4585 Eaves Rd · Vidor, TX 77662

$69,900

3 bd · 2.0 ba · 1,558 sqft · SingleFamily public records · 12 Days on market

Built 2005 0.86 ac lot ↓ 19% 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
• Schools +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This three-bed, two-bath and half home features a spacious open and a large driveway. Enjoy quiet living with no back neighbors and a roomy backyard perfect for relaxing or entertaining. To help visualize this home’s layout and showcase its potential, virtual furnishings may have been added to some of the photos included in this listing.

Key facts

• Large driveway
• Roomy backyard
• Spacious open

Tags

• SPACIOUS OPEN
• LARGE DRIVEWAY
• NO BACK NEIGHBORS
• ROOMY BACKYARD

Property features AI

Exterior

• Parking: Attached garage with 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 2005; Slab foundation
• Construction: Stucco and wood siding exterior; Composition roof
• Exterior features: Located in a subdivision

Interior

• Bedrooms: Primary bedroom on the first floor (approx. 10 x 12); Two additional bedrooms on the first floor (each approx. 10 x 10); Up to three bedrooms possible
• Bathrooms: Two full bathrooms; Bathroom on the first floor (approx. 6 x 7); Primary bathroom on the first floor (approx. 6 x 7)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: One fireplace; Five total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $440 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Cap rate 15.0% vs local median 4.6% in Vidor — 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 67/100 on livability (#576 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute 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.
• Zoned schools: Vidor H S (math 56% / reading 40%, grade D, #571 of 1,632 statewide, top 36%, 1,193 students, 50% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: 241 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $483 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 4.8% of price; flood insurance adds $66/mo.
• Climate carrying-cost: severe 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 $69,900

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
6. 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.
7. 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: 2.14% ✓
• Cap rate: 14.98%
• Cash-on-cash: 31.04%
• DSCR: 2.38
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $221,236
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6165 N Linscomb Rd	0.69mi	4/2.0 (+1)	1,728 (+11%)	3mo	$245,000	$142	42

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

Projected returns pro-forma

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

5-year hold

• IRR: 21.1%
• Equity multiple: 1.86×
• Total profit: $16,864
• Equity at exit: $10,422

10-year hold

• IRR: 29.3%
• Equity multiple: 3.63×
• Total profit: $51,492
• Equity at exit: $6,044

Cash invested: $19,572 (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 77662

• Active inventory: 241
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,499 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$282 /mo · $3,384/yr
• Insurance: −$29
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $440

Break-even live

Break-even rent $942

Max offer price $69,900

Occupancy floor 66%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3710 Stanley Dr Vidor, TX	3.0	2.0	1340	$1,249	$0.93	13d	1	1.42mi

Listing history 8 events

1. 2026-06-02
   status $69,900 Pending 12 DOM
2. 2026-06-01
   days on market $69,900 Active 12 DOM
3. 2026-05-31
   days on market $69,900 Active 11 DOM
4. 2026-05-30
   days on market $69,900 Active 10 DOM
5. 2026-05-20
   listed $69,900 Active
6. 2026-04-06
   historical
7. 2026-03-11
   price $69,900
8. 2026-01-10
   listed $86,000 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: $3,384 · $282/mo
• Projected year-2 tax: $3,384 · $282/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,983
• − Mortgage interest: −$3,915
• − Property taxes: −$3,384
• − Insurance: −$1,147
• − Repairs & maintenance: −$1,439
• − Management: −$1,439
• − Depreciation: −$2,033
• Taxable income: $4,626
• Est. tax owed @ 24.0%: −$1,110
• After-tax cash flow: $4,167/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 — Vidor

• Score: 67/100
• State rank: #576
• US rank: #11001

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Orange County · 87,112 people
• City population: 25,041
• 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

-18.7% since first listed

4 events — show timeline

• 2026-05-20 Listed $69,900 HARMLS
• 2026-04-06 Listing Removed — HARMLS
• 2026-03-11 Price Changed $69,900 HARMLS
• 2026-01-10 Listed $86,000 HARMLS

Property tax history

+2.2%/yr

Latest (2025): $3,384 · +0.8% YoY. Source: county tax records.