410 Creekwood St · Vidor, TX 77662

$164,900

4 bd · 2.0 ba · 1,803 sqft · SingleFamily public records · 171 Days on market

Built 1983 0.27 ac lot $91/sqft · 41% below area Est $280k · 41% under ↓ 3% 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 +21.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.2/10.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover comfort and privacy in this 4-bedroom, 2-bathroom home in Vidor, but zoned for LCM-CISD. Offering 1,803 square feet of living space, this home features an open and inviting living area with stylish flooring, neutral paint, and ceiling fans for year-round comfort. The home features durable flooring throughout and modern touches such as barn doors. The kitchen and dining area offer great potential for customization. Venture outside to enjoy a large back deck that overlooks a peaceful, wooded backdrop—ideal for relaxing or grilling out. With ample outdoor space, mature trees, and a quiet setting, this property offers the perfect blend of nature and convenience. Schedule your showing today!

Key facts

• Large back deck
• Ample outdoor space
• Barn doors

Tags

• OPEN AND INVITING LIVING AREA
• DURABLE FLOORING
• BARN DOORS
• LARGE BACK DECK
• PEACEFUL WOODED BACKDROP
• AMPLE OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $118 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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.
• 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: 241 active listings in the ZIP; 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 $5k 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 171 days — a 12% lower offer ($145k) 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; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 171 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.02% ✓
• Cap rate: 8.07%
• Cash-on-cash: 6.33%
• DSCR: 1.28
• GRM: 8.2

CMA / ARV

• ARV (median comp): $279,660
• List price: $164,900
• Delta: -41.04%
• Verdict: UNDERPRICED
• Comps: 7 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
620 Easterwood St	0.73mi	3/2.0 (-1)	1,859 (+3%)	4mo	$325,000	$175	52

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: -11.4%
• Equity multiple: 0.59×
• Total profit: $-19,113
• Equity at exit: $24,587

10-year hold

• IRR: -2.1%
• Equity multiple: 0.86×
• Total profit: $-6,661
• Equity at exit: $14,258

Cash invested: $46,172 (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 77662

• Active inventory: 241
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,679 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$149 /mo · $1,792/yr
• Insurance: −$69
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $118

Break-even live

Break-even rent $1,529

Max offer price $164,900

Occupancy floor 88%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $164,900 Active 171 DOM
2. 2026-06-17
   days on market $164,900 Active 170 DOM
3. 2026-06-16
   days on market $164,900 Active 169 DOM
4. 2026-06-15
   days on market $164,900 Active 168 DOM
5. 2026-06-14
   days on market $164,900 Active 166 DOM
6. 2026-06-13
   days on market $164,900 Active 165 DOM
7. 2026-06-10
   days on market $164,900 Active 163 DOM
8. 2026-06-09
   days on market $164,900 Active 162 DOM
9. 2026-06-08
   days on market $164,900 Active 161 DOM
10. 2026-06-07
    days on market $164,900 Active 160 DOM
11. 2026-06-03
    days on market $164,900 Active 156 DOM
12. 2026-06-02
    days on market $164,900 Active 155 DOM
13. 2026-06-01
    days on market $164,900 Active 154 DOM
14. 2026-05-31
    days on market $164,900 Active 153 DOM
15. 2026-05-30
    days on market $164,900 Active 152 DOM
16. 2025-12-29
    listed $164,900 Active 710-char remark

    Show marketing remark (710 chars)

    Discover comfort and privacy in this 4-bedroom, 2-bathroom home in Vidor, but zoned for LCM-CISD. Offering 1,803 square feet of living space, this home features an open and inviting living area with stylish flooring, neutral paint, and ceiling fans for year-round comfort. The home features durable flooring throughout and modern touches such as barn doors. The kitchen and dining area offer great potential for customization. Venture outside to enjoy a large back deck that overlooks a peaceful, wooded backdrop—ideal for relaxing or grilling out. With ample outdoor space, mature trees, and a quiet setting, this property offers the perfect blend of nature and convenience. Schedule your showing today!

17. 2025-07-10
    price $169,900
18. 2018-03-14
    soldstatus

ⓘ 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: $1,792 · $149/mo
• Projected year-2 tax: $3,018 · $251/mo
• Expected delta: +$1,226/yr (+$102/mo · 68.4%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone A · 20% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 23 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,147
• − Mortgage interest: −$9,237
• − Property taxes: −$1,792
• − Insurance: −$2,327
• − Repairs & maintenance: −$1,612
• − Management: −$1,612
• − Depreciation: −$4,797
• Taxable loss: −$1,229
• Est. tax savings @ 24.0%: +$295
• After-tax cash flow: $1,716/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: 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 — 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

• County: Orange County · 87,112 people
• City population: 25,041
• Metro: Beaumont-Port Arthur, TX
• Population (ZIP): 25,041
• Household income: $72,243
• Rent vs Own: 19.6% rent · 80.4% own
• Severe rent burden: 401.0

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 15% Slovak 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 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: ▼ -116.46%
• Current HPI: 141.0844
• 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

-2.9% since first listed

3 events — show timeline

• 2025-12-29 Listed $164,900 BBOR
• 2025-07-10 Price Changed $169,900 BBOR
• 2018-03-14 Sold (Public Records) — Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,792 · +1.6% YoY. Source: county tax records.