5239 Avenue A · Orange, TX 77630

$145,000

3 bd · 1.5 ba · 1,352 sqft · SingleFamily · 17 Days on market

6,534 sqft lot Est $253k · 43% 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 +23.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• Appreciation +5.5/10.0
• 1% rule +4.9/10.0
• Schools +4.1/10.0
• Rent growth +3.9/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nice little frame home with all wood flooring/ bath ceramic tile. Covered patio 8x16, screened in porch 8x26 Large pantry. Water and sewer available through Orangefield water.

Key facts

• Metal roof installed
• Original wood floors
• Large laundry room

Tags

• ORIGINAL WOOD FLOORS
• ORIGINAL SHIPLAP ACCENT WALL
• BREAKFAST BAR
• AMPLE COUNTERTOP SPACE
• LARGE LAUNDRY ROOM
• METAL ROOF INSTALLED

Property features AI

Finance

• Other: Subdivision: Out Of Town
• Financial info: Annual taxes approximately $1,091

Exterior

• Home design: Residential single-family home
• Exterior features: Metal roof; Lot size approximately 0.15 acre

Interior

• Kitchen: Dishwasher; Range
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Ceiling fans; Window unit air conditioning
• Interior features: Breakfast bar; Pantry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (1.3% below list).
• Recommended offer: $143k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% 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-.
• Orangefield ISD (rural): math 44% / reading 48% proficiency, ranked #217 of 826 in TX (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• 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).

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 17 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago 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

• Climate carrying-cost: moderate 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 $142,825 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.99% ✗
• Cap rate: 8.56%
• Cash-on-cash: 8.10%
• DSCR: 1.36
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $252,824
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5456 Albert Dr	0.50mi	3/2.0	1,524 (+13%)	7mo	$285,000	$187	47

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: 11.5%
• Equity multiple: 1.60×
• Total profit: $24,169
• Equity at exit: $49,575

10-year hold

• IRR: 16.7%
• Equity multiple: 3.17×
• Total profit: $87,933
• Equity at exit: $65,939

Cash invested: $40,600 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,431 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$35 /mo · $424/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $274

Break-even live

Break-even rent $1,084

Max offer price $145,000

Occupancy floor 76%

Sensitivity live

Price	-10% $356	-5% $315	+0% $274	+5% $233	+10% $192
Rent	-10% $161	-5% $217	+0% $274	+5% $330	+10% $387
Rate	-1.0pp $347	-0.5pp $311	base $274	+0.5pp $236	+1.0pp $198

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $145,000 Active 17 DOM
2. 2026-06-17
   days on market $145,000 Active 16 DOM
3. 2026-06-16
   days on market $145,000 Active 15 DOM
4. 2026-06-15
   days on market $145,000 Active 14 DOM
5. 2026-06-14
   days on market $145,000 Active 12 DOM
6. 2026-06-13
   days on market $145,000 Active 11 DOM
7. 2026-06-10
   days on market $145,000 Active 9 DOM
8. 2026-06-09
   days on market $145,000 Active 8 DOM
9. 2026-06-08
   days on market $145,000 Active 7 DOM
10. 2026-06-07
    days on market $145,000 Active 6 DOM
11. 2026-06-03
    days on market $145,000 Active 2 DOM
12. 2026-06-02
    remarks 498-char remark
13. 2026-06-02
    listed $145,000 Active 1 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: $424 · $35/mo
• Projected year-2 tax: $2,654 · $221/mo
• Expected delta: +$2,230/yr (+$186/mo · 526.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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: $17,166
• − Mortgage interest: −$8,122
• − Property taxes: −$424
• − Insurance: −$725
• − Repairs & maintenance: −$1,373
• − Management: −$1,373
• − Depreciation: −$4,218
• Taxable income: $930
• Est. tax owed @ 24.0%: −$223
• 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: Orangefield ISD
• NCES district ID: 4833780
• Math proficiency: 44% ▬ 0.00%
• Reading proficiency: 48% ▬ 0.00%
• Median HH income: $63,682
• Composite: 40.77/100
• National rank: #3647
• State rank: #217 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

• 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

+340.7% since first listed

3 events — show timeline

• 2026-06-02 Listed $145,000 BBOR
• 2017-01-26 Sold (MLS) — BBOR
• 2017-01-11 Listed $32,900 BBOR