303 W Dewey Ave · Orange, TX 77630

$199,000

9 bd · 0.0 ba · 2,800 sqft · Other public records · 64 Days on market

Built 1941

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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 +11.9/30.0
• ARV discount +7.5/15.0
• Appreciation +5.5/10.0
• Rent growth +3.9/5.0
• 1% rule +3.8/10.0
• Livability +3.6/5.0
• DSCR +3.5/10.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

Investor -ready triplex offering exceptional cash flow potential in Orange , Texas. This unique multi-family opportunity features THREE separately metered units totaling10 bedrooms, including one 4 bedroom/1-bath units. Strong fit for traditional or section 8 investors seeking high yield potential. Recent improvements include updated plank flooring, interior repainting, serviced HVAC systems , updated window glass, and newer roof approximately within 10 years per seller. Units feature laundry hookups, appliances. separate electric, water, gas meters, and ample out door space. One unit is currently occupied at $1200 /month with projected gross rental income exceeding $4500/month. Previous Sec 8 occupancy history provides flexibility for voucher backed rental strategies. Opportunities with this bedroom count and income potential at this price point are increasingly hard to find. Ideal for local investors or out of state cash flow buyers, or buyers looking to expand portfolio.

Key facts

• Listed 64 days

What this means for you Summary

Snapshot

• This is a 9-bed/?-bath other listed at $199k.

Deal economics

• At list price, monthly cash flow is $-117 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (10.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (11.9% below list).
• Recommended offer: $175k (11.9% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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-.
• 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.
• Market conditions: Rents rising fast (+5.7%/yr); 337 active listings in the ZIP; 235 units permitted in Orange County in 2024 (50 in 5+ unit buildings).
• This rent runs 33% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• By year 9, 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 64 days — a 6% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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

• Watch-outs: flood insurance adds $66/mo; built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; 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 $175,325 (11.9% 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. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
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 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: 0.88% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.08%
• DSCR: 0.95
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 0.5%
• Equity multiple: 1.03×
• Total profit: $1,409
• Equity at exit: $68,038

10-year hold

• IRR: 7.0%
• Equity multiple: 1.91×
• Total profit: $50,881
• Equity at exit: $90,496

Cash invested: $55,720 (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: 337
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,753 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$309 /mo · $3,704/yr
• Insurance: −$83
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $-117

Break-even live

Break-even rent $1,901

Max offer price $178,412

Occupancy floor —

Sensitivity live

Price	-10% $-4	-5% $-60	+0% $-117	+5% $-173	+10% $-229
Rent	-10% $-255	-5% $-186	+0% $-117	+5% $-47	+10% $22
Rate	-1.0pp $-16	-0.5pp $-66	base $-117	+0.5pp $-168	+1.0pp $-221

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $199,000 Active 64 DOM
2. 2026-06-17
   days on market $199,000 Active 63 DOM
3. 2026-06-16
   days on market $199,000 Active 62 DOM
4. 2026-06-15
   days on market $199,000 Active 61 DOM
5. 2026-06-14
   days on market $199,000 Active 59 DOM
6. 2026-06-13
   days on market $199,000 Active 58 DOM
7. 2026-06-10
   days on market $199,000 Active 56 DOM
8. 2026-06-09
   days on market $199,000 Active 55 DOM
9. 2026-06-08
   days on market $199,000 Active 54 DOM
10. 2026-06-07
    days on market $199,000 Active 53 DOM
11. 2026-06-03
    days on market $199,000 Active 49 DOM
12. 2026-06-02
    days on market $199,000 Active 48 DOM
13. 2026-06-01
    days on market $199,000 Active 47 DOM
14. 2026-05-31
    days on market $199,000 Active 46 DOM
15. 2026-05-30
    days on market $199,000 Active 45 DOM
16. 2026-04-15
    listed $199,000 Active 988-char remark

    Show marketing remark (988 chars)

    Investor -ready triplex offering exceptional cash flow potential in Orange , Texas. This unique multi-family opportunity features THREE separately metered units totaling10 bedrooms, including one 4 bedroom/1-bath units. Strong fit for traditional or section 8 investors seeking high yield potential. Recent improvements include updated plank flooring, interior repainting, serviced HVAC systems , updated window glass, and newer roof approximately within 10 years per seller. Units feature laundry hookups, appliances. separate electric, water, gas meters, and ample out door space. One unit is currently occupied at $1200 /month with projected gross rental income exceeding $4500/month. Previous Sec 8 occupancy history provides flexibility for voucher backed rental strategies. Opportunities with this bedroom count and income potential at this price point are increasingly hard to find. Ideal for local investors or out of state cash flow buyers, or buyers looking to expand portfolio.

17. 2024-09-11
    soldstatus Closed 247-char remark

    Show marketing remark (247 chars)

    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.

18. 2024-09-11
    soldstatus

    Show marketing remark (247 chars)

    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.

19. 2024-08-12
    status Pending 247-char remark

    Show marketing remark (247 chars)

    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.

20. 2024-07-10
    status Active 247-char remark

    Show marketing remark (247 chars)

    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.

21. 2024-07-08
    price $144,990 247-char remark

    Show marketing remark (247 chars)

    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.

22. 2024-04-03
    status Pending 247-char remark

    Show marketing remark (247 chars)

    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.

23. 2024-02-19
    price $199,990 247-char remark

    Show marketing remark (247 chars)

    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.

24. 2024-01-30
    price $239,990 247-char remark

    Show marketing remark (247 chars)

    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.

25. 2023-09-30
    historical
26. 2023-07-31
    listed $249,990 Active 247-char remark

    Show marketing remark (247 chars)

    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.

27. 2013-09-13
    listed $45,000

ⓘ 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: $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 8/10 Severe FEMA zone X (shaded) · 96% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $21,039
• − Mortgage interest: −$11,147
• − Property taxes: −$3,704
• − Insurance: −$1,792
• − Repairs & maintenance: −$1,683
• − Management: −$1,683
• − Depreciation: −$5,789
• Taxable loss: −$4,760
• Est. tax savings @ 24.0%: +$1,142
• After-tax cash flow: $-256/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: 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

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): 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

+342.2% since first listed

12 events — show timeline

• 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.