705 Moreland St · Vidor, TX 77662

$135,000

2 bd · 2.0 ba · 1,071 sqft · SingleFamily public records · 47 Days on market

Built 1940 0.56 ac lot $126/sqft · 14% above area Est $122k · 11% over

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Why this score? — see what drove the D 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 +19.2/30.0
• DSCR +6.0/10.0
• 1% rule +5.3/10.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• ARV discount +2.6/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully remodeled 2-bedroom, 2-bath charmer sits on half an acre! Inside you'll find a fresh, updated interior with stylish finishes that make the home feel both cozy and modern. The open-concept living area is filled with natural light, creating a welcoming space to relax or entertain. The kitchen shines with sleek countertops. Outside, you'll love the expansive yard, plenty of room for gardening, play, or simply enjoying the great outdoors. Whether you're looking for your first home, a place to downsize, or maybe even a home to add to your rental portfolio, this one checks all the boxes. Come see it for yourself and imagine the possibilities!

Key facts

• Remodeled
• Expansive yard
• Sleek countertops

Tags

• REMODELED
• OPEN-CONCEPT LIVING AREA
• EXPANSIVE YARD
• SLEEK COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $78 ($940/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: schools D-, 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.
• Market conditions: 241 active listings in the ZIP; 6 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

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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

• Watch-outs: flood insurance adds $66/mo; built in 1940 — 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 $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 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 1940 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.03% ✓
• Cap rate: 7.58%
• Cash-on-cash: 4.60%
• DSCR: 1.20
• GRM: 8.1

CMA / ARV

• ARV (median comp): $121,641
• List price: $135,000
• Delta: 10.98%
• Verdict: OVERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.3%
• Equity multiple: 0.56×
• Total profit: $-16,808
• Equity at exit: $20,129

10-year hold

• IRR: -3.1%
• Equity multiple: 0.79×
• Total profit: $-7,898
• Equity at exit: $11,672

Cash invested: $37,800 (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 →

ZIP-level market 77662

• Active inventory: 241
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,394 high
• Mortgage (P&I): −$708
• Tax from tax record: −$192 /mo · $2,309/yr
• Insurance: −$56
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $78

Break-even live

Break-even rent $1,295

Max offer price $135,000

Occupancy floor 89%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
575 Moreland St Vidor, TX	3.0	1.5	1418	$1,395	$0.98	13d	1	0.14mi
290 Beach St Vidor, TX	3.0	1.5	1000	$1,550	$1.55	13d	1	0.44mi
240 Mill St Unit B Vidor, TX	1.0	1.0	880	$995	$1.13	13d	1	0.59mi
315 N Dwayne Cir Vidor, TX	3.0	1.5	1040	$1,600	$1.54	21d	1	1.13mi
475 S Denver St Vidor, TX	2.0–3.0	1.0	910	$850	$0.93	43d	2	1.33mi
475 S Denver St Unit St216 Vidor, TX	2.0	1.0	880	$850	$0.97	13d	1	1.33mi

Listing history 19 events

1. 2026-06-07
   statusdays on market $135,000 Pending 47 DOM
2. 2026-06-03
   days on market $135,000 Active 43 DOM
3. 2026-06-02
   days on market $135,000 Active 42 DOM
4. 2026-06-01
   days on market $135,000 Active 41 DOM
5. 2026-05-31
   days on market $135,000 Active 40 DOM
6. 2026-05-30
   days on market $135,000 Active 39 DOM
7. 2026-04-21
   listed $135,000 Active 661-char remark

   Show marketing remark (661 chars)

   This beautifully remodeled 2-bedroom, 2-bath charmer sits on half an acre! Inside you'll find a fresh, updated interior with stylish finishes that make the home feel both cozy and modern. The open-concept living area is filled with natural light, creating a welcoming space to relax or entertain. The kitchen shines with sleek countertops. Outside, you'll love the expansive yard, plenty of room for gardening, play, or simply enjoying the great outdoors. Whether you're looking for your first home, a place to downsize, or maybe even a home to add to your rental portfolio, this one checks all the boxes. Come see it for yourself and imagine the possibilities!

8. 2026-02-26
   historical
9. 2025-09-02
   listed $135,000 Active
10. 2025-04-03
    price $135,000
11. 2025-03-06
    historical $1,350
12. 2025-02-21
    listed $1,350
13. 2024-01-13
    historical $1,300
14. 2024-01-11
    listed $1,300
15. 2024-01-11
    historical $1,300
16. 2024-01-05
    listed $1,300
17. 2023-08-08
    soldstatus
18. 2022-01-14
    soldstatus
19. 2008-04-10
    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: $2,309 · $192/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: +$162/yr (+$13/mo · 7.0%)

ⓘ 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) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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: $16,730
• − Mortgage interest: −$7,562
• − Property taxes: −$2,309
• − Insurance: −$1,472
• − Repairs & maintenance: −$1,338
• − Management: −$1,338
• − Depreciation: −$3,927
• Taxable loss: −$1,217
• Est. tax savings @ 24.0%: +$292
• After-tax cash flow: $1,233/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

• Census place: Vidor, TX
• 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

+10284.6% since first listed

13 events — show timeline

• 2026-04-21 Listed $135,000 BBOR
• 2026-02-26 Listing Removed — HARMLS
• 2025-09-02 Listed $135,000 HARMLS
• 2025-04-03 Price Changed $135,000 BBOR
• 2025-03-06 Rental Removed $1,350 BUILDIUM
• 2025-02-21 Listed for Rent $1,350 BUILDIUM
• 2024-01-13 Rental Removed $1,300 BUILDIUM
• 2024-01-11 Listed for Rent $1,300 BUILDIUM
• 2024-01-11 Rental Removed $1,300 BBOR
• 2024-01-05 Listed for Rent $1,300 BBOR
• 2023-08-08 Sold (Public Records) — Public Records
• 2022-01-14 Sold (Public Records) — Public Records
• 2008-04-10 Sold (Public Records) — Public Records

Property tax history

+9.9%/yr

Latest (2025): $2,309 · +30.7% YoY. Source: county tax records.