390 Norvell St · Beaumont, TX 77707

$99,900

3 bd · 1.5 ba · 1,186 sqft · SingleFamily public records · 9 Days on market

Built 1968 9,148 sqft lot $84/sqft · 22% below area Est $129k · 22% 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
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

CALLING ALL INVESTORS!! 3/1.5/2 HOME IN THE GULF TERRACE ADDITION; HOME NEEDS TLC BUT HAS THE POTENTIAL TO MAKE A GREAT RENTAL OR FLIP PROJECT FOR THE NEXT OWNER.

Key facts

• 9,148 sq ft lot
• 2 garage spots
• Listed 9 days

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; Single story
• Construction: Composition roof; Slab foundation; Built as residential single-family
• Exterior features: Covered patio/porch; Chain link fencing; Public maintained road access

Interior

• Kitchen: Range
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (natural gas)
• Interior features: Ceiling fan(s); Central air

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $509 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 12.4% 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: 151 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); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 343 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price.
• Climate carrying-cost: 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 $99,900

Questions for the listing agent

1. Built in 1968 — 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. 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?
6. 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.
7. 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.
8. 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: 1.71% ✓
• Cap rate: 12.40%
• Cash-on-cash: 21.82%
• DSCR: 1.97
• GRM: 4.9

CMA / ARV

• ARV (median comp): $128,589
• List price: $99,900
• Delta: -22.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9610 Josey St	0.14mi	3/2.0	1,192 (+0%)	16mo	$100,000	$84	77
9510 Shepherd Dr	0.26mi	3/2.0	1,302 (+10%)	1mo	$182,000	$140	68
9385 Shepherd Dr	0.36mi	3/1.0	1,148 (-3%)	9mo	$139,000	$121	68
9310 Shepherd Dr	0.44mi	3/1.0	1,131 (-5%)	5mo	$112,900	$100	66

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: 14.6%
• Equity multiple: 1.58×
• Total profit: $16,327
• Equity at exit: $14,895

10-year hold

• IRR: 23.4%
• Equity multiple: 3.02×
• Total profit: $56,410
• Equity at exit: $8,638

Cash invested: $27,972 (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 77707

• Active inventory: 151
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,705 high
• Mortgage (P&I): −$524
• Tax from tax record: −$272 /mo · $3,268/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $509

Break-even live

Break-even rent $1,061

Max offer price $99,900

Occupancy floor 65%

Sensitivity live

Price	-10% $565	-5% $537	+0% $509	+5% $480	+10% $452
Rent	-10% $374	-5% $441	+0% $509	+5% $576	+10% $643
Rate	-1.0pp $559	-0.5pp $534	base $509	+0.5pp $483	+1.0pp $456

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9260 Josey St Beaumont, TX	3.0	2.0	1500	$2,100	$1.40	44d	1	0.46mi
9245 Shepherd Dr Beaumont, TX	3.0	1.0	1003	$1,350	$1.35	14d	1	0.47mi
9225 Shepherd Dr Beaumont, TX	3.0	1.0	1136	$1,495	$1.32	44d	1	0.49mi
120 Smelker St Beaumont, TX	3.0	2.0	1300	$1,795	$1.38	14d	1	0.81mi
8960 Manion Dr Beaumont, TX	2.0	2.5	1358	$1,550	$1.14	44d	1	1.28mi
9252 Glen Meadow Ln Beaumont, TX	2.0	1.0	929	$1,250	$1.35	44d	1	1.46mi

Listing history 3 events

1. 2026-05-06
   status Pending 163-char remark
2. 2026-04-27
   listed $99,900 Active 163-char remark
3. 2008-12-12
   soldstatus

ⓘ 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: $3,268 · $272/mo
• Projected year-2 tax: $3,268 · $272/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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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: $20,454
• − Mortgage interest: −$5,596
• − Property taxes: −$3,268
• − Insurance: −$500
• − Repairs & maintenance: −$1,636
• − Management: −$1,636
• − Depreciation: −$2,906
• Taxable income: $4,912
• Est. tax owed @ 24.0%: −$1,179
• After-tax cash flow: $4,926/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): 18,323
• Household income: $69,756
• Rent vs Own: 31.8% rent · 68.2% own
• Severe rent burden: 596.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Black 40% White 28% Hispanic / Latino 23% Two or more races 18% Asian 6%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Lithuanian 3% Italian 1% Romanian 1%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 75% English-only · Spanish 19% Vietnamese 3% Other Indo-European 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: ▼ -163.16%
• Current HPI: 167.8109
• 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 events — show timeline

• 2026-05-22 Sold (Public Records) — Public Records
• 2026-05-22 Sold (MLS) — BBOR
• 2026-05-06 Pending — BBOR
• 2026-04-27 Listed $99,900 BBOR
• 2008-12-12 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $3,268 · +5.2% YoY. Source: county tax records.