912 5th St · Orange, TX 77630

$95,000

4 bd · 2.0 ba · 2,055 sqft · SingleFamily public records · 140 Days on market

Built 1928 7,405 sqft lot $46/sqft · 52% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.5/10.0
• Rent growth +3.9/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

Located in the Orange Historical District And Comes With A Lot of Extra Land If You Want Some Space! This home offers a nice floor plan and an inviting front porch for morning coffees and evening relaxation! The living area has easy access to the kitchen/dining room and the master bedroom is downstairs for convenience. The owners have priced this home to sell so call today for your personal tour!

Key facts

• 7,405 sq ft lot
• Garage
• Listed 140 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.4% 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-.
• 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.
• Market conditions: Rents rising fast (+5.7%/yr); 337 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 235 units permitted in Orange County in 2024 (50 in 5+ unit buildings).
• This rent runs 32% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $2k of equity ($657 loan paydown + $960 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 $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $54k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; flood insurance adds $427/mo; built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.81% ✓
• Cap rate: 13.36%
• Cash-on-cash: 25.25%
• DSCR: 2.12
• GRM: 4.6

CMA / ARV

• ARV (median comp): $198,467
• List price: $95,000
• Delta: -52.13%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
905 6th St	0.10mi	3/1.0 (-1)	1,980 (-4%)	4mo	$94,990	$48	77
5690 Wood Duck Dr	0.43mi	4/2.0	1,780 (-13%)	9mo	$239,810	$135	51
5670 Wood Duck Dr	0.43mi	4/2.0	1,780 (-13%)	13mo	$248,490	$140	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: 11.1%
• Equity multiple: 1.58×
• Total profit: $15,493
• Equity at exit: $32,480

10-year hold

• IRR: 17.7%
• Equity multiple: 3.43×
• Total profit: $64,731
• Equity at exit: $43,202

Cash invested: $26,600 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,720 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$262 /mo · $3,140/yr
• Insurance: −$40
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $133

Break-even live

Break-even rent $1,552

Max offer price $95,000

Occupancy floor 87%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1205 Wrenway Orange, TX	4.0	2.0	1551	$1,775	$1.14	13d	1	0.88mi
1117 18th St Orange, TX	4.0	2.0	1716	$1,500	$0.87	43d	1	0.94mi

Listing history 21 events

1. 2026-06-18
   days on market $95,000 Active 140 DOM
2. 2026-06-17
   days on market $95,000 Active 139 DOM
3. 2026-06-16
   days on market $95,000 Active 138 DOM
4. 2026-06-15
   days on market $95,000 Active 137 DOM
5. 2026-06-14
   days on market $95,000 Active 135 DOM
6. 2026-06-13
   days on market $95,000 Active 134 DOM
7. 2026-06-10
   days on market $95,000 Active 132 DOM
8. 2026-06-09
   days on market $95,000 Active 131 DOM
9. 2026-06-08
   days on market $95,000 Active 130 DOM
10. 2026-06-07
    pricestatusdays on market $95,000 Active 129 DOM
11. 2026-05-01
    price $100,000
12. 2026-03-19
    price $124,000
13. 2026-01-19
    listed $149,000 Active
14. 2022-06-13
    soldstatus
15. 2020-10-16
    soldstatus 399-char remark

    Show marketing remark (399 chars)

    Located in the Orange Historical District And Comes With A Lot of Extra Land If You Want Some Space! This home offers a nice floor plan and an inviting front porch for morning coffees and evening relaxation! The living area has easy access to the kitchen/dining room and the master bedroom is downstairs for convenience. The owners have priced this home to sell so call today for your personal tour!

16. 2020-10-16
    soldstatus

    Show marketing remark (399 chars)

    Located in the Orange Historical District And Comes With A Lot of Extra Land If You Want Some Space! This home offers a nice floor plan and an inviting front porch for morning coffees and evening relaxation! The living area has easy access to the kitchen/dining room and the master bedroom is downstairs for convenience. The owners have priced this home to sell so call today for your personal tour!

17. 2020-09-04
    listed $79,900
18. 2020-06-04
    listed $79,900 399-char remark

    Show marketing remark (399 chars)

    Located in the Orange Historical District And Comes With A Lot of Extra Land If You Want Some Space! This home offers a nice floor plan and an inviting front porch for morning coffees and evening relaxation! The living area has easy access to the kitchen/dining room and the master bedroom is downstairs for convenience. The owners have priced this home to sell so call today for your personal tour!

19. 2011-03-07
    soldstatus
20. 2010-07-29
    soldstatus
21. 2009-09-03
    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: $3,140 · $262/mo
• Projected year-2 tax: $3,140 · $262/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 8/10 Severe FEMA zone AE · 98% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,645
• − Mortgage interest: −$5,321
• − Property taxes: −$3,140
• − Insurance: −$5,594
• − Repairs & maintenance: −$1,652
• − Management: −$1,652
• − Depreciation: −$2,764
• Taxable income: $523
• Est. tax owed @ 24.0%: −$125
• After-tax cash flow: $1,472/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 — 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): 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

+25.2% since first listed

11 events — show timeline

• 2026-05-01 Price Changed $100,000 BBOR
• 2026-03-19 Price Changed $124,000 BBOR
• 2026-01-19 Listed $149,000 BBOR
• 2022-06-13 Sold (Public Records) — Public Records
• 2020-10-16 Sold (MLS) — BBOR
• 2020-10-16 Sold (MLS) — PNPANBOR
• 2020-09-04 Listed $79,900 BBOR
• 2020-06-04 Listed $79,900 PNPANBOR
• 2011-03-07 Sold (Public Records) — Public Records
• 2010-07-29 Sold (Public Records) — Public Records
• 2009-09-03 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2025): $3,140 · +1.8% YoY. Source: county tax records.