7128 Panther Run · Orange, TX 77632

$45,999

3 bd · 2.0 ba · 1,655 sqft · SingleFamily public records · 535 Days on market

Built 1960 0.63 ac lot $28/sqft · 80% below area ↓ 34% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTORS! This charming single-story home is available in Orange, TX. 7128 Panther Run boasts three bedrooms, two bathrooms, and endless potential. Sitting in a great piece of land that spans two-thirds of an acre, you will have ample yard space and privacy. The home does need renovations and maintenance, but it has a solid layout you can definitely build, and improve, off of. The location is zoned to the Little Cypress-Mauriceville School District and has convenient access to Old Hwy 62. It is being sold AS IS but, it has lots of potential. We make it easy to own. This a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home. This property is part of an exclusive investor special package available for a limited time. Call us to learn more about this unique opportunity with the Orange Investor Package.

Key facts

• Ample yard space
• 0.63 acre lot
• Built 1960

Tags

• AMPLE YARD SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $46k.

Deal economics

• At list price, monthly cash flow is $736 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $46k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 28.8% 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-.
• Little Cypress-Mauriceville CISD (rural): math 35% / reading 40% proficiency, ranked #435 of 826 in TX (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 294 active listings in the ZIP; 235 units permitted in Orange County in 2024 (50 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $318 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Orange County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 535 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $20k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (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 $40,479 (12.0% below list)

Questions for the listing agent

1. It's been on market 535 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 1960 — 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: 3.14% ✓
• Cap rate: 28.77%
• Cash-on-cash: 80.27%
• DSCR: 4.57
• GRM: 2.6

CMA / ARV

• ARV (median comp): $225,715
• List price: $45,999
• Delta: -79.62%
• Verdict: UNDERPRICED
• Comps: 13 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 68.1%
• Equity multiple: 4.07×
• Total profit: $39,521
• Equity at exit: $6,859

10-year hold

• IRR: 72.3%
• Equity multiple: 8.38×
• Total profit: $95,114
• Equity at exit: $3,977

Cash invested: $12,880 (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 77632

• Home prices YoY: -31.6%
• Active inventory: 294
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,447 medium
• Mortgage (P&I): −$241
• Tax from tax record: −$21 /mo · $251/yr
• Insurance: −$19
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $736

Break-even live

Break-even rent $515

Max offer price $45,999

Occupancy floor 44%

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: $11,500
• Closing costs: $1,380
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $45,999 Active 535 DOM
2. 2026-06-17
   days on market $45,999 Active 534 DOM
3. 2026-06-16
   days on market $45,999 Active 533 DOM
4. 2026-06-15
   days on market $45,999 Active 532 DOM
5. 2026-06-14
   days on market $45,999 Active 530 DOM
6. 2026-06-13
   days on market $45,999 Active 529 DOM
7. 2026-06-10
   days on market $45,999 Active 527 DOM
8. 2026-06-09
   days on market $45,999 Active 526 DOM
9. 2026-06-08
   days on market $45,999 Active 525 DOM
10. 2026-06-07
    days on market $45,999 Active 524 DOM
11. 2026-06-03
    days on market $45,999 Active 520 DOM
12. 2026-06-02
    days on market $45,999 Active 519 DOM
13. 2026-06-01
    days on market $45,999 Active 518 DOM
14. 2026-05-31
    days on market $45,999 Active 517 DOM
15. 2026-05-30
    days on market $45,999 Active 516 DOM
16. 2026-02-20
    price $45,999 950-char remark

    Show marketing remark (950 chars)

    INVESTORS! This charming single-story home is available in Orange, TX. 7128 Panther Run boasts three bedrooms, two bathrooms, and endless potential. Sitting in a great piece of land that spans two-thirds of an acre, you will have ample yard space and privacy. The home does need renovations and maintenance, but it has a solid layout you can definitely build, and improve, off of. The location is zoned to the Little Cypress-Mauriceville School District and has convenient access to Old Hwy 62. It is being sold AS IS but, it has lots of potential. We make it easy to own. This a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home. This property is part of an exclusive investor special package available for a limited time. Call us to learn more about this unique opportunity with the Orange Investor Package.

17. 2025-08-26
    price $49,499 950-char remark

    Show marketing remark (950 chars)

    INVESTORS! This charming single-story home is available in Orange, TX. 7128 Panther Run boasts three bedrooms, two bathrooms, and endless potential. Sitting in a great piece of land that spans two-thirds of an acre, you will have ample yard space and privacy. The home does need renovations and maintenance, but it has a solid layout you can definitely build, and improve, off of. The location is zoned to the Little Cypress-Mauriceville School District and has convenient access to Old Hwy 62. It is being sold AS IS but, it has lots of potential. We make it easy to own. This a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home. This property is part of an exclusive investor special package available for a limited time. Call us to learn more about this unique opportunity with the Orange Investor Package.

18. 2025-06-04
    price $59,499 950-char remark

    Show marketing remark (950 chars)

    INVESTORS! This charming single-story home is available in Orange, TX. 7128 Panther Run boasts three bedrooms, two bathrooms, and endless potential. Sitting in a great piece of land that spans two-thirds of an acre, you will have ample yard space and privacy. The home does need renovations and maintenance, but it has a solid layout you can definitely build, and improve, off of. The location is zoned to the Little Cypress-Mauriceville School District and has convenient access to Old Hwy 62. It is being sold AS IS but, it has lots of potential. We make it easy to own. This a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home. This property is part of an exclusive investor special package available for a limited time. Call us to learn more about this unique opportunity with the Orange Investor Package.

19. 2024-12-30
    listed $66,499 Active 950-char remark

    Show marketing remark (950 chars)

    INVESTORS! This charming single-story home is available in Orange, TX. 7128 Panther Run boasts three bedrooms, two bathrooms, and endless potential. Sitting in a great piece of land that spans two-thirds of an acre, you will have ample yard space and privacy. The home does need renovations and maintenance, but it has a solid layout you can definitely build, and improve, off of. The location is zoned to the Little Cypress-Mauriceville School District and has convenient access to Old Hwy 62. It is being sold AS IS but, it has lots of potential. We make it easy to own. This a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home. This property is part of an exclusive investor special package available for a limited time. Call us to learn more about this unique opportunity with the Orange Investor Package.

20. 2024-12-30
    historical

    Show marketing remark (950 chars)

    INVESTORS! This charming single-story home is available in Orange, TX. 7128 Panther Run boasts three bedrooms, two bathrooms, and endless potential. Sitting in a great piece of land that spans two-thirds of an acre, you will have ample yard space and privacy. The home does need renovations and maintenance, but it has a solid layout you can definitely build, and improve, off of. The location is zoned to the Little Cypress-Mauriceville School District and has convenient access to Old Hwy 62. It is being sold AS IS but, it has lots of potential. We make it easy to own. This a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home. This property is part of an exclusive investor special package available for a limited time. Call us to learn more about this unique opportunity with the Orange Investor Package.

21. 2024-09-09
    price $66,499
22. 2023-07-27
    listed $69,999 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: $251 · $21/mo
• Projected year-2 tax: $842 · $70/mo
• Expected delta: +$591/yr (+$49/mo · 235.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,360
• − Mortgage interest: −$2,577
• − Property taxes: −$251
• − Insurance: −$1,732
• − Repairs & maintenance: −$1,389
• − Management: −$1,389
• − Depreciation: −$1,338
• Taxable income: $8,684
• Est. tax owed @ 24.0%: −$2,084
• After-tax cash flow: $6,752/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: Little Cypress-Mauriceville CISD
• NCES district ID: 4827690
• Math proficiency: 35% ▼ -5.00%
• Reading proficiency: 40% ▲ 1.00%
• Median HH income: $60,483
• Composite: 33.41/100
• National rank: #5473
• State rank: #435 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

• County: Orange County · 87,112 people
• City population: 22,976
• Metro: Beaumont-Port Arthur, TX
• Population (ZIP): 22,976
• Household income: $74,418
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 431.0

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: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 8% Two or more races 6% Black 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 8% Slovak 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -68.96%
• Current HPI: 149.354
• Rent YoY: —
• 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

-34.3% since first listed

7 events — show timeline

• 2026-02-20 Price Changed $45,999 HARMLS
• 2025-08-26 Price Changed $49,499 HARMLS
• 2025-06-04 Price Changed $59,499 HARMLS
• 2024-12-30 Listing Removed — HARMLS
• 2024-12-30 Listed $66,499 HARMLS
• 2024-09-09 Price Changed $66,499 HARMLS
• 2023-07-27 Listed $69,999 HARMLS

Property tax history

-17.9%/yr

Latest (2025): $251 · -4.3% YoY. Source: county tax records.