2204 24th St · Orange, TX 77630

$144,900

4 bd · 3.0 ba · 2,075 sqft · SingleFamily public records · 57 Days on market

Built 1957 0.95 ac lot $70/sqft · 27% below area Est $198k · 27% under

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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 +23.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +6.7/10.0
• 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

Listing remarks MLS

Large Home On A Big Beautiful Lot Close To The Golf Course! Gutted and ready to build back to your liking. This home has a lot of potential, featuring three bedrooms, a large living area, and sits on almost an acre. Call for your tour today!

Key facts

• Formal dining area
• Formal living room
• Updated kitchen

Tags

• FORMAL LIVING ROOM
• FORMAL DINING AREA
• INVITING DEN
• UPDATED KITCHEN
• AMPLE STORAGE
• EXPANSIVE OUTDOOR SPACE

Property features AI

Exterior

• Parking: 2-car garage
• Home design: Single-family residence; Residential property
• Exterior features: Located in the John Creamer subdivision; Nearly one acre lot

Interior

• Bathrooms: 3 full bathrooms
• Interior features: Single-story layout

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 3.8% 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); 338 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 235 units permitted in Orange County in 2024 (50 in 5+ unit buildings).
• This rent runs 32% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $2k of equity ($1k 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 $41k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1957 — 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,553 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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. 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: 1.17% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.22%
• DSCR: 1.37
• GRM: 7.1

CMA / ARV

• ARV (median comp): $197,603
• List price: $144,900
• Delta: -26.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2309 Tilley Cir	0.34mi	4/2.0	2,121 (+2%)	5mo	$219,900	$104	73
2140 Live Oak Rd	0.20mi	3/2.5 (-1)	2,242 (+8%)	4mo	$259,900	$116	68
11 Regency	0.60mi	3/2.5 (-1)	2,088 (+1%)	1mo	$249,900	$120	63
2600 Country Club Dr	0.30mi	4/2.0	2,142 (+3%)	17mo	$249,900	$117	63
29 Knotty Pine Ln	0.26mi	3/2.0 (-1)	2,318 (+12%)	1mo	$259,900	$112	58
2012 Melwood	0.36mi	3/2.0 (-1)	1,840 (-11%)	9mo	$229,900	$125	48
2517 Thunderbird Dr	0.62mi	3/2.0 (-1)	2,211 (+7%)	6mo	$222,500	$101	46
2308 Tilley Cir	0.37mi	3/1.5 (-1)	2,194 (+6%)	24mo	$99,500	$45	42
3117 Pebble Beach Ln	0.58mi	3/2.5 (-1)	1,975 (-5%)	22mo	$237,000	$120	40
2514 Thunderbird Dr	0.65mi	3/2.0 (-1)	1,799 (-13%)	7mo	$214,500	$119	33
1210 17th St	0.72mi	3/2.0 (-1)	1,877 (-10%)	15mo	$45,000	$24	29
1705 Burton Ave	0.61mi	3/2.0 (-1)	2,249 (+8%)	23mo	$179,900	$80	29

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: 12.0%
• Equity multiple: 1.62×
• Total profit: $25,286
• Equity at exit: $49,541

10-year hold

• IRR: 17.5%
• Equity multiple: 3.29×
• Total profit: $92,906
• Equity at exit: $65,894

Cash invested: $40,572 (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: 338
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,691 high
• Mortgage (P&I): −$760
• Tax from tax record: −$237 /mo · $2,848/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $278

Break-even live

Break-even rent $1,339

Max offer price $144,900

Occupancy floor 79%

Sensitivity live

Price	-10% $360	-5% $319	+0% $278	+5% $237	+10% $196
Rent	-10% $145	-5% $211	+0% $278	+5% $345	+10% $412
Rate	-1.0pp $351	-0.5pp $315	base $278	+0.5pp $241	+1.0pp $202

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2801 W Sunset Dr Orange, TX	1.0–3.0	1.0–2.0	1113	$1,400	$1.26	15d	27	0.33mi
1117 18th St Orange, TX	4.0	2.0	1716	$1,500	$0.87	45d	1	0.70mi
1205 Wrenway Orange, TX	4.0	2.0	1551	$1,775	$1.14	15d	1	0.76mi
20 Pinewood Cir Orange, TX	3.0	2.5	2252	$2,150	$0.95	45d	1	0.79mi
3333 Ridgemont Dr Unit 401 Orange, TX	3.0	2.0	1700	$1,725	$1.01	22d	1	1.17mi
4417 Willowglen St Orange, TX	3.0	2.0	1658	$1,650	$1.00	15d	1	1.28mi
306 Bridal Wreath Ave Orange, TX	3.0	1.0	1529	$1,195	$0.78	22d	1	1.42mi

Listing history 21 events

1. 2026-06-21
   days on market $144,900 Active 57 DOM
2. 2026-06-18
   days on market $144,900 Active 54 DOM
3. 2026-06-17
   days on market $144,900 Active 53 DOM
4. 2026-06-16
   days on market $144,900 Active 52 DOM
5. 2026-06-15
   days on market $144,900 Active 51 DOM
6. 2026-06-14
   days on market $144,900 Active 49 DOM
7. 2026-06-13
   days on market $144,900 Active 48 DOM
8. 2026-06-10
   days on market $144,900 Active 46 DOM
9. 2026-06-09
   days on market $144,900 Active 45 DOM
10. 2026-06-08
    days on market $144,900 Active 44 DOM
11. 2026-06-07
    pricedays on market $144,900 Active 43 DOM
12. 2026-06-03
    days on market $154,900 Active 39 DOM
13. 2026-06-02
    days on market $154,900 Active 38 DOM
14. 2026-06-01
    days on market $154,900 Active 37 DOM
15. 2026-05-31
    days on market $154,900 Active 36 DOM
16. 2026-05-30
    days on market $154,900 Active 35 DOM
17. 2026-04-25
    listed $154,900 Active 727-char remark
18. 2021-10-29
    soldstatus 241-char remark

    Show marketing remark (241 chars)

    Large Home On A Big Beautiful Lot Close To The Golf Course! Gutted and ready to build back to your liking. This home has a lot of potential, featuring three bedrooms, a large living area, and sits on almost an acre. Call for your tour today!

19. 2021-10-13
    listed $60,000 241-char remark

    Show marketing remark (241 chars)

    Large Home On A Big Beautiful Lot Close To The Golf Course! Gutted and ready to build back to your liking. This home has a lot of potential, featuring three bedrooms, a large living area, and sits on almost an acre. Call for your tour today!

20. 2015-01-20
    soldstatus
21. 2010-06-01
    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: $2,848 · $237/mo
• Projected year-2 tax: $2,848 · $237/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 6/10 Major FEMA zone X (shaded) · 57% 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,289
• − Mortgage interest: −$8,117
• − Property taxes: −$2,848
• − Insurance: −$724
• − Repairs & maintenance: −$1,623
• − Management: −$1,623
• − Depreciation: −$4,215
• Taxable income: $1,138
• Est. tax owed @ 24.0%: −$273
• After-tax cash flow: $3,064/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

+141.5% since first listed

6 events — show timeline

• 2026-06-04 Price Changed $144,900 BBOR
• 2026-04-25 Listed $154,900 BBOR
• 2021-10-29 Sold (MLS) — BBOR
• 2021-10-13 Listed $60,000 BBOR
• 2015-01-20 Sold (Public Records) — Public Records
• 2010-06-01 Sold (Public Records) — Public Records

Property tax history

-1.6%/yr

Latest (2025): $2,848 · +20.0% YoY. Source: county tax records.