1508 Orange St · Beaumont, TX 77701

$94,000

4 bd · 2.0 ba · 1,826 sqft · MultiFamily public records · 39 Days on market

Built 1962 6,970 sqft lot $51/sqft · 8% below area Est $102k · 8% under ↓ 6% since listing

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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 +11.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Prime investment opportunity in a highly desirable location! This duplex at 1508 Orange St in Beaumont offers incredible potential, with major upgrades already completed. Featuring all new plumbing, electrical, and windows, much of the heavy lifting has been done for you. Sheetrock is approximately 60% complete, leaving the perfect opportunity to add your own finishing touches and maximize value. The property includes two units—a 3-bedroom, 1-bath and a 2-bedroom, 1-bath—making it ideal for generating strong rental income. Conveniently located near Lamar University, this property is perfectly positioned to attract student renters or long-term tenants. Whether you’re looking to expand your investment portfolio or complete a project with great upside potential, this is one you don’t want to miss. Call me today for more details or to schedule a showing!

Key facts

• New plumbing
• Two units
• New electrical

Tags

• HIGHLY DESIRABLE LOCATION
• MAJOR UPGRADES COMPLETED
• NEW PLUMBING
• NEW ELECTRICAL
• NEW WINDOWS
• TWO UNITS

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $94k.

Deal economics

• At list price, monthly cash flow is $850 ($10k/yr) — positive. Per door: $425/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $94k).
• Recommended offer: $91k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.1% 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: 73 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 343 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).
• At $1,887/mo this rent would consume 46% of the median local household income ($49k/yr) (locally 516% 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 $7k of equity ($650 loan paydown + $6k appreciation (6.2% local appreciation)).
• At projected returns (6.2% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $31k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $91,180 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.01% ✓
• Cap rate: 17.14%
• Cash-on-cash: 38.74%
• DSCR: 2.72
• GRM: 4.2

CMA / ARV

• ARV (median comp): $102,500
• List price: $94,000
• Delta: -8.29%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

6.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 49.0%
• Equity multiple: 4.14×
• Total profit: $82,688
• Equity at exit: $60,596

10-year hold

• IRR: 45.7%
• Equity multiple: 8.62×
• Total profit: $200,544
• Equity at exit: $111,209

Cash invested: $26,320 (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 77701

• Home prices YoY: 3.8%
• Active inventory: 73
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,887 high
• Mortgage (P&I): −$493
• Tax from tax record: −$109 /mo · $1,308/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $850

Break-even live

Break-even rent $812

Max offer price $94,000

Occupancy floor 50%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,888
Total (2 units)			$1,887

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
610 Craig St Beaumont, TX	3.0	2.0	1267	$1,995	$1.57	13d	1	0.29mi
1107 Avenue A Beaumont, TX	4.0	2.0	1584	$1,395	$0.88	43d	1	0.29mi
450 Jackson St Beaumont, TX	3.0	2.0	1500	$1,500	$1.00	13d	1	0.52mi
690 E Avenue Unit A Beaumont, TX	3.0	1.0	1300	$975	$0.75	13d	1	0.68mi
1211 Washington Blvd Beaumont, TX	3.0	1.0	1363	$1,200	$0.88	43d	1	0.86mi
2310 Morrison St Beaumont, TX	3.0	2.0	1528	$1,423	$0.93	13d	1	1.01mi
614 Euclid St Beaumont, TX	4.0	2.0	1378	$1,395	$1.01	23d	1	1.03mi

Listing history 10 events

1. 2026-05-05
   price $94,000 886-char remark

   Show marketing remark (886 chars)

   Prime investment opportunity in a highly desirable location! This duplex at 1508 Orange St in Beaumont offers incredible potential, with major upgrades already completed. Featuring all new plumbing, electrical, and windows, much of the heavy lifting has been done for you. Sheetrock is approximately 60% complete, leaving the perfect opportunity to add your own finishing touches and maximize value. The property includes two units—a 3-bedroom, 1-bath and a 2-bedroom, 1-bath—making it ideal for generating strong rental income. Conveniently located near Lamar University, this property is perfectly positioned to attract student renters or long-term tenants. Whether you’re looking to expand your investment portfolio or complete a project with great upside potential, this is one you don’t want to miss. Call me today for more details or to schedule a showing!

2. 2026-04-30
   price $99,000 886-char remark

   Show marketing remark (886 chars)

   Prime investment opportunity in a highly desirable location! This duplex at 1508 Orange St in Beaumont offers incredible potential, with major upgrades already completed. Featuring all new plumbing, electrical, and windows, much of the heavy lifting has been done for you. Sheetrock is approximately 60% complete, leaving the perfect opportunity to add your own finishing touches and maximize value. The property includes two units—a 3-bedroom, 1-bath and a 2-bedroom, 1-bath—making it ideal for generating strong rental income. Conveniently located near Lamar University, this property is perfectly positioned to attract student renters or long-term tenants. Whether you’re looking to expand your investment portfolio or complete a project with great upside potential, this is one you don’t want to miss. Call me today for more details or to schedule a showing!

3. 2026-04-27
   price $105,000 886-char remark

   Show marketing remark (886 chars)

   Prime investment opportunity in a highly desirable location! This duplex at 1508 Orange St in Beaumont offers incredible potential, with major upgrades already completed. Featuring all new plumbing, electrical, and windows, much of the heavy lifting has been done for you. Sheetrock is approximately 60% complete, leaving the perfect opportunity to add your own finishing touches and maximize value. The property includes two units—a 3-bedroom, 1-bath and a 2-bedroom, 1-bath—making it ideal for generating strong rental income. Conveniently located near Lamar University, this property is perfectly positioned to attract student renters or long-term tenants. Whether you’re looking to expand your investment portfolio or complete a project with great upside potential, this is one you don’t want to miss. Call me today for more details or to schedule a showing!

4. 2026-04-21
   price $115,000 886-char remark

   Show marketing remark (886 chars)

   Prime investment opportunity in a highly desirable location! This duplex at 1508 Orange St in Beaumont offers incredible potential, with major upgrades already completed. Featuring all new plumbing, electrical, and windows, much of the heavy lifting has been done for you. Sheetrock is approximately 60% complete, leaving the perfect opportunity to add your own finishing touches and maximize value. The property includes two units—a 3-bedroom, 1-bath and a 2-bedroom, 1-bath—making it ideal for generating strong rental income. Conveniently located near Lamar University, this property is perfectly positioned to attract student renters or long-term tenants. Whether you’re looking to expand your investment portfolio or complete a project with great upside potential, this is one you don’t want to miss. Call me today for more details or to schedule a showing!

5. 2026-04-14
   listed $125,000 Active 886-char remark

   Show marketing remark (886 chars)

   Prime investment opportunity in a highly desirable location! This duplex at 1508 Orange St in Beaumont offers incredible potential, with major upgrades already completed. Featuring all new plumbing, electrical, and windows, much of the heavy lifting has been done for you. Sheetrock is approximately 60% complete, leaving the perfect opportunity to add your own finishing touches and maximize value. The property includes two units—a 3-bedroom, 1-bath and a 2-bedroom, 1-bath—making it ideal for generating strong rental income. Conveniently located near Lamar University, this property is perfectly positioned to attract student renters or long-term tenants. Whether you’re looking to expand your investment portfolio or complete a project with great upside potential, this is one you don’t want to miss. Call me today for more details or to schedule a showing!

6. 2025-02-13
   soldstatus Closed 433-char remark

   Show marketing remark (433 chars)

   Money-making duplex on corner lot in Beaumont close to Lamar University. The duplex is 3/1 on one side and 2/1 on the other. Each side has a stove and refrigerator. Inside utility areas on both units, some vinyl flooring, some carpet, nice large covered front porch. It is an older property, but in decent shape. Central air and heat, and each side has their own electric and water meter. Was previously on housing for $850 and $785.

7. 2025-02-13
   soldstatus

   Show marketing remark (433 chars)

   Money-making duplex on corner lot in Beaumont close to Lamar University. The duplex is 3/1 on one side and 2/1 on the other. Each side has a stove and refrigerator. Inside utility areas on both units, some vinyl flooring, some carpet, nice large covered front porch. It is an older property, but in decent shape. Central air and heat, and each side has their own electric and water meter. Was previously on housing for $850 and $785.

8. 2025-01-29
   status Pending 433-char remark

   Show marketing remark (433 chars)

   Money-making duplex on corner lot in Beaumont close to Lamar University. The duplex is 3/1 on one side and 2/1 on the other. Each side has a stove and refrigerator. Inside utility areas on both units, some vinyl flooring, some carpet, nice large covered front porch. It is an older property, but in decent shape. Central air and heat, and each side has their own electric and water meter. Was previously on housing for $850 and $785.

9. 2025-01-20
   price $94,900 433-char remark

   Show marketing remark (433 chars)

   Money-making duplex on corner lot in Beaumont close to Lamar University. The duplex is 3/1 on one side and 2/1 on the other. Each side has a stove and refrigerator. Inside utility areas on both units, some vinyl flooring, some carpet, nice large covered front porch. It is an older property, but in decent shape. Central air and heat, and each side has their own electric and water meter. Was previously on housing for $850 and $785.

10. 2024-10-29
    listed $99,900 Active 433-char remark

    Show marketing remark (433 chars)

    Money-making duplex on corner lot in Beaumont close to Lamar University. The duplex is 3/1 on one side and 2/1 on the other. Each side has a stove and refrigerator. Inside utility areas on both units, some vinyl flooring, some carpet, nice large covered front porch. It is an older property, but in decent shape. Central air and heat, and each side has their own electric and water meter. Was previously on housing for $850 and $785.

ⓘ 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: $1,308 · $109/mo
• Projected year-2 tax: $1,720 · $143/mo
• Expected delta: +$412/yr (+$34/mo · 31.5%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X · 20% 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: $22,644
• − Mortgage interest: −$5,265
• − Property taxes: −$1,308
• − Insurance: −$470
• − Repairs & maintenance: −$1,812
• − Management: −$1,812
• − Depreciation: −$2,735
• Taxable income: $9,243
• Est. tax owed @ 24.0%: −$2,218
• After-tax cash flow: $7,977/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): 12,381
• Household income: $49,181
• Rent vs Own: 46.1% rent · 53.9% own
• Severe rent burden: 516.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 44% Black 44% Two or more races 21% White 8% Asian 3%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Lithuanian 1%
• Foreign-born: 21% · Canada, Vietnam
• Languages at home: 56% English-only · Spanish 40% Vietnamese 3%

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: ▲ 6.25%
• Current HPI: 170.1843
• 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

-5.9% since first listed

10 events — show timeline

• 2026-05-05 Price Changed $94,000 BBOR
• 2026-04-30 Price Changed $99,000 BBOR
• 2026-04-27 Price Changed $105,000 BBOR
• 2026-04-21 Price Changed $115,000 BBOR
• 2026-04-14 Listed $125,000 BBOR
• 2025-02-13 Sold (Public Records) — Public Records
• 2025-02-13 Sold (MLS) — BBOR
• 2025-01-29 Pending — BBOR
• 2025-01-20 Price Changed $94,900 BBOR
• 2024-10-29 Listed $99,900 BBOR

Property tax history

+3.3%/yr

Latest (2025): $1,308 · +19.0% YoY. Source: county tax records.