701 Sherrill St · West Orange, TX 77630

$79,900

4 bd · 2.0 ba · 1,800 sqft · SingleFamily public records · 38 Days on market

Built 1959 $44/sqft · 43% below area Est $141k · 43% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

This 4-bedroom, 2-bath home offers a solid combination of space, and value. The home features a fenced backyard, storage building, and an attached 1-car garage — ideal for everyday use. Located in West Orange, this property offers convenient access to local amenities while maintaining a quiet residential setting.

Key facts

• Storage building
• Convenient access
• Fenced backyard

Tags

• FENCED BACKYARD
• STORAGE BUILDING
• CONVENIENT ACCESS
• QUIET RESIDENTIAL SETTING

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Residential property; Faces north; Built in 1959; Single-story (entry level not specified)
• Construction: Brick and wood siding exterior; Slab foundation; Built-up and composition roof
• Exterior features: Subdivision lot; Lot dimensions approximately 65 x 130

Interior

• Kitchen: Microwave
• Bedrooms: 5 total rooms (layout details not specified)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Kitchen-dining combo; Seller disclosure available

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $78k (3.0% 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-, amenities F, commute 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); 339 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $1k of equity ($552 loan paydown + $807 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 $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y ago 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: property tax is 4.0% of price; flood insurance adds $427/mo; built in 1959 — 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 $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — 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. 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. 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.
8. 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.
9. 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: 1.97% ✓
• Cap rate: 14.16%
• Cash-on-cash: 28.09%
• DSCR: 2.25
• GRM: 4.2

CMA / ARV

• ARV (median comp): $140,873
• List price: $79,900
• Delta: -43.28%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
701 Sherrill St	0.00mi	4/2.0	1,800 (0%)	2mo	$109,440	$61	98
2820 Smith St	0.51mi	3/2.0 (-1)	1,915 (+6%)	14mo	$232,900	$122	49
1907 Irving St	0.50mi	3/1.5 (-1)	1,728 (-4%)	18mo	$179,900	$104	48
1905 Crockett St	0.40mi	3/1.0 (-1)	1,572 (-13%)	14mo	$139,999	$89	40

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: 10.6%
• Equity multiple: 1.56×
• Total profit: $12,516
• Equity at exit: $27,318

10-year hold

• IRR: 17.6%
• Equity multiple: 3.44×
• Total profit: $54,605
• Equity at exit: $36,335

Cash invested: $22,372 (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: 339
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,573 high
• Mortgage (P&I): −$419
• Tax from tax record: −$266 /mo · $3,196/yr
• Insurance: −$33
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $97

Break-even live

Break-even rent $1,450

Max offer price $79,900

Occupancy floor 89%

Sensitivity live

Price	-10% $142	-5% $120	+0% $97	+5% $75	+10% $52
Rent	-10% $-27	-5% $35	+0% $97	+5% $159	+10% $221
Rate	-1.0pp $137	-0.5pp $118	base $97	+0.5pp $76	+1.0pp $55

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2810 Gandy St West Orange, TX	3.0	2.0	1613	$1,700	$1.05	44d	1	0.49mi
2602 Tanglewood St West Orange, TX	4.0	2.0	1306	$1,250	$0.96	14d	1	0.88mi
205 Gloria St West Orange, TX	3.0	2.0	1225	$1,300	$1.06	44d	1	0.89mi
305 Rhode Island St Orange, TX	3.0	2.0	1430	$1,575	$1.10	14d	1	1.36mi
306 Bridal Wreath Ave Orange, TX	3.0	1.0	1529	$1,195	$0.78	22d	1	1.37mi
1120 28th St Orange, TX	3.0	1.0	1308	$1,500	$1.15	44d	1	1.47mi

Listing history 35 events

1. 2026-06-21
   days on market $79,900 Active 38 DOM
2. 2026-06-18
   days on market $79,900 Active 35 DOM
3. 2026-06-17
   days on market $79,900 Active 34 DOM
4. 2026-06-16
   days on market $79,900 Active 33 DOM
5. 2026-06-15
   days on market $79,900 Active 32 DOM
6. 2026-06-14
   days on market $79,900 Active 30 DOM
7. 2026-06-13
   days on market $79,900 Active 29 DOM
8. 2026-06-10
   days on market $79,900 Active 27 DOM
9. 2026-06-09
   days on market $79,900 Active 26 DOM
10. 2026-06-08
    days on market $79,900 Active 25 DOM
11. 2026-06-07
    days on market $79,900 Active 24 DOM
12. 2026-06-03
    days on market $79,900 Active 20 DOM
13. 2026-06-02
    days on market $79,900 Active 19 DOM
14. 2026-06-01
    days on market $79,900 Active 18 DOM
15. 2026-05-31
    days on market $79,900 Active 17 DOM
16. 2026-05-30
    days on market $79,900 Active 16 DOM
17. 2026-05-14
    listed $79,900 Active 320-char remark

    Show marketing remark (320 chars)

    This 4-bedroom, 2-bath home offers a solid combination of space, and value. The home features a fenced backyard, storage building, and an attached 1-car garage — ideal for everyday use. Located in West Orange, this property offers convenient access to local amenities while maintaining a quiet residential setting.

18. 2026-05-14
    listed $79,900 Active 320-char remark

    Show marketing remark (320 chars)

    This 4-bedroom, 2-bath home offers a solid combination of space, and value. The home features a fenced backyard, storage building, and an attached 1-car garage — ideal for everyday use. Located in West Orange, this property offers convenient access to local amenities while maintaining a quiet residential setting.

19. 2026-04-13
    soldstatus Closed

    Show marketing remark (205 chars)

    Spacious with 4 bedrooms as well was living and den! Tile and laminate flooring, no carpet! Property is sold as-is, seller will not do repairs. Visit www. HUDHOMESTORE. gov and enter case number 512-418798

20. 2026-04-13
    soldstatus Closed

    Show marketing remark (205 chars)

    Spacious with 4 bedrooms as well was living and den! Tile and laminate flooring, no carpet! Property is sold as-is, seller will not do repairs. Visit www. HUDHOMESTORE. gov and enter case number 512-418798

21. 2026-03-12
    status Pending

    Show marketing remark (205 chars)

    Spacious with 4 bedrooms as well was living and den! Tile and laminate flooring, no carpet! Property is sold as-is, seller will not do repairs. Visit www. HUDHOMESTORE. gov and enter case number 512-418798

22. 2026-03-12
    status Pending

    Show marketing remark (205 chars)

    Spacious with 4 bedrooms as well was living and den! Tile and laminate flooring, no carpet! Property is sold as-is, seller will not do repairs. Visit www. HUDHOMESTORE. gov and enter case number 512-418798

23. 2025-12-29
    price $109,440
24. 2025-12-27
    price $109,440

    Show marketing remark (205 chars)

    Spacious with 4 bedrooms as well was living and den! Tile and laminate flooring, no carpet! Property is sold as-is, seller will not do repairs. Visit www. HUDHOMESTORE. gov and enter case number 512-418798

25. 2025-11-22
    price $120,960

    Show marketing remark (205 chars)

    Spacious with 4 bedrooms as well was living and den! Tile and laminate flooring, no carpet! Property is sold as-is, seller will not do repairs. Visit www. HUDHOMESTORE. gov and enter case number 512-418798

26. 2025-10-22
    price $132,480

    Show marketing remark (205 chars)

    Spacious with 4 bedrooms as well was living and den! Tile and laminate flooring, no carpet! Property is sold as-is, seller will not do repairs. Visit www. HUDHOMESTORE. gov and enter case number 512-418798

27. 2025-10-22
    price $132,480

    Show marketing remark (205 chars)

    Spacious with 4 bedrooms as well was living and den! Tile and laminate flooring, no carpet! Property is sold as-is, seller will not do repairs. Visit www. HUDHOMESTORE. gov and enter case number 512-418798

28. 2025-09-09
    listed $144,000 Active
29. 2025-09-06
    listed $144,000 Active

    Show marketing remark (205 chars)

    Spacious with 4 bedrooms as well was living and den! Tile and laminate flooring, no carpet! Property is sold as-is, seller will not do repairs. Visit www. HUDHOMESTORE. gov and enter case number 512-418798

30. 2021-04-05
    soldstatus
31. 2021-03-05
    soldstatus
32. 2021-01-30
    listed $131,999
33. 2018-11-07
    soldstatus
34. 2018-11-01
    soldstatus
35. 2018-10-15
    listed $59,900

ⓘ 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: $3,196 · $266/mo
• Projected year-2 tax: $3,196 · $266/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $18,872
• − Mortgage interest: −$4,476
• − Property taxes: −$3,196
• − Insurance: −$5,518
• − Repairs & maintenance: −$1,510
• − Management: −$1,510
• − Depreciation: −$2,324
• Taxable income: $338
• Est. tax owed @ 24.0%: −$81
• After-tax cash flow: $1,085/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

+33.4% since first listed

19 events — show timeline

• 2026-05-14 Listed $79,900 BBOR
• 2026-05-14 Listed $79,900 HARMLS
• 2026-04-13 Sold (MLS) — HARMLS
• 2026-04-13 Sold (MLS) — BBOR
• 2026-03-12 Pending — BBOR
• 2026-03-12 Pending — HARMLS
• 2025-12-29 Price Changed $109,440 HARMLS
• 2025-12-27 Price Changed $109,440 BBOR
• 2025-11-22 Price Changed $120,960 BBOR
• 2025-10-22 Price Changed $132,480 HARMLS
• 2025-10-22 Price Changed $132,480 BBOR
• 2025-09-09 Listed $144,000 HARMLS
• 2025-09-06 Listed $144,000 BBOR
• 2021-04-05 Sold (Public Records) — Public Records
• 2021-03-05 Sold (MLS) — BBOR
• 2021-01-30 Listed $131,999 BBOR
• 2018-11-07 Sold (MLS) — BBOR
• 2018-11-01 Sold (Public Records) — Public Records
• 2018-10-15 Listed $59,900 BBOR

Property tax history

+4.2%/yr

Latest (2025): $3,196 · +2.3% YoY. Source: county tax records.