4816 Westmore Ave · West Orange, TX 77630

$149,900

3 bd · 1.0 ba · 1,111 sqft · SingleFamily public records · 19 Days on market

Built 1960 6,970 sqft lot Est $147k · at est.

---

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 +14.8/30.0
• ARV discount +6.5/15.0
• Appreciation +5.5/10.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Schools +4.0/10.0
• Rent growth +3.9/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0

Listing remarks

This precious home is beautifully updated and the perfect place to begin your homeownership journey. Generously sized bedrooms, updated finishes with a fresh welcoming atmosphere that will make you feel right at home! Wonderful size back yard with so much room to enjoy! Whether you are a first-time buyer, looking to downsize or searching for an investment opportunity, this home offers the perfect combination of comfort, style and affordability.

Key facts

• 6,970 sq ft lot
• Garage
• Listed 19 days

Property features AI

Exterior

• Parking: Attached garage (1 car); Carport (2 cars)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Built with frame construction and asbestos materials; Slab foundation; Composition roof
• Exterior features: Deck; Chain link fencing; Public maintained road

Interior

• Kitchen: Refrigerator; Range
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air
• Interior features: Refrigerator; Range; Tile flooring; Ceiling fans; Smoke detector(s)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-84 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $135k (9.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (9.4% below list).
• Recommended offer: $135k (9.9% below list) — sets the bar for cash-flow.

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-, amenities F, commute F.
• Bridge City ISD (other): math 41% / reading 51% proficiency, ranked #224 of 826 in TX (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Bridge City El (843 students, 50% FRL); Bridge City Middle (math 34% / reading 46%, grade F, #646 of 1,662 statewide, top 40%, 695 students, 40% FRL); Bridge City H S (math 42% / reading 66%, grade C-, #422 of 1,632 statewide, top 26%, 894 students, 34% FRL) — zoned schools at 41% FRL track the district average.
• Market conditions: Rents rising fast (+5.7%/yr); 338 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 $3k of equity ($1k loan paydown + $2k appreciation (1.0% local appreciation)).
• 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 19 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,011 (9.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1960 — 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. 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. 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?
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: 0.91% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.17%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $146,652
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4916 Lawndale Ave	0.09mi	3/1.5	1,138 (+2%)	11mo	$149,900	$132	81
3627 Bowling Ln	0.66mi	3/1.0	1,135 (+2%)	15mo	$65,000	$57	53

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: 0.7%
• Equity multiple: 1.03×
• Total profit: $1,407
• Equity at exit: $51,251

10-year hold

• IRR: 7.2%
• Equity multiple: 1.94×
• Total profit: $39,443
• Equity at exit: $68,168

Cash invested: $41,972 (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: 338
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,358 high
• Mortgage (P&I): −$786
• Tax from tax record: −$184 /mo · $2,205/yr
• Insurance: −$62
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $-84

Break-even live

Break-even rent $1,465

Max offer price $135,011

Occupancy floor —

Sensitivity live

Price	-10% $1	-5% $-42	+0% $-84	+5% $-127	+10% $-169
Rent	-10% $-192	-5% $-138	+0% $-84	+5% $-31	+10% $23
Rate	-1.0pp $-9	-0.5pp $-46	base $-84	+0.5pp $-123	+1.0pp $-163

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1010 Highway 87 S Orange, TX	1.0–3.0	1.0–2.0	880	$1,425	$1.62	15d	13	0.37mi
316 Old Timers Rd Unit 316 Orange, TX	3.0	2.0	1200	$1,595	$1.33	45d	1	0.55mi
3726 Bowling Ln Orange, TX	3.0	1.0	1045	$1,150	$1.10	45d	1	0.64mi
107 Dahlia St Orange, TX	3.0	1.0	1149	$1,300	$1.13	15d	1	0.83mi
1543 Alamo St West Orange, TX	3.0	1.0	1170	$1,200	$1.03	15d	1	0.91mi
309 Quincy St West Orange, TX	3.0	1.5	1113	$1,200	$1.08	15d	1	0.92mi
310 Camellia Ave Orange, TX	3.0	1.0	988	$1,295	$1.31	23d	1	1.09mi
302 Bridal Wreath Ave Orange, TX	3.0	1.0	1182	$1,195	$1.01	45d	1	1.11mi
403 Bluebonnet Dr Orange, TX	3.0	1.0	1196	$1,300	$1.09	45d	1	1.12mi
101 Azalea Ave Unit A Orange, TX	3.0	1.0	1200	$2,000	$1.67	45d	1	1.21mi
3714 Ridgemont Dr Orange, TX	3.0	1.0	1020	$1,450	$1.42	15d	1	1.23mi
3615 Ridgemont Dr Orange, TX	3.0	1.0	1266	$1,275	$1.01	45d	1	1.26mi
3333 Ridgemont Dr Unit 203 Orange, TX	2.0	1.0	1000	$1,084	$1.08	15d	1	1.33mi
3333 Ridgemont Dr Unit 404 Orange, TX	2.0	1.0	1000	$1,254	$1.25	45d	1	1.38mi
3333 Ridgemont Dr Apt 105 Orange, TX	2.0	1.0	952	$1,255	$1.32	23d	1	1.38mi
3333 Ridgemont Dr Unit 315TWNHME Orange, TX	2.0	1.5	1216	$1,040	$0.86	23d	1	1.38mi
3333 Ridgemont Dr Unit 107 Orange, TX	2.0	1.0	952	$1,255	$1.32	45d	1	1.38mi
3333 Ridgemont Dr Unit 408 Orange, TX	2.0	1.0	1000	$1,059	$1.06	45d	1	1.38mi
3000 MacArthur Dr Orange, TX	3.0	1.0–2.0	791	$1,330	$1.68	15d	12	1.44mi

Listing history 12 events

1. 2026-06-22
   days on market $149,900 Active 19 DOM
2. 2026-06-18
   days on market $149,900 Active 16 DOM
3. 2026-06-17
   days on market $149,900 Active 15 DOM
4. 2026-06-16
   days on market $149,900 Active 14 DOM
5. 2026-06-15
   days on market $149,900 Active 13 DOM
6. 2026-06-14
   days on market $149,900 Active 11 DOM
7. 2026-06-10
   days on market $149,900 Active 8 DOM
8. 2026-06-09
   days on market $149,900 Active 7 DOM
9. 2026-06-08
   days on market $149,900 Active 6 DOM
10. 2026-06-07
    days on market $149,900 Active 5 DOM
11. 2026-06-03
    remarks 448-char remark
12. 2026-06-03
    listed $149,900 Active 1 DOM

ⓘ 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: $2,205 · $184/mo
• Projected year-2 tax: $2,743 · $229/mo
• Expected delta: +$538/yr (+$45/mo · 24.4%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone A · 68% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $16,302
• − Mortgage interest: −$8,397
• − Property taxes: −$2,205
• − Insurance: −$2,252
• − Repairs & maintenance: −$1,304
• − Management: −$1,304
• − Depreciation: −$4,361
• Taxable loss: −$3,521
• Est. tax savings @ 24.0%: +$845
• After-tax cash flow: $-166/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: Bridge City ISD
• NCES district ID: 4811310
• Math proficiency: 41% ▼ -11.00%
• Reading proficiency: 51% ▲ 1.00%
• Median HH income: $60,817
• Composite: 40.47/100
• National rank: #3720
• State rank: #224 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

2 events — show timeline

• 2026-06-02 Listed $149,900 BBOR
• 2015-05-29 Sold (Public Records) — Public Records

Property tax history

+10.9%/yr

Latest (2025): $2,205 · -6.0% YoY. Source: county tax records.