1805 King Arthur Ct · Pinehurst, TX 77630

$160,000

4 bd · 2.0 ba · 2,219 sqft · SingleFamily public records · 134 Days on market

Built 1972 10,802 sqft lot $72/sqft · 14% below area Est $185k · 14% under ↓ 3% since listing

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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 +19.0/30.0
• ARV discount +13.6/15.0
• 1% rule +6.3/10.0
• DSCR +6.0/10.0
• Appreciation +5.5/10.0
• Rent growth +3.9/5.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

Well maintained and updated 4 bedroom 2 bath. 2 living areas, office or flex room. Granite counters and updated appliances in kitchen. Living room boasts high vaulted ceilings fireplace and bar area with saloon. All bedrooms have large closets. Covered patio, fenced back yard, no rear neighbors. Camelot subdivision, sidewalks, West Orange Cove ISD.

Key facts

• Updated appliances
• Covered patio
• Bar area

Tags

• GRANITE COUNTERS
• UPDATED APPLIANCES
• HIGH VAULTED CEILINGS
• FIREPLACE
• BAR AREA
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $101 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 2.0% in Pinehurst — 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 55/100 on livability (#1,350 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: employment C-, schools F, crime 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 235 units permitted in Orange County in 2024 (50 in 5+ unit buildings).
• This rent runs 34% 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 $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 $45k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask has dropped $27k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; 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 $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 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 1972 — 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 F-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: 1.13% ✓
• Cap rate: 7.55%
• Cash-on-cash: 4.47%
• DSCR: 1.20
• GRM: 7.4

CMA / ARV

• ARV (median comp): $185,179
• List price: $160,000
• Delta: -13.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3434 W Park Ave	0.20mi	3/2.0 (-1)	2,132 (-4%)	12mo	$249,900	$117	69
3475 Pelican St	0.38mi	4/2.0	2,342 (+6%)	9mo	$89,000	$38	66
3317 Pelican	0.37mi	3/2.0 (-1)	1,958 (-12%)	1mo	$219,000	$112	57
3301 Pelican St	0.40mi	3/2.0 (-1)	2,448 (+10%)	11mo	$239,900	$98	50
16 Pin Oak	0.34mi	3/2.0 (-1)	1,898 (-14%)	11mo	$279,900	$147	46
2630 35th St	0.67mi	4/3.0	1,954 (-12%)	8mo	$94,000	$48	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: 6.3%
• Equity multiple: 1.33×
• Total profit: $14,686
• Equity at exit: $54,704

10-year hold

• IRR: 12.5%
• Equity multiple: 2.65×
• Total profit: $73,742
• Equity at exit: $72,761

Cash invested: $44,800 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,803 high
• Mortgage (P&I): −$839
• Tax from tax record: −$352 /mo · $4,223/yr
• Insurance: −$67
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $101

Break-even live

Break-even rent $1,676

Max offer price $160,000

Occupancy floor 89%

Sensitivity live

Price	-10% $191	-5% $146	+0% $101	+5% $55	+10% $10
Rent	-10% $-42	-5% $29	+0% $101	+5% $172	+10% $243
Rate	-1.0pp $181	-0.5pp $141	base $101	+0.5pp $59	+1.0pp $17

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Pinewood Cir Orange, TX	3.0	2.5	2252	$2,150	$0.95	44d	1	0.31mi
3333 Ridgemont Dr Unit 401 Orange, TX	3.0	2.0	1700	$1,725	$1.01	21d	1	0.43mi
2801 W Sunset Dr Orange, TX	1.0–3.0	1.0–2.0	1113	$1,400	$1.26	13d	27	0.69mi
306 Bridal Wreath Ave Orange, TX	3.0	1.0	1529	$1,195	$0.78	21d	1	0.84mi
1117 18th St Orange, TX	4.0	2.0	1716	$1,500	$0.87	44d	1	1.34mi

Listing history 34 events

1. 2026-06-18
   days on market $160,000 Active 134 DOM
2. 2026-06-17
   days on market $160,000 Active 133 DOM
3. 2026-06-16
   days on market $160,000 Active 132 DOM
4. 2026-06-15
   days on market $160,000 Active 131 DOM
5. 2026-06-14
   days on market $160,000 Active 129 DOM
6. 2026-06-13
   days on market $160,000 Active 128 DOM
7. 2026-06-10
   days on market $160,000 Active 126 DOM
8. 2026-06-09
   days on market $160,000 Active 125 DOM
9. 2026-06-08
   days on market $160,000 Active 124 DOM
10. 2026-06-07
    pricedays on market $160,000 Active 123 DOM
11. 2026-06-03
    days on market $170,000 Active 119 DOM
12. 2026-06-02
    days on market $170,000 Active 118 DOM
13. 2026-06-01
    days on market $170,000 Active 117 DOM
14. 2026-05-31
    days on market $170,000 Active 116 DOM
15. 2026-05-30
    days on market $170,000 Active 115 DOM
16. 2026-05-07
    price $170,000 353-char remark

    Show marketing remark (383 chars)

    Well maintained brick home that has been updated. Home offers 4 bedroom 2 baths 2 living areas plus office or flex room. Granite counters and updated appliances in kitchen. Living room boasts high vaulted ceilings corner fireplace and bar area. All bedrooms have large closets. Covered patio, fenced back yard, no rear neighbors. Camelot subdivision, sidewalks, West Orange Cove ISD.

17. 2026-05-07
    price $170,000 383-char remark

    Show marketing remark (383 chars)

    Well maintained brick home that has been updated. Home offers 4 bedroom 2 baths 2 living areas plus office or flex room. Granite counters and updated appliances in kitchen. Living room boasts high vaulted ceilings corner fireplace and bar area. All bedrooms have large closets. Covered patio, fenced back yard, no rear neighbors. Camelot subdivision, sidewalks, West Orange Cove ISD.

18. 2026-04-09
    price $175,000 353-char remark

    Show marketing remark (383 chars)

    Well maintained brick home that has been updated. Home offers 4 bedroom 2 baths 2 living areas plus office or flex room. Granite counters and updated appliances in kitchen. Living room boasts high vaulted ceilings corner fireplace and bar area. All bedrooms have large closets. Covered patio, fenced back yard, no rear neighbors. Camelot subdivision, sidewalks, West Orange Cove ISD.

19. 2026-04-09
    price $175,000 383-char remark

    Show marketing remark (383 chars)

    Well maintained brick home that has been updated. Home offers 4 bedroom 2 baths 2 living areas plus office or flex room. Granite counters and updated appliances in kitchen. Living room boasts high vaulted ceilings corner fireplace and bar area. All bedrooms have large closets. Covered patio, fenced back yard, no rear neighbors. Camelot subdivision, sidewalks, West Orange Cove ISD.

20. 2026-03-09
    price $180,000 383-char remark

    Show marketing remark (383 chars)

    Well maintained brick home that has been updated. Home offers 4 bedroom 2 baths 2 living areas plus office or flex room. Granite counters and updated appliances in kitchen. Living room boasts high vaulted ceilings corner fireplace and bar area. All bedrooms have large closets. Covered patio, fenced back yard, no rear neighbors. Camelot subdivision, sidewalks, West Orange Cove ISD.

21. 2026-02-04
    listed $187,000 Active 353-char remark

    Show marketing remark (353 chars)

    Well maintained and updated 4 bedroom 2 bath. 2 living areas, office or flex room. Granite counters and updated appliances in kitchen. Living room boasts high vaulted ceilings fireplace and bar area with saloon. All bedrooms have large closets. Covered patio, fenced back yard, no rear neighbors. Camelot subdivision, sidewalks, West Orange Cove ISD.

22. 2026-02-03
    listed $187,000 Active 383-char remark

    Show marketing remark (383 chars)

    Well maintained brick home that has been updated. Home offers 4 bedroom 2 baths 2 living areas plus office or flex room. Granite counters and updated appliances in kitchen. Living room boasts high vaulted ceilings corner fireplace and bar area. All bedrooms have large closets. Covered patio, fenced back yard, no rear neighbors. Camelot subdivision, sidewalks, West Orange Cove ISD.

23. 2025-03-12
    price $205,000
24. 2025-01-23
    price $210,000
25. 2024-10-11
    price $215,000
26. 2024-09-10
    price $224,400
27. 2020-06-26
    soldstatus
28. 2020-06-24
    soldstatus
29. 2020-05-11
    listed $169,000
30. 2020-04-01
    historical
31. 2020-01-27
    listed $169,000
32. 2020-01-17
    historical
33. 2019-07-11
    listed $175,000
34. 2017-10-31
    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: $4,223 · $352/mo
• Projected year-2 tax: $4,223 · $352/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) · 74% 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: $21,640
• − Mortgage interest: −$8,962
• − Property taxes: −$4,223
• − Insurance: −$1,598
• − Repairs & maintenance: −$1,731
• − Management: −$1,731
• − Depreciation: −$4,655
• Taxable loss: −$1,260
• Est. tax savings @ 24.0%: +$302
• After-tax cash flow: $1,509/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 — Pinehurst

• Score: 55/100
• State rank: #1350
• US rank: #23272

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pinehurst, 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

-2.9% since first listed

19 events — show timeline

• 2026-05-07 Price Changed $170,000 HARMLS
• 2026-05-07 Price Changed $170,000 BBOR
• 2026-04-09 Price Changed $175,000 HARMLS
• 2026-04-09 Price Changed $175,000 BBOR
• 2026-03-09 Price Changed $180,000 BBOR
• 2026-02-04 Listed $187,000 HARMLS
• 2026-02-03 Listed $187,000 BBOR
• 2025-03-12 Price Changed $205,000 BBOR
• 2025-01-23 Price Changed $210,000 BBOR
• 2024-10-11 Price Changed $215,000 BBOR
• 2024-09-10 Price Changed $224,400 BBOR
• 2020-06-26 Sold (Public Records) — Public Records
• 2020-06-24 Sold (MLS) — BBOR
• 2020-05-11 Listed $169,000 BBOR
• 2020-04-01 Listing Removed — HARMLS
• 2020-01-27 Listed $169,000 HARMLS
• 2020-01-17 Listing Removed — HARMLS
• 2019-07-11 Listed $175,000 HARMLS
• 2017-10-31 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $4,223 · -6.1% YoY. Source: county tax records.