3235 Waverly St · Beaumont, TX 77705

$29,900

3 bd · 1.0 ba · 1,716 sqft · SingleFamily public records · 713 Days on market

Built 1962 7,000 sqft lot $17/sqft · 87% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Explore this 3-bedroom, 1-bathroom renovation project, ideal for those with handyman skills and an eye for investment opportunities! While the property requires some work, it presents a great opportunity to contribute to Beaumont's growing community. With Beaumont's rapid development, this city is poised to offer a multitude of amenities, entertainment options, and culinary delights. Take advantage of this property's potential and become part of Beaumont's promising future. Property is being sold as is.

Key facts

• 7,000 sq ft lot
• Garage
• Built 1962

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $915 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 45.7% 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: 207 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 343 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% 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 $207 of loan paydown is wiped out by about $897 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 713 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $21k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; flood insurance adds $66/mo.
• Climate carrying-cost: major 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 $26,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 713 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 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 5.15% ✓
• Cap rate: 45.69%
• Cash-on-cash: 140.70%
• DSCR: 7.26
• GRM: 1.6

CMA / ARV

• ARV (median comp): $203,896
• List price: $29,900
• Delta: -85.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3185 Elinor St	0.09mi	3/2.0	1,496 (-13%)	9mo	$226,000	$151	63
3220 Saint James Blvd	0.11mi	3/2.0	1,514 (-12%)	10mo	$234,999	$155	63
3350 Saint James Blvd	0.16mi	3/2.0	1,514 (-12%)	8mo	$242,999	$161	62
3415 Westmoreland St	0.21mi	3/3.0	1,798 (+5%)	14mo	$127,900	$71	62
3220 W Euclid St	0.15mi	3/2.5	1,520 (-11%)	8mo	$235,999	$155	61
3160 Saint James Blvd	0.13mi	3/2.0	1,514 (-12%)	12mo	$234,999	$155	61
3280 Cartwright St	0.55mi	4/2.0 (+1)	1,656 (-4%)	9mo	$175,000	$106	52
3520 Pradice St	0.51mi	3/2.0	1,460 (-15%)	6mo	$227,900	$156	43
3480 Goliad St	0.56mi	3/2.0	1,520 (-11%)	12mo	$239,900	$158	41
3470 Goliad St	0.56mi	3/2.0	1,496 (-13%)	12mo	$236,500	$158	38

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: —
• Equity multiple: 7.39×
• Total profit: $53,525
• Equity at exit: $4,458

10-year hold

• IRR: —
• Equity multiple: 15.57×
• Total profit: $121,996
• Equity at exit: $2,585

Cash invested: $8,372 (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: 207
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $1,540 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$66 /mo · $791/yr
• Insurance: −$12
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $915

Break-even live

Break-even rent $382

Max offer price $29,900

Occupancy floor 36%

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3255 Waverly St Beaumont, TX	3.0	2.0	1152	$1,600	$1.39	23d	1	0.00mi
4455 S 5th St Beaumont, TX	3.0	2.0	1437	$1,500	$1.04	13d	1	0.79mi
4090 Lou St Beaumont, TX	3.0	2.0	1281	$1,675	$1.31	43d	1	0.97mi
4404 Raven St Beaumont, TX	4.0	2.0	1628	$1,600	$0.98	23d	1	1.36mi

Listing history 9 events

1. 2026-06-01
   days on market $29,900 Active 713 DOM
2. 2026-05-31
   days on market $29,900 Active 712 DOM
3. 2026-05-30
   days on market $29,900 Active 711 DOM
4. 2026-04-10
   price $29,900 508-char remark

   Show marketing remark (508 chars)

   Explore this 3-bedroom, 1-bathroom renovation project, ideal for those with handyman skills and an eye for investment opportunities! While the property requires some work, it presents a great opportunity to contribute to Beaumont's growing community. With Beaumont's rapid development, this city is poised to offer a multitude of amenities, entertainment options, and culinary delights. Take advantage of this property's potential and become part of Beaumont's promising future. Property is being sold as is.

5. 2025-06-04
   price $49,199 508-char remark

   Show marketing remark (508 chars)

   Explore this 3-bedroom, 1-bathroom renovation project, ideal for those with handyman skills and an eye for investment opportunities! While the property requires some work, it presents a great opportunity to contribute to Beaumont's growing community. With Beaumont's rapid development, this city is poised to offer a multitude of amenities, entertainment options, and culinary delights. Take advantage of this property's potential and become part of Beaumont's promising future. Property is being sold as is.

6. 2024-09-09
   price $53,199 508-char remark

   Show marketing remark (508 chars)

   Explore this 3-bedroom, 1-bathroom renovation project, ideal for those with handyman skills and an eye for investment opportunities! While the property requires some work, it presents a great opportunity to contribute to Beaumont's growing community. With Beaumont's rapid development, this city is poised to offer a multitude of amenities, entertainment options, and culinary delights. Take advantage of this property's potential and become part of Beaumont's promising future. Property is being sold as is.

7. 2024-06-18
   listed $55,999 Active 508-char remark

   Show marketing remark (508 chars)

   Explore this 3-bedroom, 1-bathroom renovation project, ideal for those with handyman skills and an eye for investment opportunities! While the property requires some work, it presents a great opportunity to contribute to Beaumont's growing community. With Beaumont's rapid development, this city is poised to offer a multitude of amenities, entertainment options, and culinary delights. Take advantage of this property's potential and become part of Beaumont's promising future. Property is being sold as is.

8. 2022-10-24
   soldstatus
9. 2021-04-13
   soldstatus $20,775

ⓘ 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: $791 · $66/mo
• Projected year-2 tax: $791 · $66/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 7/10 Severe FEMA zone X · 76% 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: $18,483
• − Mortgage interest: −$1,675
• − Property taxes: −$791
• − Insurance: −$947
• − Repairs & maintenance: −$1,479
• − Management: −$1,479
• − Depreciation: −$870
• Taxable income: $11,243
• Est. tax owed @ 24.0%: −$2,698
• After-tax cash flow: $8,284/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

+43.9% since first listed

6 events — show timeline

• 2026-04-10 Price Changed $29,900 HARMLS
• 2025-06-04 Price Changed $49,199 HARMLS
• 2024-09-09 Price Changed $53,199 HARMLS
• 2024-06-18 Listed $55,999 HARMLS
• 2022-10-24 Sold (Public Records) — Public Records
• 2021-04-13 Sold (Public Records) $20,775 Public Records

Property tax history

-0.1%/yr

Latest (2025): $791 · -49.1% YoY. Source: county tax records.