1108 W Park Ave · Orange, TX 77630

$99,500

3 bd · 1.5 ba · 2,498 sqft · SingleFamily public records · 238 Days on market

Built 1925 0.91 ac lot $40/sqft · 57% below area ↓ 29% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• 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

Step Back In Time With This Charming Antique Home!!!! This home is full of character and potential and is nestled on a spacious 1.11 acre lot, this property offers room to grow and personalize to your taste. Inside you will find two living areas, a large kitchen with bar seating, a separate dining room, three bedrooms and an upstairs flex room that could be used as additional bedroom areas. You will enjoy relaxing or entertaining under the large covered deck, shaded by a beautiful mature live oak tree! There is a fully fenced yard with a back gate entrance which provides both privacy and easy access and home comes with a generator!! With some updates, this unique property could truly shine- a great opportunity for anyone looking to combine vintage charm and modern comfort.

Key facts

• Covered deck
• Fenced yard
• Spacious lot

Tags

• SPACIOUS LOT
• LARGE KITCHEN
• COVERED DECK
• FENCED YARD
• BACK GATE ENTRANCE
• GENERATOR

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $396 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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; 1 comparable units currently listed for rent nearby; 235 units permitted in Orange County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($688 loan paydown + $1k 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 238 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $40k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1925 — 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 238 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 1925 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.46% ✓
• Cap rate: 11.86%
• Cash-on-cash: 19.90%
• DSCR: 1.89
• GRM: 5.7

CMA / ARV

• ARV (median comp): $233,083
• List price: $99,500
• Delta: -57.31%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
610 8th St	0.34mi	4/2.0 (+1)	2,442 (-2%)	12mo	$235,000	$96	63
1705 Burton Ave	0.54mi	3/2.0	2,249 (-10%)	23mo	$179,900	$80	37

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: 21.4%
• Equity multiple: 2.12×
• Total profit: $31,239
• Equity at exit: $34,019

10-year hold

• IRR: 26.1%
• Equity multiple: 4.46×
• Total profit: $96,321
• Equity at exit: $45,248

Cash invested: $27,860 (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: 337
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,455 medium
• Mortgage (P&I): −$522
• Tax est. 1.5%: −$124 /mo · $1,492/yr
• Insurance: −$41
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $396

Break-even live

Break-even rent $955

Max offer price $99,500

Occupancy floor 68%

Sensitivity live

Price	-10% $464	-5% $430	+0% $396	+5% $361	+10% $327
Rent	-10% $281	-5% $338	+0% $396	+5% $453	+10% $511
Rate	-1.0pp $446	-0.5pp $421	base $396	+0.5pp $370	+1.0pp $344

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1117 18th St Orange, TX	4.0	2.0	1716	$1,500	$0.87	44d	1	0.52mi

Listing history 23 events

1. 2026-06-18
   days on market $99,500 Pending 238 DOM
2. 2026-06-17
   days on market $99,500 Pending 237 DOM
3. 2026-06-16
   days on market $99,500 Pending 236 DOM
4. 2026-06-15
   days on market $99,500 Pending 235 DOM
5. 2026-06-14
   days on market $99,500 Pending 233 DOM
6. 2026-06-13
   statusdays on market $99,500 Pending 232 DOM
7. 2026-06-10
   days on market $99,500 Active 230 DOM
8. 2026-06-09
   days on market $99,500 Active 229 DOM
9. 2026-06-08
   days on market $99,500 Active 228 DOM
10. 2026-06-07
    days on market $99,500 Active 227 DOM
11. 2026-06-03
    days on market $99,500 Active 223 DOM
12. 2026-06-02
    days on market $99,500 Active 222 DOM
13. 2026-06-01
    days on market $99,500 Active 221 DOM
14. 2026-05-31
    days on market $99,500 Active 220 DOM
15. 2026-05-30
    days on market $99,500 Active 219 DOM
16. 2026-05-18
    status Active 783-char remark

    Show marketing remark (783 chars)

    Step Back In Time With This Charming Antique Home!!!! This home is full of character and potential and is nestled on a spacious 1.11 acre lot, this property offers room to grow and personalize to your taste. Inside you will find two living areas, a large kitchen with bar seating, a separate dining room, three bedrooms and an upstairs flex room that could be used as additional bedroom areas. You will enjoy relaxing or entertaining under the large covered deck, shaded by a beautiful mature live oak tree! There is a fully fenced yard with a back gate entrance which provides both privacy and easy access and home comes with a generator!! With some updates, this unique property could truly shine- a great opportunity for anyone looking to combine vintage charm and modern comfort.

17. 2026-05-08
    status Pending 783-char remark

    Show marketing remark (820 chars)

    Step Back In Time With This Charming Antique Home!!!! This home is full of character and potential and is nestled on a spacious 1.11 acre lot, this property offers room to grow and personalize to your taste. Inside you will find two living areas, a large kitchen with bar seating, a separate dining room, three bedrooms and an upstairs flex room that could be used as additional bedroom areas. You will enjoy relaxing or entertaining under the large covered deck, shaded by a beautiful mature live oak tree! There is a fully fenced yard with a back gate entrance which provides both privacy and easy access and home comes with a generator!! With some updates, this unique property could truly shine- a great opportunity for anyone looking to combine vintage charm and modern comfort. Estimated Taxes W/ HS - $3178.26

18. 2026-05-08
    status Pending 820-char remark

    Show marketing remark (820 chars)

    Step Back In Time With This Charming Antique Home!!!! This home is full of character and potential and is nestled on a spacious 1.11 acre lot, this property offers room to grow and personalize to your taste. Inside you will find two living areas, a large kitchen with bar seating, a separate dining room, three bedrooms and an upstairs flex room that could be used as additional bedroom areas. You will enjoy relaxing or entertaining under the large covered deck, shaded by a beautiful mature live oak tree! There is a fully fenced yard with a back gate entrance which provides both privacy and easy access and home comes with a generator!! With some updates, this unique property could truly shine- a great opportunity for anyone looking to combine vintage charm and modern comfort. Estimated Taxes W/ HS - $3178.26

19. 2026-04-06
    price $99,500 783-char remark

    Show marketing remark (820 chars)

    Step Back In Time With This Charming Antique Home!!!! This home is full of character and potential and is nestled on a spacious 1.11 acre lot, this property offers room to grow and personalize to your taste. Inside you will find two living areas, a large kitchen with bar seating, a separate dining room, three bedrooms and an upstairs flex room that could be used as additional bedroom areas. You will enjoy relaxing or entertaining under the large covered deck, shaded by a beautiful mature live oak tree! There is a fully fenced yard with a back gate entrance which provides both privacy and easy access and home comes with a generator!! With some updates, this unique property could truly shine- a great opportunity for anyone looking to combine vintage charm and modern comfort. Estimated Taxes W/ HS - $3178.26

20. 2026-04-06
    price $99,500 820-char remark

    Show marketing remark (820 chars)

    Step Back In Time With This Charming Antique Home!!!! This home is full of character and potential and is nestled on a spacious 1.11 acre lot, this property offers room to grow and personalize to your taste. Inside you will find two living areas, a large kitchen with bar seating, a separate dining room, three bedrooms and an upstairs flex room that could be used as additional bedroom areas. You will enjoy relaxing or entertaining under the large covered deck, shaded by a beautiful mature live oak tree! There is a fully fenced yard with a back gate entrance which provides both privacy and easy access and home comes with a generator!! With some updates, this unique property could truly shine- a great opportunity for anyone looking to combine vintage charm and modern comfort. Estimated Taxes W/ HS - $3178.26

21. 2025-10-23
    listed $139,900 Active 783-char remark

    Show marketing remark (820 chars)

    Step Back In Time With This Charming Antique Home!!!! This home is full of character and potential and is nestled on a spacious 1.11 acre lot, this property offers room to grow and personalize to your taste. Inside you will find two living areas, a large kitchen with bar seating, a separate dining room, three bedrooms and an upstairs flex room that could be used as additional bedroom areas. You will enjoy relaxing or entertaining under the large covered deck, shaded by a beautiful mature live oak tree! There is a fully fenced yard with a back gate entrance which provides both privacy and easy access and home comes with a generator!! With some updates, this unique property could truly shine- a great opportunity for anyone looking to combine vintage charm and modern comfort. Estimated Taxes W/ HS - $3178.26

22. 2025-10-23
    listed $139,900 Active 820-char remark

    Show marketing remark (820 chars)

    Step Back In Time With This Charming Antique Home!!!! This home is full of character and potential and is nestled on a spacious 1.11 acre lot, this property offers room to grow and personalize to your taste. Inside you will find two living areas, a large kitchen with bar seating, a separate dining room, three bedrooms and an upstairs flex room that could be used as additional bedroom areas. You will enjoy relaxing or entertaining under the large covered deck, shaded by a beautiful mature live oak tree! There is a fully fenced yard with a back gate entrance which provides both privacy and easy access and home comes with a generator!! With some updates, this unique property could truly shine- a great opportunity for anyone looking to combine vintage charm and modern comfort. Estimated Taxes W/ HS - $3178.26

23. 2025-07-18
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 74% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 25 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: $17,463
• − Mortgage interest: −$5,574
• − Property taxes: −$1,492
• − Insurance: −$1,295
• − Repairs & maintenance: −$1,397
• − Management: −$1,397
• − Depreciation: −$2,895
• Taxable income: $3,413
• Est. tax owed @ 24.0%: −$819
• After-tax cash flow: $3,927/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

-28.9% since first listed

8 events — show timeline

• 2026-05-18 Relisted — HARMLS
• 2026-05-08 Pending — HARMLS
• 2026-05-08 Pending — BBOR
• 2026-04-06 Price Changed $99,500 HARMLS
• 2026-04-06 Price Changed $99,500 BBOR
• 2025-10-23 Listed $139,900 BBOR
• 2025-10-23 Listed $139,900 HARMLS
• 2025-07-18 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2025): $5,028 · +2.8% YoY. Source: county tax records.