2058 Earl St · Beaumont, TX 77703

$59,000

2 bd · 1.0 ba · 1,215 sqft · SingleFamily public records · 21 Days on market

Built 1962 6,970 sqft lot Est $83k · 29% 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 +7.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks

Investor opportunity in the heart of Beaumont! Conveniently located near the major shopping, dining, and entertainment corridor, this 3-bedroom, 1-bath home offers strong potential as an investment property or primary residence. Previously tenant occupied with rental income of $850 per month, this property would make a great addition to any rental portfolio. Features include a functional floor plan, spacious living areas, and easy access to shopping centers, restaurants, and everyday conveniences. Whether you're looking to expand your investment holdings or find an affordable place to call home, this property is full of potential!

Key facts

• Heart of beaumont
• Rental income
• 6,970 sq ft lot

Tags

• HEART OF BEAUMONT
• PREVIOUSLY TENANT OCCUPIED
• RENTAL INCOME
• FUNCTIONAL FLOOR PLAN
• SPACIOUS LIVING AREAS

Property features AI

Exterior

• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; Located in the Gold Hill subdivision
• Construction: Slab foundation
• Exterior features: Chain link fencing; Composition roof; Publicly maintained road access

Interior

• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit(s) for cooling
• Interior features: Carpet and laminate flooring; Window cooling units; Smoke detectors

🏷️ Possibly a rental listed for sale. The $59,000 price doesn't fit this home's estimated sale value (~$82,620) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $58k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.4% vs local median 5.3% in Beaumont — 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 64/100 on livability (#739 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, schools D-, crime F.
• Beaumont ISD (urban): math 14% / reading 22% proficiency, ranked #789 of 826 in TX (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 79 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 343 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).
• This rent runs 41% of the median local income ($32k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $4k of equity ($408 loan paydown + $3k appreciation (5.4% local appreciation)).
• At projected returns (5.4% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,115 (1.5% below list)

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F 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?
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: 1.83% ✓
• Cap rate: 14.40%
• Cash-on-cash: 28.94%
• DSCR: 2.29
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $82,620
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3565 West Ave	0.32mi	2/2.0	1,293 (+6%)	3mo	$116,995	$90	68
2490 Overbrook Ln	0.40mi	2/1.0	1,170 (-4%)	9mo	$79,000	$68	67
2255 Earl St	0.15mi	3/2.0 (+1)	1,240 (+2%)	20mo	$155,000	$125	64
2125 Gill St	0.40mi	3/2.0 (+1)	1,344 (+11%)	1mo	$65,000	$48	54
1728 Glasshouse St	0.45mi	3/1.0 (+1)	1,293 (+6%)	15mo	$55,000	$43	51

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

Projected returns pro-forma

5.43% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.0%
• Equity multiple: 3.45×
• Total profit: $40,495
• Equity at exit: $35,005

10-year hold

• IRR: 36.8%
• Equity multiple: 7.05×
• Total profit: $99,922
• Equity at exit: $61,755

Cash invested: $16,520 (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 77703

• Home prices YoY: 3.7%
• Active inventory: 79
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,080 high
• Mortgage (P&I): −$309
• Tax from tax record: −$120 /mo · $1,445/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $398

Break-even live

Break-even rent $575

Max offer price $59,000

Occupancy floor 58%

Sensitivity live

Price	-10% $432	-5% $415	+0% $398	+5% $382	+10% $365
Rent	-10% $313	-5% $356	+0% $398	+5% $441	+10% $484
Rate	-1.0pp $428	-0.5pp $413	base $398	+0.5pp $383	+1.0pp $368

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2125 Earl St Beaumont, TX	2.0	1.0	785	$995	$1.27	44d	1	0.06mi
2125 Earl St Beaumont, TX	2.0	1.0	785	$900	$1.15	24d	1	0.06mi
2023 Delaware St Beaumont, TX	3.0	1.0	1180	$1,300	$1.10	44d	1	0.28mi
2270 Johnson St Beaumont, TX	2.0	1.0	700	$800	$1.14	24d	1	0.43mi
2575 Primrose St Unit 3 Beaumont, TX	2.0	1.0	800	$900	$1.12	24d	1	0.44mi
2450 N Lynwood Dr Beaumont, TX	3.0	1.0	1015	$1,175	$1.16	24d	1	0.54mi
2555 Pierce St Beaumont, TX	3.0	2.0	1364	$1,450	$1.06	24d	1	0.66mi
2530 Pierce St Beaumont, TX	2.0	1.0	950	$1,000	$1.05	44d	1	0.68mi
2550 Pierce St Beaumont, TX	2.0	1.0	1044	$1,050	$1.01	44d	1	0.68mi
2020 Cottonwood St Beaumont, TX	2.0–4.0	1.0	928	$1,123	$1.21	14d	9	0.73mi
2420 Wilson St Beaumont, TX	2.0	1.0	840	$1,200	$1.43	44d	1	0.76mi
4565 Detroit St Beaumont, TX	2.0	1.0	880	$995	$1.13	45d	1	0.93mi
4325 Woodlawn St Beaumont, TX	2.0	1.0	1150	$1,000	$0.87	14d	1	0.99mi
2570 Sweetgum Ln Beaumont, TX	1.0–2.0	1.0–1.5	876	$1,599	$1.82	14d	15	1.06mi
5070 Wilshire St Beaumont, TX	2.0	1.0	1042	$1,295	$1.24	14d	1	1.33mi
1160 N 7th St Beaumont, TX	1.0	1.0	700	$600	$0.86	14d	1	1.36mi
2260 Ashley St Beaumont, TX	3.0	2.0	1471	$1,595	$1.08	14d	1	1.38mi
3155 French Rd Beaumont, TX	1.0–3.0	1.0–2.0	905	$917	$1.01	14d	9	1.43mi
3910 Baldwin St Beaumont, TX	3.0	1.0	1220	$1,200	$0.98	24d	1	1.44mi
2290 Long Ave Unit 05 Beaumont, TX	2.0	1.0	1055	$950	$0.90	24d	1	1.45mi

Listing history 18 events

1. 2026-06-18
   days on market $59,000 Active 21 DOM
2. 2026-06-17
   days on market $59,000 Active 20 DOM
3. 2026-06-16
   days on market $59,000 Active 19 DOM
4. 2026-06-15
   days on market $59,000 Active 18 DOM
5. 2026-06-14
   days on market $59,000 Active 16 DOM
6. 2026-06-13
   days on market $59,000 Active 15 DOM
7. 2026-06-10
   days on market $59,000 Active 13 DOM
8. 2026-06-09
   days on market $59,000 Active 12 DOM
9. 2026-06-08
   days on market $59,000 Active 11 DOM
10. 2026-06-07
    days on market $59,000 Active 10 DOM
11. 2026-06-03
    days on market $59,000 Active 6 DOM
12. 2026-06-02
    days on market $59,000 Active 5 DOM
13. 2026-06-01
    days on market $59,000 Active 4 DOM
14. 2026-05-31
    days on market $59,000 Active 3 DOM
15. 2026-05-30
    days on market $59,000 Active 2 DOM
16. 2026-05-28
    listed $59,000 Active
17. 2023-12-06
    historical $850
18. 2023-09-22
    listed $850

ⓘ 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: $1,445 · $120/mo
• Projected year-2 tax: $1,445 · $120/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 5/10 Major FEMA zone X · 67% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 24 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: $12,954
• − Mortgage interest: −$3,305
• − Property taxes: −$1,445
• − Insurance: −$295
• − Repairs & maintenance: −$1,036
• − Management: −$1,036
• − Depreciation: −$1,716
• Taxable income: $4,120
• Est. tax owed @ 24.0%: −$989
• After-tax cash flow: $3,792/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: Beaumont ISD
• NCES district ID: 4809670
• Math proficiency: 14% ▼ -13.00%
• Reading proficiency: 22% ▼ -7.00%
• Median HH income: $41,683
• Composite: 15.43/100
• National rank: #9316
• State rank: #789 of 826 in TX

Livability — Beaumont

• Score: 64/100
• State rank: #739
• US rank: #13710

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beaumont, TX
• County: Jefferson County · 203,592 people
• City population: 125,901
• Metro: Beaumont-Port Arthur, TX
• Population (ZIP): 11,004
• Household income: $31,803
• Rent vs Own: 55.9% rent · 44.1% own
• Severe rent burden: 657.0

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 259,015 people
• By 2030: 260,685 · +0.6%
• By 2040: 263,309 · +1.7%
• By 2050: 265,237 · +2.4%
• By 2075: 270,193 · +4.3%
• By 2100: 255,628 · -1.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (60%)
• Race & ethnicity: Black 60% Hispanic / Latino 31% Two or more races 7% White 5%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Serbian 1%
• Foreign-born: 13% · Canada
• Languages at home: 70% English-only · Spanish 29% French/Haitian/Cajun 1%

Political lean MEDSL · Jefferson

• 2024 margin: Lean R (+8.9) · D 45.1% · R 54.0%
• 2008→2024 swing: -11.1pp toward R · 2008: 2.2pp · 2024: -8.9pp
• All cycles: 2024: R+8.9 2020: R+1.6 2016: R+0.5 2012: D+1.6 2008: D+2.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.43%
• Current HPI: 151.9888
• 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

3 events — show timeline

• 2026-05-28 Listed $59,000 BBOR
• 2023-12-06 Rental Removed $850 BBOR
• 2023-09-22 Listed for Rent $850 BBOR

Property tax history

+7.4%/yr

Latest (2025): $1,445 · +14.3% YoY. Source: county tax records.