1202 Pine Ave · Orange, TX 77630

$85,000

3 bd · 2.0 ba · 2,212 sqft · SingleFamily public records · 171 Days on market

Built 1936 Average condition 8,145 sqft lot $38/sqft · 56% below area

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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 +2.8/5.0
• Schools +2.0/10.0

Listing remarks MLS

Built in 1936, this 3-bedroom, 2-bath home offers 2,212 sq ft of space, charm, and strong value-add potential in a quiet, established Orange neighborhood. Featuring original hardwood floors, generous room sizes, and a flexible layout, this property provides a solid foundation for renovation or long-term rental income. The spacious living areas and large windows offer excellent natural light, while the classic architectural details reflect the craftsmanship of its era. With some updates already completed and room for further improvements, this property presents an excellent opportunity for investors, flippers, or buyers looking to build equity. Conveniently located near schools, shopping, and everyday amenities, this is a prime chance to transform a historic home into a standout investment.

Key facts

• Large windows
• Flexible layout
• 8,145 sq ft lot

Tags

• ORIGINAL HARDWOOD FLOORS
• FLEXIBLE LAYOUT
• SPACIOUS LIVING AREAS
• LARGE WINDOWS
• CLASSIC ARCHITECTURAL DETAILS
• EXCELLENT NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $445 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.5% vs local median 3.6% 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+, 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.
• Zoned schools: West Orange-Stark El (math 14% / reading 17%, grade F, #3,990 of 4,322 statewide, top 93%, 1,130 students, 94% FRL); West Orange-Stark Middle (math 20% / reading 20%, grade F, #1,428 of 1,662 statewide, top 87%, 505 students, 92% FRL); West Orange-Stark H S (math 19% / reading 31%, grade F, #1,250 of 1,632 statewide, top 77%, 660 students, 88% FRL).
• Market conditions: Rents rising fast (+5.7%/yr); 406 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 235 units permitted in Orange County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($588 loan paydown + $858 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 171 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $25k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; flood insurance adds $66/mo; built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $74,800 (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. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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: 1.84% ✓
• Cap rate: 13.51%
• Cash-on-cash: 25.79%
• DSCR: 2.15
• GRM: 4.5

CMA / ARV

• ARV (median comp): $191,865
• List price: $85,000
• Delta: -55.70%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1108 W Park Ave	0.30mi	3/1.5	2,498 (+13%)	2mo	$99,500	$40	61
610 8th St	0.23mi	4/2.0 (+1)	2,442 (+10%)	14mo	$235,000	$96	56
905 6th St	0.40mi	3/1.0	1,980 (-10%)	6mo	$94,990	$48	55
11 Regency	0.76mi	3/2.5	2,088 (-6%)	3mo	$249,900	$120	51
5690 Wood Duck Dr	0.33mi	4/2.0 (+1)	1,780 (-20%)	10mo	$239,810	$135	46
5670 Wood Duck Dr	0.33mi	4/2.0 (+1)	1,780 (-20%)	14mo	$248,490	$140	43
1210 17th St	0.64mi	3/2.0	1,877 (-15%)	16mo	$45,000	$24	32
2012 Melwood	1.04mi	3/2.0	1,840 (-17%)	10mo	$229,900	$125	31

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: 27.4%
• Equity multiple: 2.45×
• Total profit: $34,506
• Equity at exit: $29,061

10-year hold

• IRR: 31.9%
• Equity multiple: 5.29×
• Total profit: $102,159
• Equity at exit: $38,654

Cash invested: $23,800 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 5 active · 3 under contract
• Months of supply: 10.0 mo (10%/mo absorbed)
• Median asking: $150,000 ($70/sqft)
• Median days on market: 109 d
• This list price: 20% of active listings are priced below it
• ARV vs active asking: +23.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77630

• Home prices YoY: 0.4%
• Rents YoY: 5.7%
• Active inventory: 406
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,563 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$242 /mo · $2,908/yr
• Insurance: −$35
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $445

Break-even live

Break-even rent $1,000

Max offer price $85,000

Occupancy floor 67%

Sensitivity live

Price	-10% $493	-5% $469	+0% $445	+5% $421	+10% $397
Rent	-10% $322	-5% $383	+0% $445	+5% $507	+10% $569
Rate	-1.0pp $488	-0.5pp $467	base $445	+0.5pp $423	+1.0pp $401

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: $21,250
• Closing costs: $2,550
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1117 18th St Orange, TX	4.0	2.0	1716	$1,500	$0.87	93d	1	0.70mi
1205 Wrenway Orange, TX	4.0	2.0	1551	$1,775	$1.14	63d	1	1.00mi

Listing history 50 events

1. 2026-08-08
   days on market $85,000 Active 171 DOM
2. 2026-08-07
   days on market $85,000 Active 170 DOM
3. 2026-08-06
   days on market $85,000 Active 169 DOM
4. 2026-08-05
   days on market $85,000 Active 168 DOM
5. 2026-08-04
   days on market $85,000 Active 167 DOM
6. 2026-08-03
   days on market $85,000 Active 166 DOM
7. 2026-07-31
   days on market $85,000 Active 163 DOM
8. 2026-07-30
   days on market $85,000 Active 162 DOM
9. 2026-07-29
   days on market $85,000 Active 161 DOM
10. 2026-07-27
    days on market $85,000 Active 159 DOM
11. 2026-07-25
    days on market $85,000 Active 157 DOM
12. 2026-07-23
    days on market $85,000 Active 155 DOM
13. 2026-07-22
    days on market $85,000 Active 154 DOM
14. 2026-07-21
    days on market $85,000 Active 153 DOM
15. 2026-07-18
    days on market $85,000 Active 150 DOM
16. 2026-07-16
    days on market $85,000 Active 148 DOM
17. 2026-07-16
    days on market $85,000 Active 147 DOM
18. 2026-07-14
    days on market $85,000 Active 146 DOM
19. 2026-07-13
    days on market $85,000 Active 145 DOM
20. 2026-07-12
    days on market $85,000 Active 144 DOM
21. 2026-07-11
    days on market $85,000 Active 143 DOM
22. 2026-07-10
    days on market $85,000 Active 142 DOM
23. 2026-07-09
    days on market $85,000 Active 141 DOM
24. 2026-07-08
    days on market $85,000 Active 140 DOM
25. 2026-07-07
    days on market $85,000 Active 139 DOM
26. 2026-07-06
    days on market $85,000 Active 138 DOM
27. 2026-07-05
    days on market $85,000 Active 137 DOM
28. 2026-07-04
    days on market $85,000 Active 136 DOM
29. 2026-07-03
    days on market $85,000 Active 135 DOM
30. 2026-07-02
    days on market $85,000 Active 134 DOM
31. 2026-07-01
    days on market $85,000 Active 133 DOM
32. 2026-06-30
    days on market $85,000 Active 132 DOM
33. 2026-06-29
    days on market $85,000 Active 131 DOM
34. 2026-06-28
    days on market $85,000 Active 130 DOM
35. 2026-06-28
    days on market $85,000 Active 129 DOM
36. 2026-06-27
    days on market $85,000 Active 128 DOM
37. 2026-06-25
    pricedays on market $85,000 Active 126 DOM
38. 2026-06-23
    days on market $95,000 Active 124 DOM
39. 2026-06-21
    days on market $95,000 Active 123 DOM
40. 2026-06-18
    days on market $95,000 Active 120 DOM
41. 2026-06-17
    days on market $95,000 Active 119 DOM
42. 2026-06-16
    days on market $95,000 Active 118 DOM
43. 2026-06-15
    days on market $95,000 Active 117 DOM
44. 2026-06-14
    days on market $95,000 Active 115 DOM
45. 2026-06-13
    days on market $95,000 Active 114 DOM
46. 2026-06-10
    days on market $95,000 Active 112 DOM
47. 2026-06-09
    days on market $95,000 Active 111 DOM
48. 2026-06-08
    days on market $95,000 Active 110 DOM
49. 2026-06-07
    days on market $95,000 Active 109 DOM
50. 2026-06-03
    days on market $95,000 Active 105 DOM

ⓘ 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: $2,908 · $242/mo
• Projected year-2 tax: $2,908 · $242/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 7/10 Severe FEMA zone X (shaded) · 90% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $18,761
• − Mortgage interest: −$4,761
• − Property taxes: −$2,908
• − Insurance: −$1,222
• − Repairs & maintenance: −$1,501
• − Management: −$1,501
• − Depreciation: −$2,473
• Taxable income: $4,394
• Est. tax owed @ 24.0%: −$1,055
• After-tax cash flow: $4,287/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.

Condition & rehab AI · 9 photos

Average 55/100 Moderate rehab Est. rehab $55,300–$99,540 screening

This 1936 home offers a solid foundation for renovation or rental, with average condition and room for updates to enhance its value.

Components & finishes AI

Roof asphalt shingle · good Flooring tile Appliances stainless steel

Deferred maintenance Est. $500–$2,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.

Repairs flagged

• Major Paint — Paint appears faded in some areas.
• Moderate Kitchen cabinets — Cabinets show signs of wear.
• Minor Bathroom fixtures — Fixtures may need updating for a fresh look.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint can improve curb appeal and interior aesthetics. ↑
• Both Updating kitchen cabinets and fixtures — Modernizing the kitchen can increase both resale and rental value. ↑
• Both Landscaping and curb appeal improvements — A well-maintained exterior can attract more buyers and renters. ↑
• Both HVAC maintenance — A functional HVAC system is essential for both comfort and energy efficiency, impacting both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 20/100

Zoned Schools

Elementary West Orange-Stark El F TX #3,990/4,322 Nat'l #36,161/41,679 Middle West Orange-Stark Middle F TX #1,428/1,662 Nat'l #11,652/14,009 High West Orange-Stark H S F TX #1,250/1,632 Nat'l #12,347/17,239

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

B Composite livability gradescore 71/100

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 · 88,065 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: 12% of renters

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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%

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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%

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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

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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

+11.1% since first listed

10 events — show timeline

• 2026-03-25 Listed $110,000 BBOR
• 2026-02-18 Listed $110,000 Deep East Texas MLS
• 2026-02-18 Listed $110,000 HARMLS
• 2025-07-31 Listing Removed — HARMLS
• 2025-07-14 Listed $50,000 HARMLS
• 2025-07-09 Listing Removed — LERA
• 2025-07-03 Price Changed $75,000 LERA
• 2025-05-30 Listed $99,000 LERA
• 2011-09-06 Sold (Public Records) — Public Records
• 2010-05-27 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2025): $2,908 · +1.8% YoY. Source: county tax records.