2115 Bonnie St · West Orange, TX 77630

$74,500

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 10 Days on market

Built 1918 4,791 sqft lot $86/sqft · 15% below area Est $102k · 27% under ↓ 35% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.5/10.0
• Rent growth +3.9/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

2-Bedroom, 1-Bath home with approximately 1,000 Sq ft of living space. Features include a spacious kitchen with stainless appliances, an indoor utility area, 12x50 covered carport, 15x20 storage shed with HVAC, and fenced backyard. Recent updates have been completed including all new windows and AC units. Convenient location close to local amenities. Property is being sold "AS IS".

Key facts

• Indoor utility area
• Covered carport
• Spacious kitchen

Tags

• SPACIOUS KITCHEN
• STAINLESS APPLIANCES
• INDOOR UTILITY AREA
• COVERED CARPORT
• STORAGE SHED WITH HVAC
• FENCED BACKYARD

Property features AI

Finance

• Other: Seller disclosure available

Exterior

• Parking: Attached carport; Carport with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1918; Pillar/post/pier foundation
• Construction: Wood siding; Metal roof
• Exterior features: Fenced yard (back yard); Paved driveway; Shed(s)

Interior

• Kitchen: Free-standing range; Microwave
• Bedrooms: Primary bedroom on the first floor (approx. 12x12); Additional bedroom on the first floor (approx. 10x10)
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Interior features: Ceiling fans
• Laundry & utility: Washer; Dryer; Storage space

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).

Location & tenants

• Location reads 60/100 on livability (#1,075 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, health & safety A; Watch: crime C-, amenities F, commute F.
• West Orange-Cove CISD (suburban): math 17% / reading 21% proficiency, ranked #784 of 826 in TX (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: West Orange-Stark El (math 14% / reading 17%, grade F, #3,990 of 4,322 statewide, top 93%, 1,130 students, 94% FRL); West Orange-Stark Middle (math 20% / reading 20%, grade F, #1,428 of 1,662 statewide, top 87%, 505 students, 92% FRL); West Orange-Stark H S (math 19% / reading 31%, grade F, #1,250 of 1,632 statewide, top 77%, 660 students, 88% FRL).
• Market conditions: Rents rising fast (+5.7%/yr); 339 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 235 units permitted in Orange County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($515 loan paydown + $752 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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: flood insurance adds $66/mo; built in 1918 — 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,500

Questions for the listing agent

1. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.57% ✓
• Cap rate: 12.90%
• Cash-on-cash: 23.60%
• DSCR: 2.05
• GRM: 5.3

CMA / ARV

• ARV (median comp): $101,757
• List price: $74,500
• Delta: -26.39%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 Gloria St	0.35mi	2/1.0	840 (-3%)	19mo	$34,900	$42	64

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: 24.3%
• Equity multiple: 2.28×
• Total profit: $26,649
• Equity at exit: $25,472

10-year hold

• IRR: 28.9%
• Equity multiple: 4.83×
• Total profit: $79,844
• Equity at exit: $33,879

Cash invested: $20,860 (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: 339
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,167 high
• Mortgage (P&I): −$391
• Tax from tax record: −$90 /mo · $1,082/yr
• Insurance: −$31
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $344

Break-even live

Break-even rent $732

Max offer price $74,500

Occupancy floor 66%

Sensitivity live

Price	-10% $386	-5% $365	+0% $344	+5% $323	+10% $302
Rent	-10% $252	-5% $298	+0% $344	+5% $390	+10% $436
Rate	-1.0pp $381	-0.5pp $363	base $344	+0.5pp $324	+1.0pp $305

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: $18,625
• Closing costs: $2,235
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 Florence St Orange, TX	3.0	1.0	1064	$1,425	$1.34	45d	1	0.23mi
1604 W Cherry Ave Orange, TX	1.0	1.0	850	$1,240	$1.46	45d	1	0.73mi
3000 MacArthur Dr Orange, TX	3.0	1.0–2.0	791	$1,142	$1.44	14d	12	0.74mi
1010 N 16th St Orange, TX	3.0	1.5	1100	$1,500	$1.36	45d	1	0.79mi
309 Quincy St West Orange, TX	3.0	1.5	1113	$1,200	$1.08	15d	1	0.97mi
310 Camellia Ave Orange, TX	3.0	1.0	988	$1,295	$1.31	22d	1	1.07mi
3333 Ridgemont Dr Unit 505 Orange, TX	1.0	1.0	725	$988	$1.36	15d	1	1.20mi
3333 Ridgemont Dr Unit 504 Orange, TX	1.0	1.0	725	$963	$1.33	15d	1	1.20mi
3333 Ridgemont Dr Unit 512 Orange, TX	1.0	1.0	725	$1,063	$1.47	15d	1	1.20mi
3333 Ridgemont Dr Unit 203 Orange, TX	2.0	1.0	1000	$1,084	$1.08	15d	1	1.20mi
3333 Ridgemont Dr Unit 310 Orange, TX	1.0	1.0	726	$938	$1.29	15d	1	1.20mi
3333 Ridgemont Dr Unit 506 Orange, TX	1.0	1.0	725	$963	$1.33	45d	1	1.24mi
3333 Ridgemont Dr Unit 302 Orange, TX	1.0	1.0	726	$938	$1.29	45d	1	1.24mi
3333 Ridgemont Dr Apt 105 Orange, TX	2.0	1.0	952	$1,255	$1.32	22d	1	1.24mi
3333 Ridgemont Dr Unit 403 Orange, TX	1.0	1.0	825	$988	$1.20	45d	1	1.24mi
3333 Ridgemont Dr Unit 107 Orange, TX	2.0	1.0	952	$1,255	$1.32	45d	1	1.24mi
3333 Ridgemont Dr Unit 404 Orange, TX	2.0	1.0	1000	$1,254	$1.25	45d	1	1.24mi
3333 Ridgemont Dr Unit 006 Orange, TX	1.0	1.0	725	$1,063	$1.47	45d	1	1.24mi
3333 Ridgemont Dr Unit 007 Orange, TX	1.0	1.0	725	$1,088	$1.50	45d	1	1.24mi
3333 Ridgemont Dr Unit 408 Orange, TX	2.0	1.0	1000	$1,059	$1.06	45d	1	1.24mi
605 4th St Orange, TX	3.0	1.0	800	$800	$1.00	14d	1	1.28mi
605 N 4th St Unit A Orange, TX	2.0	1.0	860	$900	$1.05	14d	1	1.28mi
1500 Link Ave Orange, TX	1.0–2.0	1.0–1.5	1082	$1,050	$0.97	14d	1	1.31mi
3726 Bowling Ln Orange, TX	3.0	1.0	1045	$1,150	$1.10	45d	1	1.36mi

Listing history 31 events

1. 2026-06-21
   days on market $74,500 Active 10 DOM
2. 2026-06-18
   days on market $74,500 Active 7 DOM
3. 2026-06-17
   days on market $74,500 Active 6 DOM
4. 2026-06-16
   days on market $74,500 Active 5 DOM
5. 2026-06-15
   days on market $74,500 Active 4 DOM
6. 2026-06-14
   days on market $74,500 Active 2 DOM
7. 2026-06-13
   pricedays on marketlisting id $74,500 Active 1 DOM
8. 2026-05-02
   status Active 423-char remark
9. 2026-05-02
   price $74,900 423-char remark
10. 2026-05-02
    status Active 423-char remark
11. 2026-04-28
    status Pending 423-char remark
12. 2026-04-28
    status Pending 423-char remark
13. 2026-04-16
    price $74,900 423-char remark
14. 2026-04-09
    price $79,900 423-char remark
15. 2026-04-09
    price $79,900 423-char remark
16. 2026-04-02
    price $84,900 423-char remark
17. 2026-04-02
    price $84,900 423-char remark
18. 2026-03-27
    price $89,900 423-char remark
19. 2026-03-27
    price $89,900 423-char remark
20. 2026-03-19
    price $94,900 423-char remark
21. 2026-03-19
    price $94,900 423-char remark
22. 2026-03-12
    price $99,900 423-char remark
23. 2026-03-12
    price $99,900 423-char remark
24. 2026-03-05
    price $104,900 423-char remark
25. 2026-03-05
    price $104,900 423-char remark
26. 2026-02-25
    listed $114,900 Active 423-char remark
27. 2026-02-25
    listed $114,900 Active 423-char remark
28. 2022-02-02
    soldstatus
29. 2012-08-20
    soldstatus
30. 2007-09-20
    soldstatus
31. 2007-09-20
    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: $1,082 · $90/mo
• Projected year-2 tax: $1,363 · $114/mo
• Expected delta: +$281/yr (+$23/mo · 26.0%)

ⓘ 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) · 74% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,007
• − Mortgage interest: −$4,173
• − Property taxes: −$1,082
• − Insurance: −$1,170
• − Repairs & maintenance: −$1,121
• − Management: −$1,121
• − Depreciation: −$2,167
• Taxable income: $3,173
• Est. tax owed @ 24.0%: −$762
• After-tax cash flow: $3,364/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: West Orange-Cove CISD
• NCES district ID: 4845090
• Math proficiency: 17% ▼ -7.00%
• Reading proficiency: 21% ▼ -2.00%
• Median HH income: $37,329
• Composite: 15.86/100
• National rank: #9260
• State rank: #784 of 826 in TX

Livability — West Orange

• Score: 60/100
• State rank: #1075
• US rank: #19069

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Orange, TX
• County: Orange County · 87,112 people
• 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

-35.2% since first listed

24 events — show timeline

• 2026-06-11 Listed $74,500 HARMLS
• 2026-06-11 Listed $74,500 BBOR
• 2026-05-26 Listing Removed — HARMLS
• 2026-05-02 Price Changed $74,900 BBOR
• 2026-05-02 Relisted — HARMLS
• 2026-04-28 Pending — HARMLS
• 2026-04-16 Price Changed $74,900 HARMLS
• 2026-04-09 Price Changed $79,900 BBOR
• 2026-04-09 Price Changed $79,900 HARMLS
• 2026-04-02 Price Changed $84,900 HARMLS
• 2026-04-02 Price Changed $84,900 BBOR
• 2026-03-27 Price Changed $89,900 BBOR
• 2026-03-27 Price Changed $89,900 HARMLS
• 2026-03-19 Price Changed $94,900 HARMLS
• 2026-03-19 Price Changed $94,900 BBOR
• 2026-03-12 Price Changed $99,900 BBOR
• 2026-03-12 Price Changed $99,900 HARMLS
• 2026-03-05 Price Changed $104,900 BBOR
• 2026-03-05 Price Changed $104,900 HARMLS
• 2026-02-25 Listed $114,900 HARMLS
• 2022-02-02 Sold (Public Records) — Public Records
• 2012-08-20 Sold (Public Records) — Public Records
• 2007-09-20 Sold (Public Records) — Public Records
• 2007-09-20 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,082 · -3.3% YoY. Source: county tax records.