2518 South Ave · West Orange, TX 77630

$119,900

3 bd · 2.0 ba · 1,340 sqft · SingleFamily public records · 65 Days on market

Built 2016 0.37 ac lot $89/sqft · 10% below area Est $133k · 10% under ↓ 8% since listing

---

Why this score? — see what drove the C+ 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 +21.0/30.0
• ARV discount +11.9/15.0
• DSCR +6.7/10.0
• 1% rule +6.5/10.0
• 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

West Orange – Built in 2016 3 bedroom, 2 full bath home located in West Orange. This home features a concrete driveway, central air and heat, and an open kitchen equipped with a free-standing range, dishwasher, and sink disposal. The property also includes a cyclone (chain-link) fenced yard and a storage building for additional space. This home would be ideal for a first-time homebuyer, someone looking to downsize, or an investor. With a little TLC, it offers great potential to make it your own.

Key facts

• Fenced yard
• Storage building
• Open kitchen

Tags

• CONCRETE DRIVEWAY
• OPEN KITCHEN
• FENCED YARD
• STORAGE BUILDING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.

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-, schools D-, amenities 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.
• Market conditions: Rents rising fast (+5.7%/yr); 337 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 $2k of equity ($829 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 $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Climate carrying-cost: major 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 $112,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.15% ✓
• Cap rate: 7.99%
• Cash-on-cash: 6.08%
• DSCR: 1.27
• GRM: 7.3

CMA / ARV

• ARV (median comp): $132,954
• List price: $119,900
• Delta: -9.82%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2309 Bradford St	0.22mi	3/1.0	1,254 (-6%)	1mo	$89,900	$72	75
2707 Terrace Cir	0.45mi	3/2.0	1,289 (-4%)	10mo	$169,999	$132	64
2705 Terrace Cir	0.45mi	3/1.5	1,240 (-8%)	9mo	$139,900	$113	57
101 Azalea Ave	0.68mi	3/2.0	1,519 (+13%)	9mo	$115,000	$76	38
714 Sherrill St	0.73mi	3/2.0	1,504 (+12%)	9mo	$190,000	$126	38

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: 7.4%
• Equity multiple: 1.38×
• Total profit: $12,868
• Equity at exit: $40,994

10-year hold

• IRR: 13.5%
• Equity multiple: 2.77×
• Total profit: $59,494
• Equity at exit: $54,525

Cash invested: $33,572 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,378 high
• Mortgage (P&I): −$629
• Tax from tax record: −$240 /mo · $2,876/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $104

Break-even live

Break-even rent $1,247

Max offer price $119,900

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
206 Florence St Orange, TX	2.0	1.0	1216	$1,425	$1.17	43d	1	0.12mi
2602 Tanglewood St West Orange, TX	4.0	2.0	1306	$1,250	$0.96	13d	1	0.12mi
205 Gloria St West Orange, TX	3.0	2.0	1225	$1,300	$1.06	43d	1	0.13mi
210 Florence St Orange, TX	3.0	1.0	1064	$1,425	$1.34	43d	1	0.13mi
406 Dayton St West Orange, TX	2.0	1.0	1350	$1,200	$0.89	43d	1	0.44mi
3000 MacArthur Dr Orange, TX	3.0	1.0–2.0	791	$1,330	$1.68	13d	12	0.58mi
101 Azalea Ave Unit A Orange, TX	3.0	1.0	1200	$2,000	$1.67	43d	1	0.69mi
1120 28th St Orange, TX	3.0	1.0	1308	$1,500	$1.15	43d	1	0.71mi
302 Bridal Wreath Ave Orange, TX	3.0	1.0	1182	$1,195	$1.01	43d	1	0.76mi
309 Quincy St West Orange, TX	3.0	1.5	1113	$1,200	$1.08	13d	1	0.78mi
306 Bridal Wreath Ave Orange, TX	3.0	1.0	1529	$1,195	$0.78	21d	1	0.78mi
403 Bluebonnet Dr Orange, TX	3.0	1.0	1196	$1,300	$1.09	43d	1	0.83mi
310 Camellia Ave Orange, TX	3.0	1.0	988	$1,295	$1.31	21d	1	0.85mi
1010 N 16th St Orange, TX	3.0	1.5	1100	$1,500	$1.36	43d	1	0.94mi
1543 Alamo St West Orange, TX	3.0	1.0	1170	$1,200	$1.03	13d	1	0.94mi
107 Dahlia St Orange, TX	3.0	1.0	1149	$1,300	$1.13	13d	1	0.97mi
1117 18th St Orange, TX	4.0	2.0	1716	$1,500	$0.87	43d	1	0.98mi
3333 Ridgemont Dr Unit 203 Orange, TX	2.0	1.0	1000	$1,084	$1.08	13d	1	1.01mi
7b Concord St Orange, TX	2.0	1.5	1206	$1,450	$1.20	13d	1	1.03mi
2810 Gandy St West Orange, TX	3.0	2.0	1613	$1,700	$1.05	43d	1	1.03mi
3333 Ridgemont Dr Unit 401 Orange, TX	3.0	2.0	1700	$1,725	$1.01	21d	1	1.06mi
3333 Ridgemont Dr Unit 107 Orange, TX	2.0	1.0	952	$1,255	$1.32	43d	1	1.06mi
3333 Ridgemont Dr Unit 404 Orange, TX	2.0	1.0	1000	$1,254	$1.25	43d	1	1.06mi
3333 Ridgemont Dr Unit 408 Orange, TX	2.0	1.0	1000	$1,059	$1.06	43d	1	1.06mi
3333 Ridgemont Dr Unit 315TWNHME Orange, TX	2.0	1.5	1216	$1,040	$0.86	21d	1	1.06mi
3333 Ridgemont Dr Apt 105 Orange, TX	2.0	1.0	952	$1,255	$1.32	21d	1	1.06mi
3726 Bowling Ln Orange, TX	3.0	1.0	1045	$1,150	$1.10	43d	1	1.12mi
3615 Ridgemont Dr Orange, TX	3.0	1.0	1266	$1,275	$1.01	43d	1	1.19mi
3714 Ridgemont Dr Orange, TX	3.0	1.0	1020	$1,450	$1.42	13d	1	1.31mi
1500 Link Ave Orange, TX	1.0–2.0	1.0–1.5	1082	$1,050	$0.97	13d	1	1.42mi
316 Old Timers Rd Unit 316 Orange, TX	3.0	2.0	1200	$1,595	$1.33	43d	1	1.45mi
2801 W Sunset Dr Orange, TX	1.0–3.0	1.0–2.0	1113	$1,400	$1.26	13d	27	1.46mi
3345 W Park Ave Orange, TX	1.0–2.0	1.0–1.5	999	$1,182	$1.18	13d	7	1.48mi

Listing history 19 events

1. 2026-06-18
   days on market $119,900 Active 65 DOM
2. 2026-06-17
   days on market $119,900 Active 64 DOM
3. 2026-06-16
   days on market $119,900 Active 63 DOM
4. 2026-06-15
   days on market $119,900 Active 62 DOM
5. 2026-06-14
   days on market $119,900 Active 60 DOM
6. 2026-06-13
   days on market $119,900 Active 59 DOM
7. 2026-06-10
   days on market $119,900 Active 57 DOM
8. 2026-06-09
   days on market $119,900 Active 56 DOM
9. 2026-06-08
   days on market $119,900 Active 55 DOM
10. 2026-06-07
    days on market $119,900 Active 54 DOM
11. 2026-06-03
    days on market $119,900 Active 50 DOM
12. 2026-06-02
    days on market $119,900 Active 49 DOM
13. 2026-06-01
    days on market $119,900 Active 48 DOM
14. 2026-05-31
    days on market $119,900 Active 47 DOM
15. 2026-05-30
    days on market $119,900 Active 46 DOM
16. 2026-04-14
    listed $119,900 Active 507-char remark

    Show marketing remark (505 chars)

    West Orange – Built in 2016 3 bedroom, 2 full bath home located in West Orange. This home features a concrete driveway, central air and heat, and an open kitchen equipped with a free-standing range, dishwasher, and sink disposal. The property also includes a cyclone(chain-link) fenced yard and a storage building for additional space. This home would be ideal for a first-time homebuyer, someone looking to downsize, or an investor. With a little TLC, it offers great potential to make it your own.

17. 2026-04-14
    listed $119,900 Active 505-char remark

    Show marketing remark (505 chars)

    West Orange – Built in 2016 3 bedroom, 2 full bath home located in West Orange. This home features a concrete driveway, central air and heat, and an open kitchen equipped with a free-standing range, dishwasher, and sink disposal. The property also includes a cyclone(chain-link) fenced yard and a storage building for additional space. This home would be ideal for a first-time homebuyer, someone looking to downsize, or an investor. With a little TLC, it offers great potential to make it your own.

18. 2026-03-31
    historical
19. 2026-03-12
    listed $129,900 Active

ⓘ 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: $2,876 · $240/mo
• Projected year-2 tax: $2,876 · $240/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 7/10 Severe FEMA zone X (shaded) · 66% 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,532
• − Mortgage interest: −$6,716
• − Property taxes: −$2,876
• − Insurance: −$1,397
• − Repairs & maintenance: −$1,323
• − Management: −$1,323
• − Depreciation: −$3,488
• Taxable loss: −$590
• Est. tax savings @ 24.0%: +$142
• After-tax cash flow: $1,384/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

-7.7% since first listed

4 events — show timeline

• 2026-04-14 Listed $119,900 HARMLS
• 2026-04-14 Listed $119,900 BBOR
• 2026-03-31 Listing Removed — HARMLS
• 2026-03-12 Listed $129,900 HARMLS

Property tax history

+2.8%/yr

Latest (2025): $2,876 · +6.4% YoY. Source: county tax records.