13325 River Oaks Blvd · Bevil Oaks, TX 77713

$115,000

3 bd · 2.5 ba · 2,355 sqft · SingleFamily public records · 7 Days on market

Built 1965 0.40 ac lot $49/sqft · 55% below area ↓ 8% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special!!! House is completely gutted and ready for a new makeover! Property includes a shop and storage shed. Property being sold AS-IS (seller will make no repairs). Must be Cash or Hard money only. MAKE AN OFFER!

Key facts

• Shop
• Completely gutted
• Storage shed

Tags

• COMPLETELY GUTTED
• SHOP
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $657 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).

Location & tenants

• Location reads 65/100 on livability (#689 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A-; Watch: schools D+, amenities F, commute F.
• Hardin-Jefferson ISD (rural): math 54% / reading 49% proficiency, ranked #135 of 826 in TX (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents flat; 285 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.8% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 5y 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

• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,000

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.57% ✓
• Cap rate: 13.15%
• Cash-on-cash: 24.50%
• DSCR: 2.09
• GRM: 5.3

CMA / ARV

• ARV (median comp): $254,877
• List price: $115,000
• Delta: -54.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13370 Capital Dr	0.21mi	4/2.0 (+1)	2,299 (-2%)	11mo	$270,000	$117	70
13525 Leaning Oaks Dr	0.53mi	4/2.5 (+1)	2,399 (+2%)	4mo	$279,900	$117	64
13375 Craig Ln	0.14mi	4/2.5 (+1)	2,068 (-12%)	5mo	$225,000	$109	64
13340 Moss Hill Dr	0.28mi	4/2.5 (+1)	2,240 (-5%)	14mo	$305,000	$136	62
13455 Alaskan Dr	0.71mi	3/2.0	2,291 (-3%)	7mo	$315,000	$137	54
13365 Chimney Rock Dr	0.50mi	4/3.0 (+1)	2,444 (+4%)	12mo	$229,000	$94	53
7125 Sweetgum Rd	0.74mi	4/3.0 (+1)	2,184 (-7%)	17mo	$275,500	$126	32

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 · 0.79% rent growth · sell at horizon

5-year hold

• IRR: 15.4%
• Equity multiple: 1.60×
• Total profit: $19,317
• Equity at exit: $17,147

10-year hold

• IRR: 22.4%
• Equity multiple: 2.72×
• Total profit: $55,363
• Equity at exit: $9,943

Cash invested: $32,200 (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 77713

• Home prices YoY: -19.3%
• Rents YoY: 0.8%
• Active inventory: 285
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,805 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$117 /mo · $1,410/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $657

Break-even live

Break-even rent $973

Max offer price $115,000

Occupancy floor 59%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13620 Thousand Oaks Dr Beaumont, TX	3.0	2.0	2103	$2,300	$1.09	12d	1	1.08mi

Listing history 39 events

1. 2026-06-18
   days on market $115,000 Active 7 DOM
2. 2026-06-17
   days on market $115,000 Active 6 DOM
3. 2026-06-16
   days on market $115,000 Active 5 DOM
4. 2026-06-15
   days on market $115,000 Active 4 DOM
5. 2026-06-14
   days on market $115,000 Active 2 DOM
6. 2026-06-13
   days on marketlisting id $115,000 Active 1 DOM
7. 2026-06-10
   days on market $115,000 Active 98 DOM
8. 2026-06-09
   days on market $115,000 Active 97 DOM
9. 2026-06-08
   days on market $115,000 Active 96 DOM
10. 2026-06-07
    days on market $115,000 Active 95 DOM
11. 2026-06-03
    days on market $115,000 Active 91 DOM
12. 2026-06-02
    days on market $115,000 Active 90 DOM
13. 2026-06-01
    days on market $115,000 Active 89 DOM
14. 2026-05-31
    days on market $115,000 Active 88 DOM
15. 2026-05-30
    days on market $115,000 Active 87 DOM
16. 2026-03-04
    listed $115,000 Active 224-char remark

    Show marketing remark (224 chars)

    Investor special!!! House is completely gutted and ready for a new makeover! Property includes a shop and storage shed. Property being sold AS-IS (seller will make no repairs). Must be Cash or Hard money only. MAKE AN OFFER!

17. 2026-03-04
    historical

    Show marketing remark (224 chars)

    Investor special!!! House is completely gutted and ready for a new makeover! Property includes a shop and storage shed. Property being sold AS-IS (seller will make no repairs). Must be Cash or Hard money only. MAKE AN OFFER!

18. 2026-01-20
    listed $115,000 Active
19. 2026-01-20
    historical
20. 2025-12-29
    listed $115,000 Active
21. 2025-12-29
    historical
22. 2025-12-05
    status Active
23. 2025-11-24
    status Pending
24. 2025-11-21
    listed $115,000 Active
25. 2025-11-21
    historical
26. 2025-10-28
    listed $115,000 Active
27. 2025-07-08
    status Pending
28. 2025-05-27
    historical
29. 2025-05-27
    historical
30. 2025-03-12
    listed $125,000 Active
31. 2025-03-12
    historical
32. 2024-12-30
    listed $125,000 Active
33. 2024-12-30
    historical
34. 2024-05-30
    listed $125,000 Active
35. 2024-05-30
    historical
36. 2024-02-06
    listed $125,000 Active
37. 2022-01-16
    historical
38. 2021-10-14
    listed $125,000 Active
39. 2021-06-16
    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: $1,410 · $117/mo
• Projected year-2 tax: $2,104 · $175/mo
• Expected delta: +$695/yr (+$58/mo · 49.3%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 25 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: $21,658
• − Mortgage interest: −$6,442
• − Property taxes: −$1,410
• − Insurance: −$575
• − Repairs & maintenance: −$1,733
• − Management: −$1,733
• − Depreciation: −$3,345
• Taxable income: $6,421
• Est. tax owed @ 24.0%: −$1,541
• After-tax cash flow: $6,347/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: Hardin-Jefferson ISD
• NCES district ID: 4822410
• Math proficiency: 54% ▼ -5.00%
• Reading proficiency: 49% ▼ -4.00%
• Median HH income: $61,336
• Composite: 45.14/100
• National rank: #2682
• State rank: #135 of 826 in TX

Livability — Bevil Oaks

• Score: 65/100
• State rank: #689
• US rank: #12889

Category grades

Amenities F Commute F Cost of living A- Crime A+ Employment A- Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bevil Oaks, TX
• County: Jefferson County · 203,592 people
• Metro: Beaumont-Port Arthur, TX
• Population (ZIP): 15,541
• Household income: $91,330
• Rent vs Own: 33.5% rent · 66.5% own
• Severe rent burden: 444.0

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 0.68)
• Race & ethnicity: White 46% Black 25% Hispanic / Latino 22% Two or more races 16% Asian 3%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Lithuanian 6% Serbian 2% Italian 1%
• Foreign-born: 10% · Canada
• Languages at home: 81% English-only · Spanish 16% Tagalog/Filipino 1% Other Asian/Pacific 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: ▼ -41.58%
• Current HPI: 173.8851
• Rent YoY: ▲ 0.79%
• 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

-8.0% since first listed

24 events — show timeline

• 2026-03-04 Listing Removed — HARMLS
• 2026-03-04 Listed $115,000 HARMLS
• 2026-01-20 Listing Removed — HARMLS
• 2026-01-20 Listed $115,000 HARMLS
• 2025-12-29 Listing Removed — HARMLS
• 2025-12-29 Listed $115,000 HARMLS
• 2025-12-05 Relisted — HARMLS
• 2025-11-24 Pending — HARMLS
• 2025-11-21 Listing Removed — HARMLS
• 2025-11-21 Listed $115,000 HARMLS
• 2025-10-28 Listed $115,000 HARMLS
• 2025-07-08 Pending — HARMLS
• 2025-05-27 Listing Removed — HARMLS
• 2025-05-27 Listing Removed — HARMLS
• 2025-03-12 Listing Removed — HARMLS
• 2025-03-12 Listed $125,000 HARMLS
• 2024-12-30 Listing Removed — HARMLS
• 2024-12-30 Listed $125,000 HARMLS
• 2024-05-30 Listing Removed — HARMLS
• 2024-05-30 Listed $125,000 HARMLS
• 2024-02-06 Listed $125,000 HARMLS
• 2022-01-16 Listing Removed — HARMLS
• 2021-10-14 Listed $125,000 HARMLS
• 2021-06-16 Sold (Public Records) — Public Records

Property tax history

-5.8%/yr

Latest (2025): $1,410 · +19.9% YoY. Source: county tax records.