540 Dewey St · Beaumont, TX 77705

$150,000

5 bd · None ba · 1,052 sqft · SingleFamily public records · 216 Days on market

Built 1952 $143/sqft · 58% above area Est $189k · 21% under

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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 +16.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +4.6/10.0
• 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

Listing remarks MLS

New Investment Opportunity in Beaumont! 540 Dewey St offers a property featuring a main home plus two 1-bed/1-bath apartments (upstairs & downstairs). One of the units is currently vacant, giving you the chance to place a new tenant while the others continue generating income. A great income-producing asset to add to your portfolio!

Key facts

• Listed 216 days

🏷️ Possibly a rental listed for sale. The $150,000 price doesn't fit this home's estimated sale value (~$188,781) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 5-bed/?-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $96 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (4.0% below list).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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, 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: Pietzsch/Mac Arthur El (math 5% / reading 7%, grade F, #4,315 of 4,322 statewide, top 100%, 1,083 students, 97% FRL) — zoned schools average 97% FRL vs 69% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 6% at this address vs 18% district-wide (-12 pts) — the specific schools serving this property underperform the Beaumont ISD average; the district grade overstates school quality for this exact location.
• Market conditions: 206 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 343 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($55k/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 $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 216 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 216 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.96% ✗
• Cap rate: 7.06%
• Cash-on-cash: 2.74%
• DSCR: 1.12
• GRM: 8.7

CMA / ARV

• ARV (median comp): $188,781
• List price: $150,000
• Delta: -20.54%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.0%
• Equity multiple: 0.57×
• Total profit: $-18,180
• Equity at exit: $22,365

10-year hold

• IRR: -2.8%
• Equity multiple: 0.81×
• Total profit: $-7,874
• Equity at exit: $12,969

Cash invested: $42,000 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,439 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$192 /mo · $2,306/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $96

Break-even live

Break-even rent $1,318

Max offer price $150,000

Occupancy floor 88%

Sensitivity live

Price	-10% $181	-5% $138	+0% $96	+5% $53	+10% $11
Rent	-10% $-18	-5% $39	+0% $96	+5% $153	+10% $210
Rate	-1.0pp $171	-0.5pp $134	base $96	+0.5pp $57	+1.0pp $17

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
614 Euclid St Beaumont, TX	4.0	2.0	1378	$1,395	$1.01	25d	1	1.02mi

Listing history 18 events

1. 2026-06-21
   days on market $150,000 Active 216 DOM
2. 2026-06-18
   days on market $150,000 Active 213 DOM
3. 2026-06-17
   days on market $150,000 Active 212 DOM
4. 2026-06-16
   days on market $150,000 Active 211 DOM
5. 2026-06-15
   days on market $150,000 Active 210 DOM
6. 2026-06-14
   days on market $150,000 Active 208 DOM
7. 2026-06-13
   days on market $150,000 Active 207 DOM
8. 2026-06-10
   days on market $150,000 Active 205 DOM
9. 2026-06-09
   days on market $150,000 Active 204 DOM
10. 2026-06-08
    days on market $150,000 Active 203 DOM
11. 2026-06-07
    days on market $150,000 Active 202 DOM
12. 2026-06-03
    days on market $150,000 Active 198 DOM
13. 2026-06-02
    days on market $150,000 Active 197 DOM
14. 2026-06-01
    days on market $150,000 Active 196 DOM
15. 2026-05-31
    days on market $150,000 Active 195 DOM
16. 2026-05-30
    days on market $150,000 Active 194 DOM
17. 2025-11-17
    listed $150,000 Active 340-char remark

    Show marketing remark (340 chars)

    New Investment Opportunity in Beaumont! 540 Dewey St offers a property featuring a main home plus two 1-bed/1-bath apartments (upstairs & downstairs). One of the units is currently vacant, giving you the chance to place a new tenant while the others continue generating income. A great income-producing asset to add to your portfolio!

18. 2004-11-23
    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: $2,306 · $192/mo
• Projected year-2 tax: $2,745 · $229/mo
• Expected delta: +$439/yr (+$37/mo · 19.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $17,272
• − Mortgage interest: −$8,402
• − Property taxes: −$2,306
• − Insurance: −$750
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$4,364
• Taxable loss: −$1,313
• Est. tax savings @ 24.0%: +$315
• After-tax cash flow: $1,465/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

• 2025-11-17 Listed $150,000 BBOR
• 2004-11-23 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $2,306 · -15.9% YoY. Source: county tax records.