303 W Dewey Ave · Orange, TX 77630

$175,000

9 bd · 0.0 ba · 2,800 sqft · MultiFamily public records · 197 Days on market

Built 1941 Fair condition $62/sqft · 39% below area Est $285k · 39% under

---

Why this score? — see what drove the A- 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.5/10.0
• Rent growth +3.9/5.0
• Livability +3.6/5.0
• Condition / age +2.2/5.0
• Schools +2.0/10.0

Listing remarks MLS

Opportunity to own 3 units Totaling 10 Beds / 3 Baths * * * (Triplex - 303 Dewey--4 Bed 1 Bath, 305 Dewey---3 Bed 1 Bath, 309 Dewey--- 3 Bed 1 Bath), The property has a new roof, fresh exterior paint, updated cabinets, electrical, and flooring.

Key facts

• Listed 196 days

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/?-bath units multifamily listed at $175k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $415/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.8% vs local median 3.8% 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+, amenities F.
• 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.
• Zoned schools: West Orange-Stark El (math 14% / reading 17%, grade F, #3,990 of 4,322 statewide, top 93%, 1,130 students, 94% FRL); West Orange-Stark Middle (math 20% / reading 20%, grade F, #1,428 of 1,662 statewide, top 87%, 505 students, 92% FRL); West Orange-Stark H S (math 19% / reading 31%, grade F, #1,250 of 1,632 statewide, top 77%, 660 students, 88% FRL).
• Market conditions: Rents rising fast (+5.7%/yr); 557 active listings in the ZIP; 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.
• At projected returns (1.0% appreciation + 5.7% rent growth), your $49k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 197 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $24k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 197 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.84% ✓
• Cap rate: 14.83%
• Cash-on-cash: 30.50%
• DSCR: 2.36
• GRM: 4.5

CMA / ARV

• ARV (median comp): $285,000
• List price: $175,000
• Delta: -38.60%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

1.01% appreciation · 5.71% rent growth · sell at horizon

5-year hold

• IRR: 35.4%
• Equity multiple: 2.87×
• Total profit: $91,795
• Equity at exit: $59,832

10-year hold

• IRR: 39.1%
• Equity multiple: 6.20×
• Total profit: $254,584
• Equity at exit: $79,582

Cash invested: $49,000 (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 77630

• Home prices YoY: 0.4%
• Rents YoY: 5.7%
• Active inventory: 557
• Price-to-rent: 13.6×

Monthly cashflow live

• Estimated rent: $3,221 high
• Mortgage (P&I): −$918
• Tax from tax record: −$309 /mo · $3,704/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$676
• Net cashflow: $1,245

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	—	$3,222
Total (3 units)			$3,221

Break-even live

Break-even rent $1,645

Max offer price $175,000

Occupancy floor 56%

Sensitivity live

Price	-10% $1,344	-5% $1,295	+0% $1,245	+5% $1,196	+10% $1,146
Rent	-10% $991	-5% $1,118	+0% $1,245	+5% $1,373	+10% $1,500
Rate	-1.0pp $1,333	-0.5pp $1,290	base $1,245	+0.5pp $1,200	+1.0pp $1,154

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: $43,750
• Closing costs: $5,250
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
206 W Dewey Ave Orange, TX	2.0	1.0	800	$777	$0.97	184d	1	0.09mi
203 W Dewey Ave Orange, TX	2.0	1.0	710	$777	$1.09	0d	1	0.10mi
1885 E Farragut Ave Orange, TX	1.0–3.0	1.0–2.5	1006	$1,049	$1.04	0d	7	0.18mi
514 Morrell Blvd Orange, TX	2.0	1.0	725	$1,050	$1.45	36d	1	0.23mi
310 S Farragut Ave Orange, TX	2.0	1.0	725	$1,150	$1.59	184d	1	0.25mi
2314 6th St Orange, TX	3.0	1.0	1037	$1,325	$1.28	0d	1	0.40mi
2118 8th St Orange, TX	3.0	1.0	—	$1,175	—	154d	1	0.47mi
1214 3rd St Orange, TX	2.0	1.0	675	$895	$1.33	162d	1	0.49mi
2309 7th St Orange, TX	3.0	1.0	1036	$995	$0.96	154d	1	0.54mi
1118 3rd St Orange, TX	4.0	2.0	1702	$1,400	$0.82	29d	1	0.56mi
510 W Bilbo St Orange, TX	2.0	1.0	868	$1,125	$1.30	50d	1	0.56mi
2306 Butler Dr Orange, TX	3.0	1.0	1375	$1,250	$0.91	0d	1	0.63mi
2306 Butler Dr Orange, TX	3.0	1.0	1375	$1,250	$0.91	12d	1	0.63mi
1711 11th St Orange, TX	3.0	1.0	1356	$949	$0.70	2d	1	0.68mi
1205 Wrenway Orange, TX	4.0	2.0	1551	$1,775	$1.14	154d	1	0.69mi
2227 Westway St Orange, TX	3.0	2.0	—	$1,195	—	184d	1	0.70mi
2511 N 8th St Unit Left Orange, TX	2.0	1.0	750	$900	$1.20	0d	1	0.70mi
2511 8th St Orange, TX	2.0	1.0	—	$800	—	0d	1	0.70mi
2325 Butler Dr Orange, TX	3.0	2.0	1324	$1,425	$1.08	38d	1	0.73mi
1019 Ruby Ln Orange, TX	2.0	1.0	1243	$900	$0.72	51d	1	0.76mi
1030 Clairmont Dr Orange, TX	3.0	2.0	1372	$1,850	$1.35	162d	1	0.80mi
2314 Pacific St Orange, TX	3.0	1.0	905	$750	$0.83	0d	1	0.86mi
1500 Link Ave Orange, TX	1.0–2.0	1.0–1.5	1082	$1,050	$0.97	0d	1	0.87mi
2318 Pacific St Orange, TX	2.0	1.0	800	$800	$1.00	154d	1	0.87mi
3 Pacific Cir Orange, TX	4.0	1.0	1361	$1,500	$1.10	162d	1	0.90mi
1408 S Hart Ave Orange, TX	2.0	1.0	840	$1,200	$1.43	10d	1	0.91mi
6 W Eads Ave Orange, TX	3.0	2.0	1100	$1,400	$1.27	0d	1	0.93mi
905 9th St Orange, TX	3.0	1.0	—	$1,050	—	0d	1	0.93mi
9 W Eads Ave Orange, TX	3.0	2.0	1255	$1,400	$1.12	184d	1	0.95mi
2203 N 16th St Orange, TX	3.0	2.0	989	$1,100	$1.11	10d	1	1.00mi
605 N 4th St Unit A Orange, TX	2.0	1.0	860	$900	$1.05	154d	1	1.00mi
605 4th St Orange, TX	3.0	1.0	800	$800	$1.00	0d	1	1.01mi
605 N 4th St Unit 2ND Orange, TX	2.0	1.0	750	$950	$1.27	0d	1	1.01mi
605 N 4th St Unit 2ND Orange, TX	2.0	1.0	750	$950	$1.27	12d	1	1.01mi
605 4th St Orange, TX	2.0	1.0	1350	$900	$0.67	2d	1	1.01mi
12 Putnam Ave Orange, TX	3.0	1.5	1373	$1,500	$1.09	33d	1	1.11mi
1010 N 16th St Orange, TX	3.0	1.5	1100	$1,500	$1.36	10d	1	1.20mi
1117 18th St Orange, TX	4.0	2.0	1716	$1,500	$0.87	184d	1	1.23mi
2208 Monterrey Dr Orange, TX	3.0	1.0	1132	$1,200	$1.06	184d	1	1.35mi
204 10th St Orange, TX	2.0	1.0	—	$775	—	7d	1	1.37mi

Property features AI

Exterior

• Utilities: Public waterPublic sewer
• Home design: Residential income propertyMulti-family (duplex/triplex/fourplex)
• Exterior features: Composition roof

Interior

• Kitchen: Range and oven
• Flooring: Vinyl
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: Range and ovenVinyl flooring
• Laundry & utility: Washer hookup

Listing history 50 events

1. 2026-10-29
   days on market $175,000 Active 197 DOM
2. 2026-10-28
   days on market $175,000 Active 196 DOM
3. 2026-10-27
   days on market $175,000 Active 195 DOM
4. 2026-10-26
   days on market $175,000 Active 194 DOM
5. 2026-10-25
   days on market $175,000 Active 193 DOM
6. 2026-10-24
   days on market $175,000 Active 192 DOM
7. 2026-10-23
   days on market $175,000 Active 191 DOM
8. 2026-10-22
   days on market $175,000 Active 190 DOM
9. 2026-10-21
   days on market $175,000 Active 189 DOM
10. 2026-10-20
    days on market $175,000 Active 188 DOM
11. 2026-10-19
    days on market $175,000 Active 187 DOM
12. 2026-10-18
    days on market $175,000 Active 186 DOM
13. 2026-10-17
    days on market $175,000 Active 185 DOM
14. 2026-10-16
    days on market $175,000 Active 184 DOM
15. 2026-10-15
    days on market $175,000 Active 183 DOM
16. 2026-10-14
    days on market $175,000 Active 182 DOM
17. 2026-10-13
    days on market $175,000 Active 181 DOM
18. 2026-10-12
    days on market $175,000 Active 180 DOM
19. 2026-10-11
    days on market $175,000 Active 179 DOM
20. 2026-10-10
    days on market $175,000 Active 178 DOM
21. 2026-10-09
    days on market $175,000 Active 177 DOM
22. 2026-10-08
    days on market $175,000 Active 176 DOM
23. 2026-10-07
    days on market $175,000 Active 175 DOM
24. 2026-10-06
    days on market $175,000 Active 174 DOM
25. 2026-10-05
    days on market $175,000 Active 173 DOM
26. 2026-10-04
    days on market $175,000 Active 172 DOM
27. 2026-10-03
    days on market $175,000 Active 171 DOM
28. 2026-10-02
    days on market $175,000 Active 170 DOM
29. 2026-10-01
    days on market $175,000 Active 169 DOM
30. 2026-09-30
    days on market $175,000 Active 168 DOM
31. 2026-09-29
    days on market $175,000 Active 167 DOM
32. 2026-09-28
    days on market $175,000 Active 166 DOM
33. 2026-09-27
    days on market $175,000 Active 165 DOM
34. 2026-09-26
    days on market $175,000 Active 164 DOM
35. 2026-09-25
    days on market $175,000 Active 163 DOM
36. 2026-09-24
    days on market $175,000 Active 162 DOM
37. 2026-09-23
    days on market $175,000 Active 161 DOM
38. 2026-09-22
    days on market $175,000 Active 160 DOM
39. 2026-09-21
    days on market $175,000 Active 159 DOM
40. 2026-09-20
    days on market $175,000 Active 158 DOM
41. 2026-09-18
    days on market $175,000 Active 156 DOM
42. 2026-09-17
    days on market $175,000 Active 155 DOM
43. 2026-09-16
    days on market $175,000 Active 154 DOM
44. 2026-09-15
    days on market $175,000 Active 153 DOM
45. 2026-09-14
    days on market $175,000 Active 152 DOM
46. 2026-09-13
    days on market $175,000 Active 151 DOM
47. 2026-09-12
    days on market $175,000 Active 150 DOM
48. 2026-09-11
    days on market $175,000 Active 149 DOM
49. 2026-09-05
    days on market $175,000 Active 143 DOM
50. 2026-09-04
    days on market $175,000 Active 142 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: $3,704 · $309/mo
• Projected year-2 tax: $3,704 · $309/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 4/10 Moderate FEMA zone X (shaded) · 20% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,652
• − Mortgage interest: −$9,803
• − Property taxes: −$3,704
• − Insurance: −$875
• − Repairs & maintenance: −$3,092
• − Management: −$3,092
• − Depreciation: −$5,091
• Taxable income: $12,995
• Est. tax owed @ 24.0%: −$3,119
• After-tax cash flow: $11,825/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 · 7 photos

Fair 45/100 Moderate rehab Est. rehab $70,000–$126,000 screening

This triplex requires moderate renovations, including a kitchen and bathroom update, to improve its condition and value.

Repairs flagged

• Major Kitchen — No photos of the kitchen are provided, but the listing suggests it is in poor condition.
• Moderate Bathroom — The bathroom appears outdated with a clawfoot tub and dated fixtures.

Value-add opportunities

• Resale Kitchen renovation — A modern kitchen can significantly increase the home's resale value. ↑
• Rental Bathroom update — Updating the bathroom can attract renters and increase rental income. ↑
• Both Landscaping — A well-maintained exterior can improve both resale and rental appeal. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 20/100

Zoned Schools

Elementary West Orange-Stark El F TX #3,990/4,322 Nat'l #36,161/41,679 Middle West Orange-Stark Middle F TX #1,428/1,662 Nat'l #11,652/14,009 High West Orange-Stark H S F TX #1,250/1,632 Nat'l #12,347/17,239

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

B Composite livability gradescore 71/100

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 · 88,065 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: 12% of renters

---

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%
• 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

Property features AI

Exterior

• Utilities: Public waterPublic sewer
• Home design: Residential income propertyMulti-family (duplex/triplex/fourplex)
• Exterior features: Composition roof

Interior

• Kitchen: Range and oven
• Flooring: Vinyl
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: Range and ovenVinyl flooring
• Laundry & utility: Washer hookup

Price history

+320.0% since first listed

13 events — show timeline

• 2026-06-22 Price Changed $189,000 BBOR
• 2026-04-15 Listed $199,000 BBOR
• 2024-09-11 Sold (Public Records) — Public Records
• 2024-09-11 Sold (MLS) — BBOR
• 2024-08-12 Pending — BBOR
• 2024-07-10 Relisted — BBOR
• 2024-07-08 Price Changed $144,990 BBOR
• 2024-04-03 Pending — BBOR
• 2024-02-19 Price Changed $199,990 BBOR
• 2024-01-30 Price Changed $239,990 BBOR
• 2023-09-30 Delisted — BBOR
• 2023-07-31 Listed $249,990 BBOR
• 2013-09-13 Listed $45,000 BBOR

Property tax history

+10.6%/yr

Latest (2025): $3,704 · -23.3% YoY. Source: county tax records.