24
    price $149,999 669-char remark

    Show marketing remark (669 chars)

    ORANGE COUNTY INVESTORS! We have a single-family home in need of some TLC available in Orange, TX. This property sits on a nice sized 1509 Sq. Ft. lot and features spacious bedrooms, plenty of yard space, and two car garage. It needs some repairs but has lots of potential to be a truly amazing living space. The location is another added bonus that offers you convenient access to Hwy 87 and is near some eateries and local convenience stores. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

17. 2026-02-19
    price $151,499 669-char remark

    Show marketing remark (669 chars)

    ORANGE COUNTY INVESTORS! We have a single-family home in need of some TLC available in Orange, TX. This property sits on a nice sized 1509 Sq. Ft. lot and features spacious bedrooms, plenty of yard space, and two car garage. It needs some repairs but has lots of potential to be a truly amazing living space. The location is another added bonus that offers you convenient access to Hwy 87 and is near some eateries and local convenience stores. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

18. 2025-02-28
    listed $161,499 Active 669-char remark

    Show marketing remark (669 chars)

    ORANGE COUNTY INVESTORS! We have a single-family home in need of some TLC available in Orange, TX. This property sits on a nice sized 1509 Sq. Ft. lot and features spacious bedrooms, plenty of yard space, and two car garage. It needs some repairs but has lots of potential to be a truly amazing living space. The location is another added bonus that offers you convenient access to Hwy 87 and is near some eateries and local convenience stores. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

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

Taxation est. · year 1

• Rental income: $18,426
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,474
• − Management: −$1,474
• − Depreciation: −$4,364
• Taxable loss: −$288
• Est. tax savings @ 24.0%: +$69
• After-tax cash flow: $2,186/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.

Condition & rehab AI · 13 photos

Poor 20/100 Extensive rehab

This single-family home requires extensive repairs and updates to bring it up to a livable condition. The roof, exterior, flooring, walls, and HVAC system all need significant attention. However, with the right investment, it has the potential to become a great living space.

Repairs flagged

• Major roof — Severe weathering and visible damage
• Major exterior siding — Overgrown vegetation and peeling paint
• Major flooring — Damaged carpet and exposed subfloor
• Major interior walls — Paint peeling and exposed insulation
• Major HVAC system — Exposed ducts and ceiling fans in need of maintenance

Value-add opportunities

• Resale New roof — A new roof would significantly improve the home's curb appeal and value
• Rental Landscaping — Well-maintained landscaping can attract tenants and increase rental value
• Both Flooring replacement — New flooring would improve the home's appearance and functionality
• Both Interior wall repairs — Repainting and repairing walls would enhance the home's overall condition and value
• Both HVAC system upgrade — A new HVAC system would improve comfort and energy efficiency, attracting buyers and renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Severe weathering and visible damage	Major	$15,000–50,000
exterior siding · Overgrown vegetation and peeling paint	Major	$15,000–50,000
flooring · Damaged carpet and exposed subfloor	Major	$15,000–50,000
interior walls · Paint peeling and exposed insulation	Major	$15,000–50,000
HVAC system · Exposed ducts and ceiling fans in need of maintenance	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale New roof — A new roof would significantly improve the home's curb appeal and value ↑
• Rental Landscaping — Well-maintained landscaping can attract tenants and increase rental value ↑
• Both Flooring replacement — New flooring would improve the home's appearance and functionality ↑
• Both Interior wall repairs — Repainting and repairing walls would enhance the home's overall condition and value ↑
• Both HVAC system upgrade — A new HVAC system would improve comfort and energy efficiency, attracting buyers and renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Little Cypress-Mauriceville CISD
• NCES district ID: 4827690
• Math proficiency: 35% ▼ -5.00%
• Reading proficiency: 40% ▲ 1.00%
• Median HH income: $60,483
• Composite: 33.41/100
• National rank: #5473
• State rank: #435 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): 22,976
• Household income: $74,418
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 431.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 8% Two or more races 6% Black 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 8% Slovak 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -68.96%
• Current HPI: 149.354
• 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

-7.1% since first listed

3 events — show timeline

• 2026-04-24 Price Changed $149,999 HARMLS
• 2026-02-19 Price Changed $151,499 HARMLS
• 2025-02-28 Listed $161,499 HARMLS