115 Reynolds Ln · Vidor, TX 77662

$95,000

3 bd · 2.0 ba · 1,467 sqft · SingleFamily public records · 7 Days on market

Built 1965 0.26 ac lot Est $176k · 46% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great home on a large lot. Updated paint throughout, large kitchen-dining combo, spacious bedrooms, huge fenced back yard, and covered patio for easy entertaining. This is a great home for any young family.

Key facts

• 0.26 acre lot
• Garage
• Listed 7 days

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Located in the Reynolds subdivision
• Construction: Brick veneer construction; Composition roof; Slab foundation; Built on a 0.26-acre lot (approximately 96 x 120)
• Exterior features: Covered patio/porch; Storage structure

Interior

• Kitchen: Gas cooktop; Range
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans
• Interior features: Breakfast bar; Pantry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $431 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Cap rate 11.7% vs local median 4.6% in Vidor — 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 67/100 on livability (#576 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: schools D-, amenities F, commute F.
• Vidor ISD (suburban): math 41% / reading 39% proficiency, ranked #422 of 826 in TX (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 242 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $657 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y 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 3.4% of price.
• Climate carrying-cost: 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 $95,000

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.65% ✓
• Cap rate: 11.73%
• Cash-on-cash: 19.44%
• DSCR: 1.86
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $176,040
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 Reynolds Ln	0.08mi	3/2.0	1,522 (+4%)	11mo	$182,500	$120	81
570 Moreland St	0.54mi	3/2.0	1,458 (-1%)	2mo	$229,000	$157	72
276 Pineburr St	0.60mi	3/2.0	1,463 (-0%)	2mo	$254,900	$174	70
105 Butler Rd	0.61mi	3/2.0	1,410 (-4%)	2mo	$238,000	$169	64
265 Beach St	0.22mi	3/1.5	1,300 (-11%)	7mo	$132,900	$102	63
515 W Park St	0.61mi	3/2.0	1,420 (-3%)	6mo	$120,000	$85	61
390 W Park St	0.56mi	4/2.0 (+1)	1,390 (-5%)	12mo	$169,000	$122	50
1018 Hickory St	0.64mi	3/2.0	1,372 (-6%)	16mo	$148,199	$108	46
345 Byrd St	0.64mi	3/2.0	1,284 (-12%)	10mo	$146,000	$114	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 11.5%
• Equity multiple: 1.46×
• Total profit: $12,160
• Equity at exit: $14,165

10-year hold

• IRR: 20.6%
• Equity multiple: 2.74×
• Total profit: $46,387
• Equity at exit: $8,214

Cash invested: $26,600 (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 77662

• Active inventory: 242
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,564 high
• Mortgage (P&I): −$498
• Tax from tax record: −$267 /mo · $3,204/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $431

Break-even live

Break-even rent $1,019

Max offer price $95,000

Occupancy floor 67%

Sensitivity live

Price	-10% $485	-5% $458	+0% $431	+5% $404	+10% $377
Rent	-10% $307	-5% $369	+0% $431	+5% $493	+10% $554
Rate	-1.0pp $479	-0.5pp $455	base $431	+0.5pp $406	+1.0pp $381

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
290 Beach St Vidor, TX	3.0	1.5	1000	$1,550	$1.55	15d	1	0.24mi
575 Moreland St Vidor, TX	3.0	1.5	1418	$1,395	$0.98	15d	1	0.51mi
315 N Dwayne Cir Vidor, TX	3.0	1.5	1040	$1,600	$1.54	22d	1	0.68mi
475 S Denver St Vidor, TX	2.0–3.0	1.0	910	$925	$1.02	45d	2	0.85mi
475 S Denver St Unit St216 Vidor, TX	2.0	1.0	880	$850	$0.97	15d	1	0.85mi

Listing history 6 events

1. 2026-06-09
   status $95,000 Pending 7 DOM
2. 2026-06-08
   days on market $95,000 Active 7 DOM
3. 2026-06-07
   days on market $95,000 Active 6 DOM
4. 2026-06-03
   days on market $95,000 Active 2 DOM
5. 2026-06-02
   remarks 532-char remark
6. 2026-06-02
   listed $95,000 Active 1 DOM

ⓘ 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: $3,204 · $267/mo
• Projected year-2 tax: $3,204 · $267/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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,769
• − Mortgage interest: −$5,321
• − Property taxes: −$3,204
• − Insurance: −$475
• − Repairs & maintenance: −$1,502
• − Management: −$1,502
• − Depreciation: −$2,764
• Taxable income: $4,002
• Est. tax owed @ 24.0%: −$960
• After-tax cash flow: $4,210/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: Vidor ISD
• NCES district ID: 4844160
• Math proficiency: 41% ▼ -6.00%
• Reading proficiency: 39% ▲ 1.00%
• Median HH income: $44,169
• Composite: 33.95/100
• National rank: #5331
• State rank: #422 of 826 in TX

Livability — Vidor

• Score: 67/100
• State rank: #576
• US rank: #11001

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vidor, TX
• County: Orange County · 87,112 people
• City population: 25,041
• Metro: Beaumont-Port Arthur, TX
• Population (ZIP): 25,041
• Household income: $72,243
• Rent vs Own: 19.6% rent · 80.4% own
• Severe rent burden: 401.0

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 15% Slovak 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 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: ▼ -116.46%
• Current HPI: 141.0844
• 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

+5.7% since first listed

5 events — show timeline

• 2026-06-01 Listed $95,000 BBOR
• 2014-06-09 Sold (Public Records) — Public Records
• 2014-06-04 Sold (MLS) — BBOR
• 2014-04-07 Listed $89,900 BBOR
• 2012-07-23 Sold (Public Records) — Public Records

Property tax history

+1.6%/yr

Latest (2025): $3,204 · -11.5% YoY. Source: county tax records.