535 Eldridge Dr · Beaumont, TX 77707

$185,000

3 bd · 1.5 ba · 1,571 sqft · SingleFamily public records · 26 Days on market

Built 1962 8,712 sqft lot Est $171k · 8% over

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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 +16.6/30.0
• 1% rule +5.1/10.0
• DSCR +5.1/10.0
• ARV discount +3.9/15.0
• 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

This beautifully updated 3-bedroom, 1.5-bathroom home in Beaumont’s desirable West End is move-in ready! Featuring new luxury vinyl plank flooring throughout, this home offers both a spacious living room and cozy den with a wood-burning fireplace, perfect for hosting family gatherings. The renovated kitchen features granite countertops, stainless steel appliances, subway tile backsplash, pantry, and an eating bar. Recent updates include a new main sewer line, and sellers will install a new roof with a reasonable offer! Enjoy inside laundry, generously sized bedrooms, updated bathrooms, a 1-car carport, and a fenced backyard with storage building. Located in the sought-after Westbrook

Key facts

• Renovated kitchen
• Granite countertops
• 8,712 sq ft lot

Tags

• LUXURY VINYL PLANK FLOORING
• WOOD BURNING FIREPLACE
• RENOVATED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SUBWAY TILE BACKSPLASH

Property features AI

Exterior

• Parking: Attached carport; 1 carport space
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Located in Forest Park subdivision
• Construction: Brick veneer construction; Slab foundation; Composition roof
• Exterior features: Chain link fencing; Storage structure on property

Interior

• Kitchen: Dishwasher; Range
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Breakfast bar; Pantry; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $44 ($530/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $182k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.0% 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: Amelia El (math 8% / reading 15%, grade F, #4,225 of 4,322 statewide, top 98%, 544 students, 84% FRL); Vincent Middle (math 8% / reading 17%, grade F, #1,616 of 1,662 statewide, top 97%, 688 students, 75% FRL); West Brook Sr H S (math 19% / reading 34%, grade F, #1,228 of 1,632 statewide, top 76%, 2,245 students, 58% FRL) — zoned schools at 72% FRL track the district average.
• Market conditions: 151 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% of comp listings sitting > 30 days — soft ceiling on asking rent; 343 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($70k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 3 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

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe 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 $182,225 (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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
7. 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.
8. 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.
9. 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: 1.01% ✓
• Cap rate: 7.01%
• Cash-on-cash: 2.56%
• DSCR: 1.11
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $171,239
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7730 Wickersham Pl	0.42mi	3/1.5	1,599 (+2%)	10mo	$166,000	$104	69
1310 Amelia St	0.45mi	4/3.0 (+1)	1,744 (+11%)	13mo	$190,000	$109	39

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: -14.6%
• Equity multiple: 0.48×
• Total profit: $-27,040
• Equity at exit: $27,584

10-year hold

• IRR: -5.8%
• Equity multiple: 0.63×
• Total profit: $-19,410
• Equity at exit: $15,995

Cash invested: $51,800 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,877 high
• Mortgage (P&I): −$970
• Tax from tax record: −$325 /mo · $3,904/yr
• Insurance: −$77
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $44

Break-even live

Break-even rent $1,822

Max offer price $185,000

Occupancy floor 93%

Sensitivity live

Price	-10% $149	-5% $97	+0% $44	+5% $-8	+10% $-61
Rent	-10% $-104	-5% $-30	+0% $44	+5% $118	+10% $192
Rate	-1.0pp $137	-0.5pp $91	base $44	+0.5pp $-4	+1.0pp $-53

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7575 Chelsea Pl Beaumont, TX	3.0	2.0	2193	$2,495	$1.14	46d	1	0.52mi
379 Pinchback Rd Beaumont, TX	2.0	1.5	1254	$1,175	$0.94	45d	1	0.60mi
1625 Glendale St Beaumont, TX	3.0	2.0	1330	$1,800	$1.35	45d	1	0.64mi
120 Smelker St Beaumont, TX	3.0	2.0	1300	$1,795	$1.38	15d	1	0.73mi
405 Harbor Oaks Dr Beaumont, TX	3.0	2.5	1828	$2,600	$1.42	25d	1	0.78mi
434 Harbor Oaks Dr Beaumont, TX	3.0	2.0	1844	$2,500	$1.36	25d	1	0.78mi
345 Marceline Blvd Beaumont, TX	2.0	1.5	1200	$1,850	$1.54	23d	1	0.85mi
345 Marceline Blvd Beaumont, TX	2.0	1.5	1200	$2,250	$1.88	25d	1	0.85mi
6561 Lexington Dr Beaumont, TX	2.0	2.0	1321	$1,011	$0.77	45d	1	0.96mi
9225 Shepherd Dr Beaumont, TX	3.0	1.0	1136	$1,495	$1.32	45d	1	0.98mi
9260 Josey St Beaumont, TX	3.0	2.0	1500	$2,100	$1.40	45d	1	0.98mi
2065 88th Cir Beaumont, TX	3.0	2.0	1750	$1,800	$1.03	25d	1	1.14mi
520 Dowlen Rd Beaumont, TX	1.0–2.0	1.0–2.0	940	$1,050	$1.12	15d	10	1.18mi
8960 Manion Dr Beaumont, TX	2.0	2.5	1358	$1,550	$1.14	45d	1	1.19mi
976 Sunmeadow Dr Beaumont, TX	3.0	2.5	1656	$1,995	$1.20	15d	1	1.20mi
976 Sunmeadow Dr Unit 05/04/26 Beaumont, TX	3.0	2.5	1656	$2,150	$1.30	45d	1	1.20mi
1170 Brandywine St Beaumont, TX	3.0	2.0	2100	$1,890	$0.90	25d	1	1.23mi
880 Lockwood Dr Beaumont, TX	3.0	2.0	1819	$1,995	$1.10	45d	1	1.24mi
6286 Afton Ln Beaumont, TX	3.0	2.5	2024	$1,675	$0.83	25d	1	1.28mi
1212 N Major Dr Beaumont, TX	2.0	1.5	1232	$1,250	$1.01	15d	1	1.28mi
1069 Green Meadow St Beaumont, TX	2.0	2.0	1556	$1,795	$1.15	46d	1	1.29mi
1212 N Major Dr Unit 4820 Beaumont, TX	3.0	2.5	1692	$1,646	$0.97	25d	1	1.30mi
445 Longmeadow St Beaumont, TX	3.0	2.5	2048	$2,100	$1.03	45d	1	1.31mi
9540 Glen Meadow Ln Beaumont, TX	3.0	2.5	2045	$2,295	$1.12	45d	1	1.38mi
551 Georgetown St Beaumont, TX	2.0	1.5	1317	$1,300	$0.99	45d	1	1.42mi
6795 Greenwood Dr Beaumont, TX	3.0	2.0	1650	$2,500	$1.52	25d	1	1.44mi
405 Georgetown St Beaumont, TX	3.0	2.5	2191	$1,600	$0.73	45d	1	1.44mi
770 Peyton Dr Beaumont, TX	3.0	2.0	1769	$1,895	$1.07	45d	1	1.46mi

Listing history 25 events

1. 2026-06-21
   days on market $185,000 Active 26 DOM
2. 2026-06-18
   days on market $185,000 Active 23 DOM
3. 2026-06-17
   days on market $185,000 Active 22 DOM
4. 2026-06-16
   days on market $185,000 Active 21 DOM
5. 2026-06-15
   days on market $185,000 Active 20 DOM
6. 2026-06-14
   days on market $185,000 Active 18 DOM
7. 2026-06-13
   days on market $185,000 Active 17 DOM
8. 2026-06-10
   days on market $185,000 Active 15 DOM
9. 2026-06-09
   days on market $185,000 Active 14 DOM
10. 2026-06-08
    days on market $185,000 Active 13 DOM
11. 2026-06-07
    days on market $185,000 Active 12 DOM
12. 2026-06-03
    days on market $185,000 Active 8 DOM
13. 2026-06-02
    days on market $185,000 Active 7 DOM
14. 2026-06-01
    days on market $185,000 Active 6 DOM
15. 2026-05-31
    days on market $185,000 Active 5 DOM
16. 2026-05-30
    days on market $185,000 Active 4 DOM
17. 2026-05-27
    listed $185,000 Active
18. 2025-03-05
    historical $1,625
19. 2025-02-23
    price $1,625
20. 2025-02-22
    price $189,000
21. 2025-02-19
    listed $1,650
22. 2025-02-13
    historical $1,650
23. 2025-01-13
    listed $1,650
24. 2023-12-19
    soldstatus
25. 2023-10-13
    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: $3,904 · $325/mo
• Projected year-2 tax: $3,904 · $325/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 8/10 Severe FEMA zone X · 99% 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: $22,530
• − Mortgage interest: −$10,363
• − Property taxes: −$3,904
• − Insurance: −$1,722
• − Repairs & maintenance: −$1,802
• − Management: −$1,802
• − Depreciation: −$5,382
• Taxable loss: −$2,447
• Est. tax savings @ 24.0%: +$587
• After-tax cash flow: $1,117/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

+11112.1% since first listed

9 events — show timeline

• 2026-05-27 Listed $185,000 BBOR
• 2025-03-05 Rental Removed $1,625 BBOR
• 2025-02-23 Price Changed $1,625 BBOR
• 2025-02-22 Price Changed $189,000 BBOR
• 2025-02-19 Listed for Rent $1,650 BBOR
• 2025-02-13 Rental Removed $1,650 BBOR
• 2025-01-13 Listed for Rent $1,650 BBOR
• 2023-12-19 Sold (Public Records) — Public Records
• 2023-10-13 Sold (Public Records) — Public Records

Property tax history

+6.0%/yr

Latest (2025): $3,904 · +13.4% YoY. Source: county tax records.