803 Chester St · West Orange, TX 77630

$59,349

3 bd · 1.0 ba · 948 sqft · SingleFamily public records · 559 Days on market

Built 1951 7,535 sqft lot $63/sqft · 39% below area Est $97k · 39% under ↓ 30% since listing

---

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 +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

INVESTORS! Welcome to 803 Chester St. This three-bedroom, one bathroom fixer-upper home is located in a lovely neighborhood with easy access to HWY 87. The spacious yard is a great spot for entertaining guests and family on a weekend gathering. Although the home needs updates and renovations, it can quickly become home sweet home in no time. There are so many unique features and, with the right touches, the home can really shine. Explore all the best parks, restaurants and shops in Orange, TX. This property is being sold AS IS but has lots of 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 home.

Key facts

• 7,535 sq ft lot
• Garage
• Built 1951

Tags

• WITH EASY ACCESS TO HWY 87

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $52k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#1,075 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, health & safety A; Watch: crime C-, schools 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.
• Market conditions: Rents rising fast (+5.7%/yr); 337 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 235 units permitted in Orange County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($411 loan paydown + $599 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 559 days — a 12% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $10k (14%) 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; built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• 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 $52,227 (12.0% below list)

Questions for the listing agent

1. It's been on market 559 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 2.19% ✓
• Cap rate: 19.31%
• Cash-on-cash: 46.49%
• DSCR: 3.07
• GRM: 3.8

CMA / ARV

• ARV (median comp): $97,050
• List price: $59,349
• Delta: -38.85%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1920 Houston St	0.07mi	2/1.0 (-1)	1,024 (+8%)	22mo	$149,000	$146	60

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 21.4%
• Equity multiple: 2.14×
• Total profit: $18,873
• Equity at exit: $20,291

10-year hold

• IRR: 27.0%
• Equity multiple: 4.75×
• Total profit: $62,270
• Equity at exit: $26,989

Cash invested: $16,618 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,298 high
• Mortgage (P&I): −$311
• Tax from tax record: −$46 /mo · $547/yr
• Insurance: −$25
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $217

Break-even live

Break-even rent $1,023

Max offer price $59,349

Occupancy floor 78%

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: $14,837
• Closing costs: $1,780
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 Florence St Orange, TX	3.0	1.0	1064	$1,425	$1.34	44d	1	0.74mi
1208 DuPont Dr Orange, TX	2.0	1.0	1000	$1,000	$1.00	13d	1	1.02mi
309 Quincy St West Orange, TX	3.0	1.5	1113	$1,200	$1.08	14d	1	1.06mi
115 E Florida St Orange, TX	2.0	2.0	936	$1,300	$1.39	13d	1	1.10mi
1010 N 16th St Orange, TX	3.0	1.5	1100	$1,500	$1.36	44d	1	1.17mi
3000 MacArthur Dr Orange, TX	3.0	1.0–2.0	791	$1,330	$1.68	13d	12	1.25mi
605 4th St Orange, TX	3.0	1.0	800	$800	$1.00	13d	1	1.31mi
605 N 4th St Unit A Orange, TX	2.0	1.0	860	$900	$1.05	13d	1	1.31mi

Listing history 21 events

1. 2026-06-18
   days on market $59,349 Active 559 DOM
2. 2026-06-17
   days on market $59,349 Active 558 DOM
3. 2026-06-16
   days on market $59,349 Active 557 DOM
4. 2026-06-15
   days on market $59,349 Active 556 DOM
5. 2026-06-14
   days on market $59,349 Active 554 DOM
6. 2026-06-13
   days on market $59,349 Active 553 DOM
7. 2026-06-10
   days on market $59,349 Active 551 DOM
8. 2026-06-09
   days on market $59,349 Active 550 DOM
9. 2026-06-08
   days on market $59,349 Active 549 DOM
10. 2026-06-07
    days on market $59,349 Active 548 DOM
11. 2026-06-03
    days on market $59,349 Active 544 DOM
12. 2026-06-02
    days on market $59,349 Active 543 DOM
13. 2026-06-01
    days on market $59,349 Active 542 DOM
14. 2026-05-31
    days on market $59,349 Active 541 DOM
15. 2026-05-30
    days on market $59,349 Active 540 DOM
16. 2025-08-18
    price $59,349 785-char remark

    Show marketing remark (785 chars)

    INVESTORS! Welcome to 803 Chester St. This three-bedroom, one bathroom fixer-upper home is located in a lovely neighborhood with easy access to HWY 87. The spacious yard is a great spot for entertaining guests and family on a weekend gathering. Although the home needs updates and renovations, it can quickly become home sweet home in no time. There are so many unique features and, with the right touches, the home can really shine. Explore all the best parks, restaurants and shops in Orange, TX. This property is being sold AS IS but has lots of 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 home.

17. 2024-12-06
    historical

    Show marketing remark (785 chars)

    INVESTORS! Welcome to 803 Chester St. This three-bedroom, one bathroom fixer-upper home is located in a lovely neighborhood with easy access to HWY 87. The spacious yard is a great spot for entertaining guests and family on a weekend gathering. Although the home needs updates and renovations, it can quickly become home sweet home in no time. There are so many unique features and, with the right touches, the home can really shine. Explore all the best parks, restaurants and shops in Orange, TX. This property is being sold AS IS but has lots of 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 home.

18. 2024-12-06
    listed $69,349 Active 785-char remark

    Show marketing remark (785 chars)

    INVESTORS! Welcome to 803 Chester St. This three-bedroom, one bathroom fixer-upper home is located in a lovely neighborhood with easy access to HWY 87. The spacious yard is a great spot for entertaining guests and family on a weekend gathering. Although the home needs updates and renovations, it can quickly become home sweet home in no time. There are so many unique features and, with the right touches, the home can really shine. Explore all the best parks, restaurants and shops in Orange, TX. This property is being sold AS IS but has lots of 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 home.

19. 2024-09-09
    price $69,349
20. 2023-01-25
    price $72,999
21. 2022-07-12
    listed $84,999 Active

ⓘ 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: $547 · $46/mo
• Projected year-2 tax: $1,086 · $91/mo
• Expected delta: +$539/yr (+$45/mo · 98.6%)

ⓘ 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 2/10 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: $15,574
• − Mortgage interest: −$3,324
• − Property taxes: −$547
• − Insurance: −$5,415
• − Repairs & maintenance: −$1,246
• − Management: −$1,246
• − Depreciation: −$1,727
• Taxable income: $2,069
• Est. tax owed @ 24.0%: −$497
• After-tax cash flow: $2,110/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 — West Orange

• Score: 60/100
• State rank: #1075
• US rank: #19069

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Orange, TX
• County: Orange County · 87,112 people
• 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

-30.2% since first listed

6 events — show timeline

• 2025-08-18 Price Changed $59,349 HARMLS
• 2024-12-06 Listed $69,349 HARMLS
• 2024-12-06 Listing Removed — HARMLS
• 2024-09-09 Price Changed $69,349 HARMLS
• 2023-01-25 Price Changed $72,999 HARMLS
• 2022-07-12 Listed $84,999 HARMLS

Property tax history

-6.3%/yr

Latest (2025): $547 · +1.8% YoY. Source: county tax records.