2420 Euclid St · Beaumont, TX 77705

$105,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 79 Days on market

Built 1962 10,019 sqft lot $146/sqft · 68% above area Est $111k · 6% under ↓ 9% since listing

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Why this score? — see what drove the D- 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 +12.3/30.0
• ARV discount +10.0/15.0
• DSCR +3.7/10.0
• 1% rule +3.2/10.0
• 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

This home does need some tlc, although it may be a fixer upper, it does have a great warehouse in the back for anyone who works from home or is wanting to work from home. There are a number of possibilities for the use of this warehouse, whether you're a welder, mechanic or just looking for a place to keep your belongings, this home is for you. Come take a look, you will regret missing out!!

Key facts

• 0.23 acre lot
• 2 garage spots
• Listed 79 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $-19 ($-226/yr) — negative.
• To cash-flow at today's rent, offer at most $102k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $86k (18.4% below list).
• Recommended offer: $86k (18.4% below list) — sets the bar for 1% rule.

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: 207 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: 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 $85,726 (18.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.82% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.77%
• DSCR: 0.97
• GRM: 10.2

CMA / ARV

• ARV (median comp): $111,171
• List price: $105,000
• Delta: -5.55%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -17.6%
• Equity multiple: 0.38×
• Total profit: $-18,221
• Equity at exit: $15,656

10-year hold

• IRR: -9.7%
• Equity multiple: 0.41×
• Total profit: $-17,434
• Equity at exit: $9,078

Cash invested: $29,400 (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: 207
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $857 high
• Mortgage (P&I): −$551
• Tax from tax record: −$102 /mo · $1,221/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $-19

Break-even live

Break-even rent $881

Max offer price $101,669

Occupancy floor 97%

Sensitivity live

Price	-10% $41	-5% $11	+0% $-19	+5% $-49	+10% $-78
Rent	-10% $-87	-5% $-53	+0% $-19	+5% $15	+10% $49
Rate	-1.0pp $34	-0.5pp $8	base $-19	+0.5pp $-46	+1.0pp $-74

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2401 Franklin St Unit 2405 Beaumont, TX	2.0	1.0	600	$995	$1.66	15d	1	0.66mi
2370 Avenue C Unit C Beaumont, TX	1.0	1.0	728	$850	$1.17	25d	1	0.78mi
4370 Avenue A Unit 02 Beaumont, TX	1.0	1.0	390	$600	$1.54	45d	1	1.05mi
2325 Victoria St Unit 1 Beaumont, TX	1.0	1.0	450	$700	$1.56	45d	1	1.05mi
2325 Victoria St Unit 6 Beaumont, TX	1.0	1.0	450	$900	$2.00	45d	1	1.05mi
1142 Lyle St Unit 4 Beaumont, TX	1.0	1.0	500	$625	$1.25	15d	1	1.10mi
1142 Lyle St Unit 5 Beaumont, TX	1.0	1.0	450	$595	$1.32	45d	1	1.10mi
1860 Forsythe St Unit 1860 Beaumont, TX	2.0	1.0	700	$800	$1.14	22d	1	1.15mi
690 E AVE Unit B Beaumont, TX	1.0	1.0	700	$875	$1.25	15d	1	1.16mi
2210 Sabine Pass Ave Unit D Beaumont, TX	1.0	1.0	740	$695	$0.94	15d	1	1.36mi

Listing history 16 events

1. 2026-06-14
   days on market $105,000 Active 79 DOM
2. 2026-06-13
   days on market $105,000 Active 78 DOM
3. 2026-06-10
   days on market $105,000 Active 76 DOM
4. 2026-06-09
   days on market $105,000 Active 75 DOM
5. 2026-06-08
   days on market $105,000 Active 74 DOM
6. 2026-06-07
   days on market $105,000 Active 73 DOM
7. 2026-06-03
   days on market $105,000 Active 69 DOM
8. 2026-06-02
   days on market $105,000 Active 68 DOM
9. 2026-06-01
   days on market $105,000 Active 67 DOM
10. 2026-05-31
    days on market $105,000 Active 66 DOM
11. 2026-05-30
    days on market $105,000 Active 65 DOM
12. 2026-03-26
    listed $105,000 Active 394-char remark

    Show marketing remark (394 chars)

    This home does need some tlc, although it may be a fixer upper, it does have a great warehouse in the back for anyone who works from home or is wanting to work from home. There are a number of possibilities for the use of this warehouse, whether you're a welder, mechanic or just looking for a place to keep your belongings, this home is for you. Come take a look, you will regret missing out!!

13. 2025-12-29
    listed $115,000 Active
14. 2011-03-18
    soldstatus
15. 2005-03-04
    soldstatus
16. 2004-10-01
    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: $1,221 · $102/mo
• Projected year-2 tax: $1,922 · $160/mo
• Expected delta: +$701/yr (+$58/mo · 57.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 22% 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: $10,287
• − Mortgage interest: −$5,882
• − Property taxes: −$1,221
• − Insurance: −$525
• − Repairs & maintenance: −$823
• − Management: −$823
• − Depreciation: −$3,055
• Taxable loss: −$2,041
• Est. tax savings @ 24.0%: +$490
• After-tax cash flow: $263/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

-8.7% since first listed

5 events — show timeline

• 2026-03-26 Listed $105,000 BBOR
• 2025-12-29 Listed $115,000 BBOR
• 2011-03-18 Sold (Public Records) — Public Records
• 2005-03-04 Sold (Public Records) — Public Records
• 2004-10-01 Sold (Public Records) — Public Records

Property tax history

+10.0%/yr

Latest (2025): $1,221 · +0.1% YoY. Source: county tax records.