1732 Greenbriar Ave · Orange, TX 77632

$109,950

4 bd · 1.5 ba · 1,382 sqft · SingleFamily public records · 13 Days on market

Built 1960 8,624 sqft lot Est $184k · 40% 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 +27.2/30.0
• ARV discount +15.0/15.0
• 1% rule +9.5/10.0
• DSCR +9.5/10.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 4-bedroom, 1.5-bath fixer upper offering endless potential for renovation, expansion, or redevelopment. The home features a solid foundation and strong bones, making it an ideal flip or value-add project for savvy investors. With ample space for outdoor living, additions, or future improvements, this property is a rare opportunity to create significant equity. With a little TLC, this home can truly shine. Conveniently located with room to transform, this is a must-see for investors and contractors looking for their next project. Located just a short drive to the Sabine River and Lake, a well-known brackish water estuary along the Texas–Louisiana border, the area offers access to

Key facts

• Solid foundation
• Strong bones
• Access to boating

Tags

• SOLID FOUNDATION
• STRONG BONES
• AMPLE SPACE FOR OUTDOOR LIVING
• ACCESS TO WORLD-CLASS FISHING
• ACCESS TO BOATING
• ACCESS TO OUTDOOR RECREATION

Property features AI

Exterior

• Parking: Attached garage with 1 parking space
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story (entry level: first floor)
• Construction: Built in 1960; Wood siding construction; Composition roof; Slab foundation
• Exterior features: Concrete road access; Lot includes other features

Interior

• Bedrooms: Primary bedroom (first floor) ~ 13 x 12; Bedroom (first floor) ~ 11 x 10; Bedroom (first floor) ~ 11 x 10; Bedroom (first floor) ~ 10 x 10
• Bathrooms: 1 full bathroom (first floor); 1 half bathroom (first floor)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: 6 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $315 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Cap rate 9.7% 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.
• Little Cypress-Mauriceville CISD (rural): math 35% / reading 40% proficiency, ranked #435 of 826 in TX (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Little Cypress El (math 42% / reading 42%, grade F, #1,335 of 4,322 statewide, top 33%, 653 students, 58% FRL); Little Cypress J H (math 39% / reading 38%, grade F, #704 of 1,662 statewide, top 43%, 497 students, 48% FRL); Lit Cypr-Mrceville H S (math 27% / reading 49%, grade F, #880 of 1,632 statewide, top 54%, 1,014 students, 42% FRL).
• Market conditions: 295 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 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 $760 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 10y 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: property tax is 3.5% of price.
• 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 $109,950

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.45% ✓
• Cap rate: 9.74%
• Cash-on-cash: 12.30%
• DSCR: 1.55
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $183,806
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1833 W Decker Ave	0.15mi	3/1.5 (-1)	1,183 (-14%)	2mo	$169,900	$144	62
2049 Wildwood Ave	0.36mi	3/2.0 (-1)	1,424 (+3%)	18mo	$175,000	$123	56
1908 Maple	0.21mi	3/1.5 (-1)	1,202 (-13%)	11mo	$159,900	$133	54
1701 Robin	0.33mi	3/1.0 (-1)	1,225 (-11%)	11mo	$167,000	$136	50
4421 Memorial Dr	0.69mi	3/2.0 (-1)	1,588 (+15%)	3mo	$189,900	$120	34

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: 2.0%
• Equity multiple: 1.08×
• Total profit: $2,414
• Equity at exit: $16,394

10-year hold

• IRR: 11.7%
• Equity multiple: 1.93×
• Total profit: $28,535
• Equity at exit: $9,506

Cash invested: $30,786 (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 77632

• Home prices YoY: -31.6%
• Active inventory: 295
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,596 high
• Mortgage (P&I): −$577
• Tax from tax record: −$323 /mo · $3,872/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $315

Break-even live

Break-even rent $1,196

Max offer price $109,950

Occupancy floor 75%

Sensitivity live

Price	-10% $378	-5% $347	+0% $315	+5% $284	+10% $253
Rent	-10% $189	-5% $252	+0% $315	+5% $379	+10% $442
Rate	-1.0pp $371	-0.5pp $343	base $315	+0.5pp $287	+1.0pp $258

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: $27,488
• Closing costs: $3,298
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4417 Willowglen St Orange, TX	3.0	2.0	1658	$1,650	$1.00	16d	1	0.22mi
3901 Beverly Ave Orange, TX	3.0	2.0	1359	$1,500	$1.10	16d	1	0.41mi
1907 Walnut Ave Orange, TX	3.0	1.5	1360	$1,475	$1.08	16d	1	0.47mi
2208 Monterrey Dr Orange, TX	3.0	1.0	1132	$1,200	$1.06	46d	1	1.18mi
1030 Clairmont Dr Orange, TX	3.0	2.0	1372	$1,850	$1.35	23d	1	1.23mi
9 W Eads Ave Orange, TX	3.0	2.0	1255	$1,400	$1.12	46d	1	1.23mi
3 Pacific Cir Orange, TX	4.0	1.0	1361	$1,500	$1.10	23d	1	1.33mi
2309 7th St Orange, TX	3.0	1.0	1036	$995	$0.96	16d	1	1.37mi

Listing history 6 events

1. 2026-06-23
   days on market $109,950 Active 13 DOM
2. 2026-06-21
   days on market $109,950 Active 12 DOM
3. 2026-06-18
   days on market $109,950 Active 9 DOM
4. 2026-06-17
   days on market $109,950 Active 8 DOM
5. 2026-06-16
   remarks 693-char remark
6. 2026-06-16
   listed $109,950 Active 7 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: $3,872 · $323/mo
• Projected year-2 tax: $3,872 · $323/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 5/10 Major FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $19,148
• − Mortgage interest: −$6,159
• − Property taxes: −$3,872
• − Insurance: −$550
• − Repairs & maintenance: −$1,532
• − Management: −$1,532
• − Depreciation: −$3,199
• Taxable income: $2,305
• Est. tax owed @ 24.0%: −$553
• After-tax cash flow: $3,233/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: Little Cypress-Mauriceville CISD
• NCES district ID: 4827690
• Math proficiency: 35% ▼ -5.00%
• Reading proficiency: 40% ▲ 1.00%
• Median HH income: $60,483
• Composite: 33.41/100
• National rank: #5473
• State rank: #435 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): 22,976
• Household income: $74,418
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 431.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 8% Two or more races 6% Black 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 8% Slovak 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -68.96%
• Current HPI: 149.354
• 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

+100.3% since first listed

14 events — show timeline

• 2026-06-16 Relisted — HARMLS
• 2026-04-29 Listing Removed — HARMLS
• 2026-04-22 Listed $109,950 HARMLS
• 2026-04-16 Listing Removed — HARMLS
• 2026-01-05 Listed $165,000 HARMLS
• 2025-12-31 Listing Removed — HARMLS
• 2025-10-11 Relisted — HARMLS
• 2025-10-07 Listing Removed — HARMLS
• 2025-10-06 Listed $165,000 HARMLS
• 2023-01-15 Listing Removed — HARMLS
• 2022-11-03 Listed $130,000 HARMLS
• 2016-10-20 Sold (MLS) — BBOR
• 2016-10-12 Sold (Public Records) — Public Records
• 2016-09-08 Listed $54,900 BBOR

Property tax history

+6.8%/yr

Latest (2025): $3,872 · +0.9% YoY. Source: county tax records.