2615 Sweetgum Ln · Beaumont, TX 77703

$50,000

3 bd · 2.0 ba · 2,226 sqft · SingleFamily

Built 2013 0.56 ac lot ↓ 55% 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
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks

This spacious three bedroom two bath home is a great investment opportunity. It sits on . 56 acre and priced to sell. The property extends beyond the cyclone fence in backyard.

Key facts

• 0.56 acre lot
• Parking

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Cap rate 33.1% 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: 79 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 343 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).
• At $1,792/mo this rent would consume 68% of the median local household income ($32k/yr) (locally 657% 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 $3k of equity ($346 loan paydown + $3k appreciation (5.4% local appreciation)).
• At projected returns (5.4% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $50,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 3.58% ✓
• Cap rate: 33.12%
• Cash-on-cash: 95.80%
• DSCR: 5.26
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $202,566
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2630 Evalon St	0.35mi	4/2.5 (+1)	2,553 (+15%)	2mo	$189,900	$74	50
1510 Crawford St	0.72mi	3/2.0	2,012 (-10%)	7mo	$245,000	$122	45
1520 Crawford St	0.71mi	3/2.0	1,970 (-12%)	6mo	$179,000	$91	42
3185 Delaware St	0.63mi	2/2.0 (-1)	1,920 (-14%)	7mo	$166,500	$87	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.43% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.00×
• Total profit: $83,960
• Equity at exit: $29,665

10-year hold

• IRR: 99.7%
• Equity multiple: 14.69×
• Total profit: $191,716
• Equity at exit: $52,334

Cash invested: $14,000 (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 77703

• Home prices YoY: 3.7%
• Active inventory: 79
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,792 high
• Mortgage (P&I): −$262
• Tax from tax record: −$15 /mo · $176/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $1,118

Break-even live

Break-even rent $377

Max offer price $50,000

Occupancy floor 33%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2525 Louisiana St Beaumont, TX	2.0	1.0	1516	$1,485	$0.98	23d	1	0.26mi
2565 Harrison Ave Beaumont, TX	3.0	2.0	1789	$2,150	$1.20	43d	1	0.59mi
2260 Ashley St Beaumont, TX	3.0	2.0	1471	$1,595	$1.08	13d	1	0.60mi
3435 Kenwood Dr Beaumont, TX	4.0	2.0	2200	$2,500	$1.14	43d	1	0.64mi
3085 S Willowood Ln Beaumont, TX	3.0	1.0	1533	$1,400	$0.91	13d	1	0.67mi
3450 Durwood Dr Beaumont, TX	3.0	2.0	1952	$2,195	$1.12	43d	1	0.68mi
1420 Liveoak St Beaumont, TX	3.0	2.0	1760	$1,695	$0.96	23d	1	0.98mi
2532 South St Beaumont, TX	3.0	2.0	2344	$2,200	$0.94	43d	1	1.11mi
2350 Pecos St Unit A Beaumont, TX	4.0	2.0	2200	$1,805	$0.82	23d	1	1.21mi
2995 Wier Dr Beaumont, TX	3.0	2.0	1446	$1,800	$1.24	13d	1	1.31mi

Listing history 2 events

1. 2026-06-18
   remarks 177-char remark
2. 2026-06-18
   listed $50,000 Pending

ⓘ 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: $176 · $15/mo
• Projected year-2 tax: $915 · $76/mo
• Expected delta: +$739/yr (+$62/mo · 420.4%)

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

Taxation est. · year 1

• Rental income: $21,500
• − Mortgage interest: −$2,801
• − Property taxes: −$176
• − Insurance: −$250
• − Repairs & maintenance: −$1,720
• − Management: −$1,720
• − Depreciation: −$1,455
• Taxable income: $13,378
• Est. tax owed @ 24.0%: −$3,211
• After-tax cash flow: $10,202/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): 11,004
• Household income: $31,803
• Rent vs Own: 55.9% rent · 44.1% own
• Severe rent burden: 657.0

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: Majority Black (60%)
• Race & ethnicity: Black 60% Hispanic / Latino 31% Two or more races 7% White 5%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Serbian 1%
• Foreign-born: 13% · Canada
• Languages at home: 70% English-only · Spanish 29% French/Haitian/Cajun 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: ▲ 5.43%
• Current HPI: 151.9888
• 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

-54.5% since first listed

10 events — show timeline

• 2026-06-17 Delisted — BBOR
• 2026-06-12 Listed $50,000 BBOR
• 2025-04-29 Price Changed $50,000 BBOR
• 2024-06-17 Sold (Public Records) — Public Records
• 2023-08-23 Price Changed $99,900 BBOR
• 2023-07-20 Price Changed $110,000 BBOR
• 2023-05-03 Sold (Public Records) — Public Records
• 2016-06-22 Sold (Public Records) — Public Records
• 2007-08-01 Sold (Public Records) — Public Records
• 2007-08-01 Sold (Public Records) — Public Records

Property tax history

-1.3%/yr

Latest (2025): $176 · -0.8% YoY. Source: county tax records.