8475 Old Highway 90 · Orange, TX 77630

$149,000

3 bd · 2.0 ba · 1,320 sqft · Manufactured public records · 45 Days on market

Manufactured home Built 2014 0.25 ac lot

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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 +9.8/30.0
• ARV discount +7.5/15.0
• Appreciation +5.5/10.0
• Schools +4.1/10.0
• Rent growth +3.9/5.0
• Livability +3.6/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks

Charming manufactured home situated within the desirable Orangefield ISD. This property boasts 3 bedrooms, 2 full baths, and a carport for 2 vehicles. Enjoy the warmth of a cozy fireplace in the spacious 1,320 sq. ft. interior. The home was completely rebuilt in 2014, and appliances are included for your convenience.

Key facts

• Completely rebuilt
• Appliances included
• Cozy fireplace

Tags

• COZY FIREPLACE
• COMPLETELY REBUILT
• APPLIANCES INCLUDED

Property features AI

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Residential mobile home; Mobile home with land; Property faces unspecified
• Construction: Composition roof
• Exterior features: Chain link fencing; Storage structure

Interior

• Kitchen: Refrigerator; Range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ceiling fan(s); Window unit(s)
• Interior features: Wood-burning fireplace; Storm door(s)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $149k.

Deal economics

• At list price, monthly cash flow is $-96 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $132k (11.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (25.9% below list).
• Recommended offer: $110k (25.9% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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.
• 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.
• Zoned schools: Orangefield El (math 44% / reading 44%, grade F, #1,243 of 4,322 statewide, top 29%, 873 students, 39% FRL); Orangefield J H (math 42% / reading 48%, grade D, #479 of 1,662 statewide, top 29%, 434 students, 34% FRL); Orangefield H S (math 52% / reading 57%, grade C-, #379 of 1,632 statewide, top 26%, 549 students, 35% FRL) — zoned schools at 36% FRL track the district average.
• Market conditions: Rents rising fast (+5.7%/yr); 338 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 $3k of equity ($1k loan paydown + $2k appreciation (1.0% local appreciation)).
• 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 45 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $110,397 (25.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
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. 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: 0.74% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.75%
• DSCR: 0.88
• GRM: 11.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.01% appreciation · 5.71% rent growth · sell at horizon

5-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-168
• Equity at exit: $50,943

10-year hold

• IRR: 6.2%
• Equity multiple: 1.80×
• Total profit: $33,398
• Equity at exit: $67,758

Cash invested: $41,720 (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: 11.2×

Monthly cashflow live

• Estimated rent: $1,104 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$124 /mo · $1,493/yr
• Insurance: −$62
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $-96

Break-even live

Break-even rent $1,225

Max offer price $132,089

Occupancy floor —

Sensitivity live

Price	-10% $-11	-5% $-54	+0% $-96	+5% $-138	+10% $-180
Rent	-10% $-183	-5% $-139	+0% $-96	+5% $-52	+10% $-9
Rate	-1.0pp $-21	-0.5pp $-58	base $-96	+0.5pp $-134	+1.0pp $-174

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-23
   days on market $149,000 Active 45 DOM
2. 2026-06-21
   days on market $149,000 Active 44 DOM
3. 2026-06-18
   price $149,000 Active 41 DOM
4. 2026-06-18
   days on market $156,000 Active 41 DOM
5. 2026-06-17
   days on market $156,000 Active 40 DOM
6. 2026-06-16
   days on market $156,000 Active 39 DOM
7. 2026-06-15
   days on market $156,000 Active 38 DOM
8. 2026-06-14
   days on market $156,000 Active 36 DOM
9. 2026-06-13
   days on market $156,000 Active 35 DOM
10. 2026-06-10
    days on market $156,000 Active 33 DOM
11. 2026-06-09
    days on market $156,000 Active 32 DOM
12. 2026-06-08
    days on market $156,000 Active 31 DOM
13. 2026-06-07
    days on market $156,000 Active 30 DOM
14. 2026-06-03
    days on market $156,000 Active 26 DOM
15. 2026-06-02
    days on market $156,000 Active 25 DOM
16. 2026-06-01
    days on market $156,000 Active 24 DOM
17. 2026-05-31
    days on market $156,000 Active 23 DOM
18. 2026-05-30
    days on market $156,000 Active 22 DOM
19. 2026-05-08
    listed $156,000 Active 318-char remark
20. 2019-01-29
    soldstatus
21. 2014-02-05
    soldstatus
22. 2012-03-06
    soldstatus
23. 2012-02-29
    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: $1,493 · $124/mo
• Projected year-2 tax: $2,727 · $227/mo
• Expected delta: +$1,234/yr (+$103/mo · 82.6%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 13% 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: $13,248
• − Mortgage interest: −$8,346
• − Property taxes: −$1,493
• − Insurance: −$745
• − Repairs & maintenance: −$1,060
• − Management: −$1,060
• − Depreciation: −$4,335
• Taxable loss: −$3,791
• Est. tax savings @ 24.0%: +$910
• After-tax cash flow: $-239/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

5 events — show timeline

• 2026-05-08 Listed $156,000 BBOR
• 2019-01-29 Sold (Public Records) — Public Records
• 2014-02-05 Sold (Public Records) — Public Records
• 2012-03-06 Sold (Public Records) — Public Records
• 2012-02-29 Sold (Public Records) — Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,493 · -4.1% YoY. Source: county tax records.