3575 Magnolia Ave · Beaumont, TX 77703

$84,900

3 bd · 2.0 ba · 1,360 sqft · SingleFamily public records · 22 Days on market

Built 1962 $62/sqft · 26% below area Est $115k · 26% under ↓ 10% since listing

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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

Great opportunity in Beaumont’s North End! Whether you're looking for your next home or a smart investment property, this 3-bedroom, 2-bath home checks the boxes. The long driveway offers plenty of parking—perfect for guests, roommates, or tenants. Relax on the inviting front porch or bring your vision to life inside. The home is move-in ready, but also a blank canvas for personal updates or rental prep. With its functional layout, solid structure, and great location near local amenities, this property is ideal for first-time buyers, downsizers, or investors looking for rental income potential. Don’t miss the chance to own in this growing part of town!

Key facts

• Inviting front porch
• Great location
• Long driveway

Tags

• LONG DRIVEWAY
• INVITING FRONT PORCH
• FUNCTIONAL LAYOUT
• SOLID STRUCTURE
• GREAT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.0% 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• At $1,307/mo this rent would consume 49% of the median local household income ($32k/yr) (locally 657% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $5k of equity ($587 loan paydown + $5k appreciation (5.4% local appreciation)).
• At projected returns (5.4% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $83,626 (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: 1.54% ✓
• Cap rate: 11.96%
• Cash-on-cash: 20.23%
• DSCR: 1.90
• GRM: 5.4

CMA / ARV

• ARV (median comp): $114,866
• List price: $84,900
• Delta: -17.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3565 West Ave	0.06mi	2/2.0 (-1)	1,293 (-5%)	3mo	$116,995	$90	82
2125 Gill St	0.41mi	3/2.0	1,344 (-1%)	1mo	$65,000	$48	78
3405 Elder St	0.30mi	3/2.0	1,476 (+8%)	3mo	$99,995	$68	69
2066 Earl St	0.39mi	3/2.0	1,522 (+12%)	5mo	$68,990	$45	58
1728 Glasshouse St	0.50mi	3/1.0	1,293 (-5%)	15mo	$55,000	$43	52
3130 Pine St	0.51mi	3/1.5	1,448 (+6%)	18mo	$23,000	$16	48
2255 Earl St	0.53mi	3/2.0	1,240 (-9%)	20mo	$155,000	$125	44
2490 Overbrook Ln	0.70mi	2/1.0 (-1)	1,170 (-14%)	9mo	$79,000	$68	27

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: 31.3%
• Equity multiple: 2.99×
• Total profit: $47,270
• Equity at exit: $50,372

10-year hold

• IRR: 29.6%
• Equity multiple: 6.05×
• Total profit: $119,990
• Equity at exit: $88,864

Cash invested: $23,772 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,307 high
• Mortgage (P&I): −$445
• Tax from tax record: −$151 /mo · $1,812/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $401

Break-even live

Break-even rent $799

Max offer price $84,900

Occupancy floor 64%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2023 Delaware St Beaumont, TX	3.0	1.0	1180	$1,300	$1.10	43d	1	0.57mi
2450 N Lynwood Dr Beaumont, TX	3.0	1.0	1015	$1,175	$1.16	23d	1	0.74mi
2555 Pierce St Beaumont, TX	3.0	2.0	1364	$1,450	$1.06	23d	1	0.83mi
2530 Pierce St Beaumont, TX	2.0	1.0	950	$1,000	$1.05	43d	1	0.83mi
2550 Pierce St Beaumont, TX	2.0	1.0	1044	$1,050	$1.01	43d	1	0.84mi
1420 Liveoak St Beaumont, TX	3.0	2.0	1760	$1,695	$0.96	23d	1	0.98mi
2020 Cottonwood St Beaumont, TX	2.0–4.0	1.0	928	$1,238	$1.33	13d	9	1.00mi
4565 Detroit St Beaumont, TX	2.0	1.0	880	$995	$1.13	44d	1	1.09mi
3085 S Willowood Ln Beaumont, TX	3.0	1.0	1533	$1,400	$0.91	13d	1	1.24mi
4325 Woodlawn St Beaumont, TX	2.0	1.0	1150	$1,000	$0.87	13d	1	1.29mi
2570 Sweetgum Ln Beaumont, TX	1.0–2.0	1.0–1.5	876	$1,599	$1.82	13d	15	1.43mi
5070 Wilshire St Beaumont, TX	2.0	1.0	1042	$1,295	$1.24	13d	1	1.44mi

Listing history 17 events

1. 2026-06-18
   days on market $84,900 Active 22 DOM
2. 2026-06-17
   days on market $84,900 Active 21 DOM
3. 2026-06-16
   days on market $84,900 Active 20 DOM
4. 2026-06-15
   days on market $84,900 Active 19 DOM
5. 2026-06-14
   days on market $84,900 Active 17 DOM
6. 2026-06-13
   days on market $84,900 Active 16 DOM
7. 2026-06-10
   days on market $84,900 Active 14 DOM
8. 2026-06-09
   days on market $84,900 Active 13 DOM
9. 2026-06-08
   days on market $84,900 Active 12 DOM
10. 2026-06-07
    days on market $84,900 Active 11 DOM
11. 2026-06-03
    days on market $84,900 Active 7 DOM
12. 2026-06-02
    days on market $84,900 Active 6 DOM
13. 2026-06-01
    days on market $84,900 Active 5 DOM
14. 2026-05-31
    days on market $84,900 Active 4 DOM
15. 2026-05-30
    days on market $84,900 Active 3 DOM
16. 2025-09-23
    price $94,900
17. 2025-08-07
    price $105,600

ⓘ 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: $1,812 · $151/mo
• Projected year-2 tax: $1,812 · $151/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 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: $15,683
• − Mortgage interest: −$4,756
• − Property taxes: −$1,812
• − Insurance: −$424
• − Repairs & maintenance: −$1,255
• − Management: −$1,255
• − Depreciation: −$2,470
• Taxable income: $3,711
• Est. tax owed @ 24.0%: −$891
• After-tax cash flow: $3,919/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

-10.1% since first listed

2 events — show timeline

• 2025-09-23 Price Changed $94,900 BBOR
• 2025-08-07 Price Changed $105,600 BBOR

Property tax history

+4.4%/yr

Latest (2025): $1,812 · +19.0% YoY. Source: county tax records.