422 Texla Rd · Pine Forest, TX 77662

$151,499

2 bd · 2.0 ba · 2,181 sqft · SingleFamily public records · 475 Days on market

Built 1980 3.80 ac lot $69/sqft · 36% below area Est $236k · 36% under ↓ 6% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +14.5/30.0
• DSCR +4.4/10.0
• Schools +3.4/10.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

OVER THREE ACRES! Want some small acreage? You should look at this two-bedroom, two-bathroom home in Vidor. This home comes with 3.8 acres of land! Don't miss this great deal. With this home you will have easy access to I-10 and be only 20 minutes from Beaumont. It is being sold As Is but has great potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream property.

Key facts

• Three acres
• Easy access to i-10
• 3.8 acre lot

Tags

• THREE ACRES
• EASY ACCESS TO I-10
• 20 MINUTES FROM BEAUMONT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $151k.

Deal economics

• At list price, monthly cash flow is $34 ($411/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (17.1% below list).
• Recommended offer: $126k (17.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 5.3% in Pine Forest — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 65/100 on livability (#659 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: crime D, schools F, amenities 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: 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 475 days — a 12% lower offer ($133k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $125,624 (17.1% below list)

Questions for the listing agent

1. It's been on market 475 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 0.83% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.97%
• DSCR: 1.04
• GRM: 10.0

CMA / ARV

• ARV (median comp): $235,943
• List price: $151,499
• Delta: -35.79%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.47×
• Total profit: $-22,405
• Equity at exit: $22,589

10-year hold

• IRR: -6.2%
• Equity multiple: 0.60×
• Total profit: $-16,846
• Equity at exit: $13,099

Cash invested: $42,420 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,256 medium
• Mortgage (P&I): −$794
• Tax from tax record: −$101 /mo · $1,207/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $34

Break-even live

Break-even rent $1,213

Max offer price $151,499

Occupancy floor 92%

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: $37,875
• Closing costs: $4,545
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $151,499 Active 475 DOM
2. 2026-06-17
   days on market $151,499 Active 474 DOM
3. 2026-06-16
   days on market $151,499 Active 473 DOM
4. 2026-06-15
   days on market $151,499 Active 472 DOM
5. 2026-06-14
   days on market $151,499 Active 470 DOM
6. 2026-06-10
   days on market $151,499 Active 467 DOM
7. 2026-06-09
   days on market $151,499 Active 466 DOM
8. 2026-06-08
   days on market $151,499 Active 465 DOM
9. 2026-06-07
   days on market $151,499 Active 464 DOM
10. 2026-06-03
    days on market $151,499 Active 460 DOM
11. 2026-06-02
    days on market $151,499 Active 459 DOM
12. 2026-06-01
    days on market $151,499 Active 458 DOM
13. 2026-05-31
    days on market $151,499 Active 457 DOM
14. 2026-05-30
    days on market $151,499 Active 456 DOM
15. 2025-05-25
    price $151,499 540-char remark

    Show marketing remark (540 chars)

    OVER THREE ACRES! Want some small acreage? You should look at this two-bedroom, two-bathroom home in Vidor. This home comes with 3.8 acres of land! Don't miss this great deal. With this home you will have easy access to I-10 and be only 20 minutes from Beaumont. It is being sold As Is but has great potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream property.

16. 2025-02-28
    listed $161,499 Active 540-char remark

    Show marketing remark (540 chars)

    OVER THREE ACRES! Want some small acreage? You should look at this two-bedroom, two-bathroom home in Vidor. This home comes with 3.8 acres of land! Don't miss this great deal. With this home you will have easy access to I-10 and be only 20 minutes from Beaumont. It is being sold As Is but has great potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream property.

17. 2023-07-25
    soldstatus
18. 2021-09-23
    soldstatus
19. 2012-05-31
    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: $1,207 · $101/mo
• Projected year-2 tax: $2,772 · $231/mo
• Expected delta: +$1,565/yr (+$130/mo · 129.7%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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: $15,075
• − Mortgage interest: −$8,486
• − Property taxes: −$1,207
• − Insurance: −$757
• − Repairs & maintenance: −$1,206
• − Management: −$1,206
• − Depreciation: −$4,407
• Taxable loss: −$2,195
• Est. tax savings @ 24.0%: +$527
• After-tax cash flow: $938/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 — Pine Forest

• Score: 65/100
• State rank: #659
• US rank: #12393

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment A+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Orange County · 87,112 people
• 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

-6.2% since first listed

5 events — show timeline

• 2025-05-25 Price Changed $151,499 HARMLS
• 2025-02-28 Listed $161,499 HARMLS
• 2023-07-25 Sold (Public Records) — Public Records
• 2021-09-23 Sold (Public Records) — Public Records
• 2012-05-31 Sold (Public Records) — Public Records

Property tax history

-2.8%/yr

Latest (2025): $1,207 · +12.3% YoY. Source: county tax records.