1195 Terry Rd · Vidor, TX 77612

$99,900

2 bd · 1.0 ba · 756 sqft · SingleFamily public records · 74 Days on market

Built 1965 0.42 ac lot $132/sqft · 6% below area Est $107k · 6% under

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Why this score? — see what drove the B 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 +10.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

STARTER!! For Sale or Lease! This quaint 2 bedroom 1 bath home comes with a refrigerator and stackable washer/dryer. Flooring is vinyl plank throughout. Kitchen has a breakfast bar and electric stove. Bathroom has a step-in shower with glass door. Window units both heat and cool the home. House sits on a large lot of . 42 of an acre and has previous had a mobile home. Mobile home pad appears to have hook-ups for electrical.

Key facts

• Large lot
• Electric stove
• Vinyl plank flooring

Tags

• STACKABLE WASHER DRYER
• VINYL PLANK FLOORING
• BREAKFAST BAR
• ELECTRIC STOVE
• STEP IN SHOWER
• LARGE LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $550 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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: schools D-, 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.
• Market conditions: 103 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 4 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

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 1.55% ✓
• Cap rate: 12.90%
• Cash-on-cash: 23.58%
• DSCR: 2.05
• GRM: 5.4

CMA / ARV

• ARV (median comp): $106,688
• List price: $99,900
• Delta: -6.36%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
735 Terry Rd	0.33mi	2/1.0	720 (-5%)	21mo	$109,000	$151	60

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: 16.7%
• Equity multiple: 1.67×
• Total profit: $18,834
• Equity at exit: $14,895

10-year hold

• IRR: 25.3%
• Equity multiple: 3.20×
• Total profit: $61,535
• Equity at exit: $8,638

Cash invested: $27,972 (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 77612

• Home prices YoY: -5.7%
• Active inventory: 103
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,550 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$109 /mo · $1,312/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $550

Break-even live

Break-even rent $854

Max offer price $99,900

Occupancy floor 60%

Sensitivity live

Price	-10% $606	-5% $578	+0% $550	+5% $521	+10% $493
Rent	-10% $427	-5% $488	+0% $550	+5% $611	+10% $672
Rate	-1.0pp $600	-0.5pp $575	base $550	+0.5pp $524	+1.0pp $497

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
290 Beach St Vidor, TX	3.0	1.5	1000	$1,550	$1.55	14d	1	1.21mi

Listing history 25 events

1. 2026-06-21
   days on market $99,900 Active 74 DOM
2. 2026-06-18
   days on market $99,900 Active 71 DOM
3. 2026-06-17
   days on market $99,900 Active 70 DOM
4. 2026-06-16
   days on market $99,900 Active 69 DOM
5. 2026-06-15
   days on market $99,900 Active 68 DOM
6. 2026-06-14
   days on market $99,900 Active 66 DOM
7. 2026-06-10
   days on market $99,900 Active 63 DOM
8. 2026-06-09
   days on market $99,900 Active 62 DOM
9. 2026-06-08
   days on market $99,900 Active 61 DOM
10. 2026-06-07
    days on market $99,900 Active 60 DOM
11. 2026-06-03
    days on market $99,900 Active 56 DOM
12. 2026-06-02
    days on market $99,900 Active 55 DOM
13. 2026-06-01
    days on market $99,900 Active 54 DOM
14. 2026-05-31
    days on market $99,900 Active 53 DOM
15. 2026-05-30
    days on market $99,900 Active 52 DOM
16. 2026-05-13
    status Active 427-char remark

    Show marketing remark (427 chars)

    STARTER!! For Sale or Lease! This quaint 2 bedroom 1 bath home comes with a refrigerator and stackable washer/dryer. Flooring is vinyl plank throughout. Kitchen has a breakfast bar and electric stove. Bathroom has a step-in shower with glass door. Window units both heat and cool the home. House sits on a large lot of . 42 of an acre and has previous had a mobile home. Mobile home pad appears to have hook-ups for electrical.

17. 2026-05-06
    status Pending 427-char remark

    Show marketing remark (427 chars)

    STARTER!! For Sale or Lease! This quaint 2 bedroom 1 bath home comes with a refrigerator and stackable washer/dryer. Flooring is vinyl plank throughout. Kitchen has a breakfast bar and electric stove. Bathroom has a step-in shower with glass door. Window units both heat and cool the home. House sits on a large lot of . 42 of an acre and has previous had a mobile home. Mobile home pad appears to have hook-ups for electrical.

18. 2026-04-01
    listed $99,900 Active 427-char remark

    Show marketing remark (427 chars)

    STARTER!! For Sale or Lease! This quaint 2 bedroom 1 bath home comes with a refrigerator and stackable washer/dryer. Flooring is vinyl plank throughout. Kitchen has a breakfast bar and electric stove. Bathroom has a step-in shower with glass door. Window units both heat and cool the home. House sits on a large lot of . 42 of an acre and has previous had a mobile home. Mobile home pad appears to have hook-ups for electrical.

19. 2025-05-27
    historical $1,000
20. 2025-05-14
    listed $1,000
21. 2025-05-13
    price $119,000
22. 2021-12-22
    soldstatus
23. 2021-12-21
    soldstatus
24. 2021-12-21
    soldstatus
25. 2021-10-06
    listed $40,000

ⓘ 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: $1,312 · $109/mo
• Projected year-2 tax: $1,828 · $152/mo
• Expected delta: +$516/yr (+$43/mo · 39.3%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 47% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $18,600
• − Mortgage interest: −$5,596
• − Property taxes: −$1,312
• − Insurance: −$500
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$2,906
• Taxable income: $5,310
• Est. tax owed @ 24.0%: −$1,274
• After-tax cash flow: $5,321/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

• City population: 25,041
• Population (ZIP): 9,152

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 8% Two or more races 5%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -10.14%
• Current HPI: 168.7562
• Rent YoY: —
• Metro: —
• 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

+149.8% since first listed

10 events — show timeline

• 2026-05-13 Relisted — BBOR
• 2026-05-06 Pending — BBOR
• 2026-04-01 Listed $99,900 BBOR
• 2025-05-27 Rental Removed $1,000 BBOR
• 2025-05-14 Listed for Rent $1,000 BBOR
• 2025-05-13 Price Changed $119,000 BBOR
• 2021-12-22 Sold (Public Records) — Public Records
• 2021-12-21 Sold (Public Records) — Public Records
• 2021-12-21 Sold (MLS) — BBOR
• 2021-10-06 Listed $40,000 BBOR

Property tax history

+5.1%/yr

Latest (2025): $1,312 · +18.9% YoY. Source: county tax records.