640 Lee Ann Ln · Beaumont, TX 77707

$119,000

2 bd · 2.0 ba · 1,468 sqft · SingleFamily public records · 29 Days on market

Built 1968 0.25 ac lot Est $197k · 40% 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 +27.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +9.3/10.0
• 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 MLS

If you are looking for a house you can remake to your home and have a peaceful private back yard, this is it. This is a two bedroom two bath house with a open kitchen & dinning area and a large living room. With a large shelved pantry, you can stock up with a year supply! The back yard has plenty of mature fruit trees, covered patio, shed AND a shop that can be converted to a little apartment. If you have a boat or RV there is plenty of parking, even a deep garage. The bedrooms and one bathroom needs a little updating, but this corner lot is a real treasure!

Key facts

• Dining area
• Covered patio
• Large laundry room

Tags

• OPEN KITCHEN
• DINING AREA
• LARGE LAUNDRY ROOM
• BUILT-IN SHELVES
• COVERED PATIO
• WORKSHOP GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $361 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $117k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% 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; 22 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 3.1% of price.
• Climate carrying-cost: major 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 $117,215 (1.5% below list)

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: 1.43% ✓
• Cap rate: 9.93%
• Cash-on-cash: 13.00%
• DSCR: 1.58
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $196,712
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9015 Landis Dr	0.20mi	2/2.0	1,281 (-13%)	1mo	$135,000	$105	69
9310 Josey St	0.51mi	3/2.0 (+1)	1,408 (-4%)	16mo	$69,000	$49	51
8675 Braeburn St	0.29mi	3/2.0 (+1)	1,269 (-14%)	15mo	$169,900	$134	46
9510 Shepherd Dr	0.72mi	3/2.0 (+1)	1,302 (-11%)	1mo	$182,000	$140	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: 3.0%
• Equity multiple: 1.12×
• Total profit: $3,840
• Equity at exit: $17,743

10-year hold

• IRR: 12.6%
• Equity multiple: 2.00×
• Total profit: $33,464
• Equity at exit: $10,289

Cash invested: $33,320 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,702 high
• Mortgage (P&I): −$624
• Tax from tax record: −$310 /mo · $3,723/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $361

Break-even live

Break-even rent $1,245

Max offer price $119,000

Occupancy floor 74%

Sensitivity live

Price	-10% $428	-5% $395	+0% $361	+5% $327	+10% $294
Rent	-10% $227	-5% $294	+0% $361	+5% $428	+10% $496
Rate	-1.0pp $421	-0.5pp $391	base $361	+0.5pp $330	+1.0pp $299

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 Smelker St Beaumont, TX	3.0	2.0	1300	$1,795	$1.38	15d	1	0.39mi
9260 Josey St Beaumont, TX	3.0	2.0	1500	$2,100	$1.40	45d	1	0.47mi
9225 Shepherd Dr Beaumont, TX	3.0	1.0	1136	$1,495	$1.32	45d	1	0.49mi
9245 Shepherd Dr Beaumont, TX	3.0	1.0	1003	$1,350	$1.35	15d	1	0.51mi
405 Harbor Oaks Dr Beaumont, TX	3.0	2.5	1828	$2,600	$1.42	24d	1	0.68mi
434 Harbor Oaks Dr Beaumont, TX	3.0	2.0	1844	$2,500	$1.36	24d	1	0.70mi
1625 Glendale St Beaumont, TX	3.0	2.0	1330	$1,800	$1.35	45d	1	0.79mi
2065 88th Cir Beaumont, TX	3.0	2.0	1750	$1,800	$1.03	24d	1	0.86mi
8960 Manion Dr Beaumont, TX	2.0	2.5	1358	$1,550	$1.14	45d	1	1.10mi
379 Pinchback Rd Beaumont, TX	2.0	1.5	1254	$1,175	$0.94	45d	1	1.14mi
6860 Prutzman Rd Unit 18 Beaumont, TX	2.0	1.0	884	$1,100	$1.24	45d	1	1.15mi
976 Sunmeadow Dr Beaumont, TX	3.0	2.5	1656	$1,995	$1.20	15d	1	1.17mi
976 Sunmeadow Dr Unit 05/04/26 Beaumont, TX	3.0	2.5	1656	$2,150	$1.30	45d	1	1.17mi
1069 Green Meadow St Beaumont, TX	2.0	2.0	1556	$1,795	$1.15	45d	1	1.20mi
9252 Glen Meadow Ln Beaumont, TX	2.0	1.0	929	$1,250	$1.35	45d	1	1.31mi
1212 N Major Dr Beaumont, TX	2.0	1.5	1232	$1,250	$1.01	15d	1	1.39mi
345 Marceline Blvd Beaumont, TX	2.0	1.5	1200	$2,250	$1.88	24d	1	1.39mi
345 Marceline Blvd Beaumont, TX	2.0	1.5	1200	$1,850	$1.54	22d	1	1.39mi
1212 N Major Dr Unit 4820 Beaumont, TX	3.0	2.5	1692	$1,646	$0.97	24d	1	1.39mi
6561 Lexington Dr Beaumont, TX	2.0	2.0	1321	$1,011	$0.77	45d	1	1.44mi
1450 N Major Dr Beaumont, TX	1.0–2.0	1.0–2.0	849	$1,188	$1.40	15d	17	1.44mi
1456 N Major Dr Beaumont, TX	2.0	2.0	1008	$1,079	$1.07	45d	1	1.46mi

Listing history 12 events

1. 2026-06-21
   days on market $119,000 Active 29 DOM
2. 2026-06-18
   remarks 391-char remark
3. 2026-06-18
   status $119,000 Active 26 DOM
4. 2026-04-09
   status Pending
5. 2026-03-14
   listed $119,000 Active
6. 2025-10-31
   price $119,000
7. 2025-08-13
   price $134,900
8. 2025-08-04
   price $139,000
9. 2025-05-23
   price $149,900
10. 2020-03-10
    soldstatus
11. 2020-03-06
    soldstatus 570-char remark

    Show marketing remark (570 chars)

    If you are looking for a house you can remake to your home and have a peaceful private back yard, this is it. This is a two bedroom two bath house with a open kitchen & dinning area and a large living room. With a large shelved pantry, you can stock up with a year supply! The back yard has plenty of mature fruit trees, covered patio, shed AND a shop that can be converted to a little apartment. If you have a boat or RV there is plenty of parking, even a deep garage. The bedrooms and one bathroom needs a little updating, but this corner lot is a real treasure!

12. 2020-02-25
    listed $88,000 570-char remark

    Show marketing remark (570 chars)

    If you are looking for a house you can remake to your home and have a peaceful private back yard, this is it. This is a two bedroom two bath house with a open kitchen & dinning area and a large living room. With a large shelved pantry, you can stock up with a year supply! The back yard has plenty of mature fruit trees, covered patio, shed AND a shop that can be converted to a little apartment. If you have a boat or RV there is plenty of parking, even a deep garage. The bedrooms and one bathroom needs a little updating, but this corner lot is a real treasure!

ⓘ 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: $3,723 · $310/mo
• Projected year-2 tax: $3,723 · $310/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 6/10 Major FEMA zone X · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $20,429
• − Mortgage interest: −$6,666
• − Property taxes: −$3,723
• − Insurance: −$595
• − Repairs & maintenance: −$1,634
• − Management: −$1,634
• − Depreciation: −$3,462
• Taxable income: $2,715
• Est. tax owed @ 24.0%: −$652
• After-tax cash flow: $3,681/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

+35.2% since first listed

9 events — show timeline

• 2026-04-09 Pending — BBOR
• 2026-03-14 Listed $119,000 BBOR
• 2025-10-31 Price Changed $119,000 BBOR
• 2025-08-13 Price Changed $134,900 BBOR
• 2025-08-04 Price Changed $139,000 BBOR
• 2025-05-23 Price Changed $149,900 BBOR
• 2020-03-10 Sold (Public Records) — Public Records
• 2020-03-06 Sold (MLS) — BBOR
• 2020-02-25 Listed $88,000 BBOR

Property tax history

+4.9%/yr

Latest (2025): $3,723 · -0.8% YoY. Source: county tax records.