2315 Washington Blvd · Beaumont, TX 77705

$89,900

2 bd · 1.0 ba · 916 sqft · SingleFamily public records · 43 Days on market

Built 1962 5,601 sqft lot $98/sqft · at area comps Est $92k · at est.

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Why this score? — see what drove the C- 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 +21.0/30.0
• ARV discount +8.4/15.0
• DSCR +6.7/10.0
• 1% rule +5.6/10.0
• 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

Key facts

• 5,601 sq ft lot
• Built 1962
• Listed 43 days

Property features AI

Finance

• Other: Municipal Utility District disclosure included
• Financial info: Lease not considered
• HOA & community: Curbs and gutters in the community

Exterior

• Utilities: Public water; Public sewer; Concrete road surface
• Home design: Residential property; Single-story (entry on first level)
• Construction: Built in 1962; Pillar/post/pier foundation; Composition roof
• Exterior features: Fully fenced yard; Back yard fencing; Front porch

Interior

• Kitchen: Kitchen/dining combo
• Bedrooms: Two possible bedrooms (both on the first level)
• Flooring: Laminate flooring
• Bathrooms: One full bathroom (first level)
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Tub/shower; Ceiling fan(s); Kitchen and dining combined

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $127 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($954 rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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, crime F, amenities 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.
• Zoned schools: Blanchette El (math 6% / reading 12%, grade F, #4,293 of 4,322 statewide, top 99%, 568 students, 96% FRL); Odom Middle (math 30% / reading 42%, grade F, #805 of 1,662 statewide, top 50%, 709 students, 73% FRL) — zoned schools average 85% FRL vs 69% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 206 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.06% ✓
• Cap rate: 7.99%
• Cash-on-cash: 6.07%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

• ARV (median comp): $91,687
• List price: $89,900
• Delta: -1.95%
• Verdict: FAIR
• Comps: 19 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2864 Southerland	0.40mi	2/1.0	988 (+8%)	15mo	$24,990	$25	56
1498 Brockman St	0.74mi	2/1.0	924 (+1%)	20mo	$115,000	$124	47

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: -6.9%
• Equity multiple: 0.74×
• Total profit: $-6,445
• Equity at exit: $13,404

10-year hold

• IRR: 2.7%
• Equity multiple: 1.19×
• Total profit: $4,896
• Equity at exit: $7,773

Cash invested: $25,172 (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 77705

• Home prices YoY: -29.7%
• Active inventory: 206
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $954 high
• Mortgage (P&I): −$471
• Tax from tax record: −$118 /mo · $1,413/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $127

Break-even live

Break-even rent $793

Max offer price $89,900

Occupancy floor 82%

Sensitivity live

Price	-10% $178	-5% $153	+0% $127	+5% $102	+10% $76
Rent	-10% $52	-5% $90	+0% $127	+5% $165	+10% $203
Rate	-1.0pp $173	-0.5pp $150	base $127	+0.5pp $104	+1.0pp $80

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1834 Roberts St Beaumont, TX	2.0	1.0	840	$897	$1.07	45d	1	0.43mi
2401 Franklin St Unit 2405 Beaumont, TX	2.0	1.0	600	$995	$1.66	15d	1	0.60mi
2425 Lela St Beaumont, TX	1.0	1.0	800	$900	$1.12	25d	1	0.64mi
2370 Avenue C Unit C Beaumont, TX	1.0	1.0	728	$850	$1.17	25d	1	0.69mi
1294 Cartwright St Unit 1 Beaumont, TX	2.0	1.0	800	$895	$1.12	15d	1	0.80mi
2585 Orange Ave Unit 3 Beaumont, TX	2.0	1.0	806	$975	$1.21	15d	1	0.80mi
2450 S 8th St Beaumont, TX	3.0	1.0	940	$1,450	$1.54	15d	1	1.05mi
1860 Forsythe St Unit 1860 Beaumont, TX	2.0	1.0	700	$800	$1.14	22d	1	1.08mi
690 E AVE Unit B Beaumont, TX	1.0	1.0	700	$875	$1.25	15d	1	1.09mi
4285 Chaison St Beaumont, TX	2.0	1.0	904	$850	$0.94	45d	1	1.10mi
1107 Avenue A Unit 1111 Beaumont, TX	2.0	1.0	1012	$995	$0.98	25d	1	1.13mi
1107 Avenue A Unit 1109 Beaumont, TX	2.0	1.0	1012	$995	$0.98	45d	1	1.13mi
2210 Sabine Pass Ave Unit D Beaumont, TX	1.0	1.0	740	$695	$0.94	15d	1	1.27mi
949 Essex St Beaumont, TX	1.0	1.0	840	$675	$0.80	22d	1	1.30mi
943 Essex St Unit 949 Beaumont, TX	1.0	1.0	840	$675	$0.80	15d	1	1.31mi
4120 Brandon St Beaumont, TX	2.0	1.0	810	$997	$1.23	25d	1	1.38mi

Listing history 14 events

1. 2026-06-15
   days on market $89,900 Active 43 DOM
2. 2026-06-14
   days on market $89,900 Active 41 DOM
3. 2026-06-13
   days on market $89,900 Active 40 DOM
4. 2026-06-10
   days on market $89,900 Active 38 DOM
5. 2026-06-09
   days on market $89,900 Active 37 DOM
6. 2026-06-08
   days on market $89,900 Active 36 DOM
7. 2026-06-07
   days on market $89,900 Active 35 DOM
8. 2026-06-03
   days on market $89,900 Active 31 DOM
9. 2026-06-02
   days on market $89,900 Active 30 DOM
10. 2026-06-01
    days on market $89,900 Active 29 DOM
11. 2026-05-31
    days on market $89,900 Active 28 DOM
12. 2026-05-30
    days on market $89,900 Active 27 DOM
13. 2026-05-03
    listed $89,900 Active 749-char remark
14. 2026-03-20
    listed $89,900 Active 723-char remark

ⓘ 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: $1,413 · $118/mo
• Projected year-2 tax: $1,645 · $137/mo
• Expected delta: +$233/yr (+$19/mo · 16.5%)

ⓘ 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 · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 23 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: $11,451
• − Mortgage interest: −$5,036
• − Property taxes: −$1,413
• − Insurance: −$450
• − Repairs & maintenance: −$916
• − Management: −$916
• − Depreciation: −$2,615
• Taxable income: $106
• Est. tax owed @ 24.0%: −$25
• After-tax cash flow: $1,502/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): 38,259
• Household income: $54,633
• Rent vs Own: 41.4% rent · 58.6% own
• Severe rent burden: 776.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Black 46% White 29% Hispanic / Latino 21% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Lithuanian 5% Italian 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 80% English-only · Spanish 18% 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: ▼ -54.76%
• Current HPI: 129.3696
• 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

2 events — show timeline

• 2026-06-16 Listing Removed — HARMLS
• 2026-05-03 Listed $89,900 HARMLS

Property tax history

+12.0%/yr

Latest (2025): $1,413 · -0.8% YoY. Source: county tax records.