2234 Westway St · Orange, TX 77630

$165,000

4 bd · 2.0 ba · 1,441 sqft · SingleFamily public records · 94 Days on market

Built 1950 8,712 sqft lot $115/sqft · 49% above area Est $111k · 49% over

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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 +18.0/30.0
• DSCR +5.6/10.0
• Appreciation +5.5/10.0
• 1% rule +4.5/10.0
• Rent growth +3.9/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Charming Updated Home in Orange! This beautifully remodeled 3-bedroom, 2-bath home features a bright, open floor plan with modern finishes throughout. Enjoy a sleek kitchen with stainless steel appliances, fresh paint, new flooring, and stylish fixtures. The spacious yard offers plenty of room for outdoor living, and the home’s clean, move-in-ready condition makes it perfect for first-time buyers or investors. Conveniently located near local schools, shopping, and major routes!

Key facts

• Spacious yard
• Open floor plan
• Updated home

Tags

• UPDATED HOME
• REMODELED HOME
• OPEN FLOOR PLAN
• SLEEK KITCHEN
• STAINLESS STEEL APPLIANCES
• SPACIOUS YARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $76 ($913/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (4.7% below list).
• Recommended offer: $150k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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.
• 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); 338 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 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.
• At projected returns (1.0% appreciation + 5.7% rent growth), your $46k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (6%) 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 1950 — 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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?
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: 0.95% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.70%
• DSCR: 1.16
• GRM: 8.7

CMA / ARV

• ARV (median comp): $110,562
• List price: $165,000
• Delta: 49.24%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2241 Cross Ln	0.09mi	3/2.0 (-1)	1,571 (+9%)	1mo	$28,999	$18	75
2109 N 3rd St	0.60mi	3/2.0 (-1)	1,344 (-7%)	10mo	$64,500	$48	47
2001 Rio Grande Pl	0.55mi	3/2.0 (-1)	1,539 (+7%)	20mo	$59,999	$39	41
418 Schley Ave	0.70mi	3/2.0 (-1)	1,305 (-9%)	9mo	$59,000	$45	39

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: 5.2%
• Equity multiple: 1.27×
• Total profit: $12,453
• Equity at exit: $56,413

10-year hold

• IRR: 11.2%
• Equity multiple: 2.46×
• Total profit: $67,428
• Equity at exit: $75,034

Cash invested: $46,200 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,572 high
• Mortgage (P&I): −$865
• Tax from tax record: −$166 /mo · $1,988/yr
• Insurance: −$69
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $76

Break-even live

Break-even rent $1,476

Max offer price $165,000

Occupancy floor 90%

Sensitivity live

Price	-10% $169	-5% $123	+0% $76	+5% $29	+10% $-17
Rent	-10% $-48	-5% $14	+0% $76	+5% $138	+10% $200
Rate	-1.0pp $159	-0.5pp $118	base $76	+0.5pp $33	+1.0pp $-10

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1030 Clairmont Dr Orange, TX	3.0	2.0	1372	$1,850	$1.35	23d	1	0.14mi
2309 7th St Orange, TX	3.0	1.0	1036	$995	$0.96	15d	1	0.20mi
3 Pacific Cir Orange, TX	4.0	1.0	1361	$1,500	$1.10	23d	1	0.28mi
9 W Eads Ave Orange, TX	3.0	2.0	1255	$1,400	$1.12	45d	1	0.30mi
1205 Wrenway Orange, TX	4.0	2.0	1551	$1,775	$1.14	15d	1	0.32mi
2208 Monterrey Dr Orange, TX	3.0	1.0	1132	$1,200	$1.06	45d	1	0.71mi
1885 E Farragut Ave Orange, TX	1.0–3.0	1.0–2.5	1023	$1,049	$1.02	15d	9	0.84mi
1907 Walnut Ave Orange, TX	3.0	1.5	1360	$1,475	$1.08	15d	1	0.93mi
3901 Beverly Ave Orange, TX	3.0	2.0	1359	$1,500	$1.10	15d	1	0.95mi
1117 18th St Orange, TX	4.0	2.0	1716	$1,500	$0.87	45d	1	0.96mi
1010 N 16th St Orange, TX	3.0	1.5	1100	$1,500	$1.36	45d	1	1.04mi
2801 W Sunset Dr Orange, TX	1.0–3.0	1.0–2.0	1113	$1,400	$1.26	15d	27	1.18mi
4417 Willowglen St Orange, TX	3.0	2.0	1658	$1,650	$1.00	15d	1	1.25mi

Listing history 29 events

1. 2026-06-21
   days on market $165,000 Active 94 DOM
2. 2026-06-18
   days on market $165,000 Active 91 DOM
3. 2026-06-17
   days on market $165,000 Active 90 DOM
4. 2026-06-16
   days on market $165,000 Active 89 DOM
5. 2026-06-15
   days on market $165,000 Active 88 DOM
6. 2026-06-14
   days on market $165,000 Active 86 DOM
7. 2026-06-13
   days on market $165,000 Active 85 DOM
8. 2026-06-10
   days on market $165,000 Active 83 DOM
9. 2026-06-09
   days on market $165,000 Active 82 DOM
10. 2026-06-08
    days on market $165,000 Active 81 DOM
11. 2026-06-07
    days on market $165,000 Active 80 DOM
12. 2026-06-03
    days on market $165,000 Active 76 DOM
13. 2026-06-02
    days on market $165,000 Active 75 DOM
14. 2026-06-01
    days on market $165,000 Active 74 DOM
15. 2026-05-31
    days on market $165,000 Active 73 DOM
16. 2026-05-30
    days on market $165,000 Active 72 DOM
17. 2026-05-12
    price $165,000 488-char remark

    Show marketing remark (488 chars)

    Charming Updated Home in Orange! This beautifully remodeled 3-bedroom, 2-bath home features a bright, open floor plan with modern finishes throughout. Enjoy a sleek kitchen with stainless steel appliances, fresh paint, new flooring, and stylish fixtures. The spacious yard offers plenty of room for outdoor living, and the home’s clean, move-in-ready condition makes it perfect for first-time buyers or investors. Conveniently located near local schools, shopping, and major routes!

18. 2026-03-19
    listed $175,000 Active 488-char remark

    Show marketing remark (488 chars)

    Charming Updated Home in Orange! This beautifully remodeled 3-bedroom, 2-bath home features a bright, open floor plan with modern finishes throughout. Enjoy a sleek kitchen with stainless steel appliances, fresh paint, new flooring, and stylish fixtures. The spacious yard offers plenty of room for outdoor living, and the home’s clean, move-in-ready condition makes it perfect for first-time buyers or investors. Conveniently located near local schools, shopping, and major routes!

19. 2026-03-11
    price $175,000
20. 2025-06-27
    soldstatus Closed
21. 2025-06-02
    status Pending
22. 2025-03-07
    price $69,900
23. 2025-01-06
    listed $75,000 Active
24. 2023-11-02
    price $82,500
25. 2021-08-30
    soldstatus
26. 2019-11-12
    soldstatus
27. 2019-11-12
    soldstatus
28. 2019-07-09
    soldstatus
29. 2007-08-24
    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: $1,988 · $166/mo
• Projected year-2 tax: $3,020 · $252/mo
• Expected delta: +$1,032/yr (+$86/mo · 51.9%)

ⓘ 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) · 75% 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: $18,868
• − Mortgage interest: −$9,243
• − Property taxes: −$1,988
• − Insurance: −$1,622
• − Repairs & maintenance: −$1,509
• − Management: −$1,509
• − Depreciation: −$4,800
• Taxable loss: −$1,803
• Est. tax savings @ 24.0%: +$433
• After-tax cash flow: $1,345/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: 10,112
• 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

+100.0% since first listed

13 events — show timeline

• 2026-05-12 Price Changed $165,000 BBOR
• 2026-03-19 Listed $175,000 BBOR
• 2026-03-11 Price Changed $175,000 BBOR
• 2025-06-27 Sold (MLS) — BBOR
• 2025-06-02 Pending — BBOR
• 2025-03-07 Price Changed $69,900 BBOR
• 2025-01-06 Listed $75,000 BBOR
• 2023-11-02 Price Changed $82,500 BBOR
• 2021-08-30 Sold (Public Records) — Public Records
• 2019-11-12 Sold (Public Records) — Public Records
• 2019-11-12 Sold (Public Records) — Public Records
• 2019-07-09 Sold (Public Records) — Public Records
• 2007-08-24 Sold (Public Records) — Public Records

Property tax history

+5.6%/yr

Latest (2025): $1,988 · +1.6% YoY. Source: county tax records.