simple database question

I have a database called eastwest.mdb . one of the table in database is named "tblpart" and it contains following fields.

recrdno (autonumber)
partno(text)
cavities(text)
hits(text)

I am trying to use following code to get data out of database if user enters partno and cavities and it's not working for me. can somebody point to me where's the mistake? thanks in advance

Dim response As Integer
Dim con_3 As New ADODB.Connection
Dim rs As New ADODB.Recordset

con_3.Open "Provider=Microsoft.Jet.OLEDB.4.0;Data Source=" & App.Path & "\eastwest.mdb;Persist Security Info = false"

rs.Open "Select * from tblpart where [partno] =' " & Trim(TxtPartNo.Text) & "' and [cavities] =' " & Trim(Text3.Text) & " ' ", con_3, adOpenKeyset, adCmdTable

If rs.RecordCount > 0 Then
response = MsgBox("Record already exists in database. Do you want to update it?", vbYesNo + vbQuestion, "Save Part no")
If response = vbYes Then
con_3.BeginTrans
If Trim(Text1.Text) <> "" Then
rs!costperlb = Text1.Text
Else
rs!costperlb = "1.00"
End If
rs!wghtper100 = Text2.Text
rs!hits = Text4.Text
rs!inspectionpcs = Text5.Text
rs.Update
con_3.CommitTrans
rs.Close
con_3.Close
Exit Sub
Else
rs.Close
con_3.Close
Exit Sub
End If
end if

Everty time I do that i get no data in my recordset. but if I simply use following code
rs.Open "Select * from [tblpart]", con_3,adOpenKeyset, adCmdTable
I get all the records in database in my recordset

I did check all fields and their type and everything is correct.

can anybody help?

Thanks Again

try building the query to a string, printing the string to a message box so that you can see what it is, or use the debugger...