801 W Park Ave · Orange, TX 77630

$125,000

12 bd · 0.0 ba · 2,623 sqft · MultiFamily public records · 151 Days on market

Built 1980 ↓ 11% since listing

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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Exceptional triplex opportunity on a corner lot with a durable metal roof and ample parking—a rare find with outstanding versatility. Each unit features a full kitchen, two bedrooms, and one bathroom, offering comfortable, functional living spaces ideal for tenants or owner-occupants. Two of the units include a bonus room, perfect for a home office, flex space, or added living area. With tons of parking and a highly visible corner location, this property delivers both convenience and strong rental appeal. Whether you’re expanding your investment portfolio or seeking a multi-unit property with long-term value, this triplex offers flexibility, durability, and income potential in one smart package.

Key facts

• Metal roof
• Full kitchen
• Ample parking

Tags

• TRIPLEX OPPORTUNITY
• CORNER LOT
• METAL ROOF
• AMPLE PARKING
• FULL KITCHEN
• BONUS ROOM

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1-bath units multifamily listed at $125k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $397/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.8% 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).
• At $3,106/mo this rent would consume 58% of the median local household income ($64k/yr) (locally 1018% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $2k of equity ($864 loan paydown + $1k 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 $35k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $30k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 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. 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. 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.
10. 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.
11. 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: 2.48% ✓
• Cap rate: 21.81%
• Cash-on-cash: 55.43%
• DSCR: 3.47
• GRM: 3.4

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: 46.5%
• Equity multiple: 3.49×
• Total profit: $87,190
• Equity at exit: $42,737

10-year hold

• IRR: 49.8%
• Equity multiple: 7.74×
• Total profit: $236,001
• Equity at exit: $56,844

Cash invested: $35,000 (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: 337
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $3,106 high
• Mortgage (P&I): −$656
• Tax from tax record: −$129 /mo · $1,553/yr
• Insurance: −$52
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$652
• Net cashflow: $1,190

Break-even live

Break-even rent $1,599

Max offer price $125,000

Occupancy floor 57%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$3,105
Total (3 units)			$3,106

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-05-18
   status Pending 716-char remark

   Show marketing remark (716 chars)

   Exceptional triplex opportunity on a corner lot with a durable metal roof and ample parking—a rare find with outstanding versatility. Each unit features a full kitchen, two bedrooms, and one bathroom, offering comfortable, functional living spaces ideal for tenants or owner-occupants. Two of the units include a bonus room, perfect for a home office, flex space, or added living area. With tons of parking and a highly visible corner location, this property delivers both convenience and strong rental appeal. Whether you’re expanding your investment portfolio or seeking a multi-unit property with long-term value, this triplex offers flexibility, durability, and income potential in one smart package.

2. 2026-04-21
   price $125,000 716-char remark

   Show marketing remark (716 chars)

   Exceptional triplex opportunity on a corner lot with a durable metal roof and ample parking—a rare find with outstanding versatility. Each unit features a full kitchen, two bedrooms, and one bathroom, offering comfortable, functional living spaces ideal for tenants or owner-occupants. Two of the units include a bonus room, perfect for a home office, flex space, or added living area. With tons of parking and a highly visible corner location, this property delivers both convenience and strong rental appeal. Whether you’re expanding your investment portfolio or seeking a multi-unit property with long-term value, this triplex offers flexibility, durability, and income potential in one smart package.

3. 2026-03-10
   price $135,000 716-char remark

   Show marketing remark (716 chars)

   Exceptional triplex opportunity on a corner lot with a durable metal roof and ample parking—a rare find with outstanding versatility. Each unit features a full kitchen, two bedrooms, and one bathroom, offering comfortable, functional living spaces ideal for tenants or owner-occupants. Two of the units include a bonus room, perfect for a home office, flex space, or added living area. With tons of parking and a highly visible corner location, this property delivers both convenience and strong rental appeal. Whether you’re expanding your investment portfolio or seeking a multi-unit property with long-term value, this triplex offers flexibility, durability, and income potential in one smart package.

4. 2026-01-23
   price $145,000 716-char remark

   Show marketing remark (716 chars)

   Exceptional triplex opportunity on a corner lot with a durable metal roof and ample parking—a rare find with outstanding versatility. Each unit features a full kitchen, two bedrooms, and one bathroom, offering comfortable, functional living spaces ideal for tenants or owner-occupants. Two of the units include a bonus room, perfect for a home office, flex space, or added living area. With tons of parking and a highly visible corner location, this property delivers both convenience and strong rental appeal. Whether you’re expanding your investment portfolio or seeking a multi-unit property with long-term value, this triplex offers flexibility, durability, and income potential in one smart package.

5. 2025-12-18
   listed $155,000 Active 716-char remark

   Show marketing remark (716 chars)

   Exceptional triplex opportunity on a corner lot with a durable metal roof and ample parking—a rare find with outstanding versatility. Each unit features a full kitchen, two bedrooms, and one bathroom, offering comfortable, functional living spaces ideal for tenants or owner-occupants. Two of the units include a bonus room, perfect for a home office, flex space, or added living area. With tons of parking and a highly visible corner location, this property delivers both convenience and strong rental appeal. Whether you’re expanding your investment portfolio or seeking a multi-unit property with long-term value, this triplex offers flexibility, durability, and income potential in one smart package.

6. 2022-04-13
   soldstatus
7. 2022-03-01
   soldstatus
8. 2021-08-18
   soldstatus
9. 2021-03-23
   soldstatus
10. 2021-03-19
    soldstatus Sold 124-char remark

    Show marketing remark (124 chars)

    GREAT INCOME OPPORTUNITY AT A GREAT LOCATION. THIS PROPERTY WAS APPROVED BY HOUSING AUTHORITY. UNITS ARE READY TO MOVE IN !!

11. 2020-09-18
    historical 124-char remark

    Show marketing remark (124 chars)

    GREAT INCOME OPPORTUNITY AT A GREAT LOCATION. THIS PROPERTY WAS APPROVED BY HOUSING AUTHORITY. UNITS ARE READY TO MOVE IN !!

12. 2020-01-06
    listed $140,000 124-char remark

    Show marketing remark (124 chars)

    GREAT INCOME OPPORTUNITY AT A GREAT LOCATION. THIS PROPERTY WAS APPROVED BY HOUSING AUTHORITY. UNITS ARE READY TO MOVE IN !!

13. 2018-12-31
    historical
14. 2018-09-06
    listed $140,000
15. 2018-04-17
    soldstatus
16. 2006-03-24
    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: $1,553 · $129/mo
• Projected year-2 tax: $2,288 · $191/mo
• Expected delta: +$734/yr (+$61/mo · 47.3%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,272
• − Mortgage interest: −$7,002
• − Property taxes: −$1,553
• − Insurance: −$5,744
• − Repairs & maintenance: −$2,982
• − Management: −$2,982
• − Depreciation: −$3,636
• Taxable income: $13,373
• Est. tax owed @ 24.0%: −$3,210
• After-tax cash flow: $11,072/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

-10.7% since first listed

16 events — show timeline

• 2026-05-18 Pending — BBOR
• 2026-04-21 Price Changed $125,000 BBOR
• 2026-03-10 Price Changed $135,000 BBOR
• 2026-01-23 Price Changed $145,000 BBOR
• 2025-12-18 Listed $155,000 BBOR
• 2022-04-13 Sold (Public Records) — Public Records
• 2022-03-01 Sold (Public Records) — Public Records
• 2021-08-18 Sold (Public Records) — Public Records
• 2021-03-23 Sold (Public Records) — Public Records
• 2021-03-19 Sold (MLS) — HARMLS
• 2020-09-18 Listing Removed — HARMLS
• 2020-01-06 Listed $140,000 HARMLS
• 2018-12-31 Listing Removed — HARMLS
• 2018-09-06 Listed $140,000 HARMLS
• 2018-04-17 Sold (Public Records) — Public Records
• 2006-03-24 Sold (Public Records) — Public Records

Property tax history

-7.8%/yr

Latest (2025): $1,553 · -5.5% YoY. Source: county tax records.