5195 Laurel St · Beaumont, TX 77707

$182,000

3 bd · 2.0 ba · 1,858 sqft · SingleFamily public records · 129 Days on market

Built 1968 8,881 sqft lot $98/sqft · 12% below area Est $215k · 15% 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 +17.9/30.0
• ARV discount +14.4/15.0
• DSCR +5.6/10.0
• 1% rule +5.4/10.0
• 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

Lovely 3-bedroom, 2-bath Home nestled on a corner lot in a conveniently located neighborhood in Beaumont's West End. Offering approximately 1,932 square feet of living space, this one-story Home sits on a 0.20-acre lot. Open floor plan has two living areas, a bright sunroom, and the convenience of an indoor laundry room. The property also features a 2-Car Garage and a newer roof. The kitchen features quartz countertops, a stovetop, built-in oven and the refrigerator stays. With solid bones, functional spaces, and great potential, this Home is ready for its next chapter. Come see how you can make it your own! Call your favorite Realtor today to set up a viewing appointment!

Key facts

• Quartz countertops
• Newer roof
• Backyard shed

Tags

• CORNER LOT
• INDOOR LAUNDRY ROOM
• BACKYARD SHED
• NEWER ROOF
• QUARTZ COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $182k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $182k).
• Recommended offer: $160k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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: 151 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $26k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $160,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 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 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.04% ✓
• Cap rate: 7.31%
• Cash-on-cash: 3.62%
• DSCR: 1.16
• GRM: 8.0

CMA / ARV

• ARV (median comp): $214,744
• List price: $182,000
• Delta: -15.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5235 Laurel St	0.02mi	3/2.0	1,845 (-1%)	12mo	$232,000	$126	88
5195 Oriole Dr	0.06mi	3/2.0	1,814 (-2%)	18mo	$228,500	$126	79
129 Briggs St	0.34mi	4/2.5 (+1)	1,972 (+6%)	1mo	$246,500	$125	66
5650 Kohler St	0.39mi	3/2.0	1,721 (-7%)	8mo	$249,900	$145	63
253 Hampton Ln	0.53mi	4/2.0 (+1)	1,711 (-8%)	2mo	$199,900	$117	56
891 East Dr	0.60mi	3/3.0	1,844 (-1%)	18mo	$205,000	$111	52
5530 Bristol Dr	0.46mi	3/2.0	2,104 (+13%)	6mo	$129,900	$62	51
260 Canterbury Dr	0.53mi	3/2.5	2,032 (+9%)	19mo	$222,500	$109	42

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: -13.0%
• Equity multiple: 0.53×
• Total profit: $-23,824
• Equity at exit: $27,137

10-year hold

• IRR: -3.9%
• Equity multiple: 0.74×
• Total profit: $-13,119
• Equity at exit: $15,736

Cash invested: $50,960 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,888 high
• Mortgage (P&I): −$954
• Tax from tax record: −$308 /mo · $3,693/yr
• Insurance: −$76
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $87

Break-even live

Break-even rent $1,778

Max offer price $182,000

Occupancy floor 90%

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: $45,500
• Closing costs: $5,460
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5110 Laurel St Beaumont, TX	3.0	2.0	1303	$1,995	$1.53	21d	1	0.04mi
5195 Oriole Dr Beaumont, TX	3.0	2.0	1814	$2,000	$1.10	43d	1	0.08mi
340 Maxwell Dr Beaumont, TX	3.0	2.5	1824	$2,100	$1.15	43d	1	0.27mi
85 E Caldwood Dr #6 Beaumont, TX	2.0	1.5	1331	$1,250	$0.94	23d	1	0.27mi
85 E Caldwood Dr Beaumont, TX	2.0	1.5	1330	$1,223	$0.92	43d	2	0.27mi
440 N Circuit Dr Beaumont, TX	3.0	2.0	1946	$2,150	$1.10	23d	1	0.48mi
458 Belvedere Dr Beaumont, TX	3.0	2.0	1465	$1,595	$1.09	21d	1	0.64mi
5875 Oleander Dr Beaumont, TX	3.0	2.5	2595	$2,500	$0.96	43d	1	0.85mi
405 Georgetown St Beaumont, TX	3.0	2.5	2191	$1,600	$0.73	43d	1	0.86mi
770 Peyton Dr Beaumont, TX	3.0	2.0	1769	$1,895	$1.07	43d	1	0.87mi
4740 Baywood Ln Beaumont, TX	4.0	3.0	2548	$2,495	$0.98	23d	1	0.87mi
551 Georgetown St Beaumont, TX	2.0	1.5	1317	$1,300	$0.99	43d	1	0.94mi
445 Longmeadow St Beaumont, TX	3.0	2.5	2048	$2,100	$1.03	43d	1	0.98mi
6286 Afton Ln Beaumont, TX	3.0	2.5	2024	$1,675	$0.83	23d	1	1.10mi
1510 Belvedere Dr Beaumont, TX	4.0	2.5	2476	$2,200	$0.89	23d	1	1.14mi
3450 Durwood Dr Beaumont, TX	3.0	2.0	1952	$2,195	$1.12	43d	1	1.23mi
3435 Kenwood Dr Beaumont, TX	4.0	2.0	2200	$2,500	$1.14	43d	1	1.28mi
880 Lockwood Dr Beaumont, TX	3.0	2.0	1819	$1,995	$1.10	43d	1	1.30mi
6561 Lexington Dr Beaumont, TX	2.0	2.0	1321	$1,011	$0.77	43d	1	1.33mi
3825 Hyde Park Row Beaumont, TX	3.0	2.0	1271	$1,550	$1.22	43d	1	1.48mi

Listing history 30 events

1. 2026-06-18
   days on market $182,000 Active 129 DOM
2. 2026-06-17
   days on market $182,000 Active 128 DOM
3. 2026-06-16
   days on market $182,000 Active 127 DOM
4. 2026-06-15
   days on market $182,000 Active 126 DOM
5. 2026-06-14
   pricedays on market $182,000 Active 124 DOM
6. 2026-06-13
   days on market $195,000 Active 123 DOM
7. 2026-06-10
   days on market $195,000 Active 121 DOM
8. 2026-06-09
   days on market $195,000 Active 120 DOM
9. 2026-06-08
   days on market $195,000 Active 119 DOM
10. 2026-06-07
    days on market $195,000 Active 118 DOM
11. 2026-06-03
    days on market $195,000 Active 114 DOM
12. 2026-06-02
    days on market $195,000 Active 113 DOM
13. 2026-06-01
    days on market $195,000 Active 112 DOM
14. 2026-05-31
    days on market $195,000 Active 111 DOM
15. 2026-05-30
    days on market $195,000 Active 110 DOM
16. 2026-05-13
    price $195,000 681-char remark

    Show marketing remark (681 chars)

    Lovely 3-bedroom, 2-bath Home nestled on a corner lot in a conveniently located neighborhood in Beaumont's West End. Offering approximately 1,932 square feet of living space, this one-story Home sits on a 0.20-acre lot. Open floor plan has two living areas, a bright sunroom, and the convenience of an indoor laundry room. The property also features a 2-Car Garage and a newer roof. The kitchen features quartz countertops, a stovetop, built-in oven and the refrigerator stays. With solid bones, functional spaces, and great potential, this Home is ready for its next chapter. Come see how you can make it your own! Call your favorite Realtor today to set up a viewing appointment!

17. 2026-04-24
    status Active 873-char remark

    Show marketing remark (873 chars)

    Welcome to this lovely 3-bedroom, 2-bath single-story home on a desirable corner lot! With 1,932 sq ft of living space, this home features a versatile open floor plan with two spacious living areas and a sun-drenched sunroom—perfect for relaxing or entertaining. The kitchen is ready for family meals or dinner parties, complete with quartz countertops, stovetop, built-in oven, and refrigerator included. Enjoy the convenience of an indoor laundry room, a 2-car garage, and a newer roof—practical features that make life easier. Solid bones, functional spaces, and lots of potential give you the chance to make this home truly your own. Located in a convenient West End neighborhood, it’s close to schools, shopping, and dining. Don’t wait—homes like this don’t last long! Schedule your private tour today and imagine the possibilities!

18. 2026-04-18
    status Pending 873-char remark

    Show marketing remark (873 chars)

    Welcome to this lovely 3-bedroom, 2-bath single-story home on a desirable corner lot! With 1,932 sq ft of living space, this home features a versatile open floor plan with two spacious living areas and a sun-drenched sunroom—perfect for relaxing or entertaining. The kitchen is ready for family meals or dinner parties, complete with quartz countertops, stovetop, built-in oven, and refrigerator included. Enjoy the convenience of an indoor laundry room, a 2-car garage, and a newer roof—practical features that make life easier. Solid bones, functional spaces, and lots of potential give you the chance to make this home truly your own. Located in a convenient West End neighborhood, it’s close to schools, shopping, and dining. Don’t wait—homes like this don’t last long! Schedule your private tour today and imagine the possibilities!

19. 2026-03-23
    price $195,000 873-char remark

    Show marketing remark (873 chars)

    Welcome to this lovely 3-bedroom, 2-bath single-story home on a desirable corner lot! With 1,932 sq ft of living space, this home features a versatile open floor plan with two spacious living areas and a sun-drenched sunroom—perfect for relaxing or entertaining. The kitchen is ready for family meals or dinner parties, complete with quartz countertops, stovetop, built-in oven, and refrigerator included. Enjoy the convenience of an indoor laundry room, a 2-car garage, and a newer roof—practical features that make life easier. Solid bones, functional spaces, and lots of potential give you the chance to make this home truly your own. Located in a convenient West End neighborhood, it’s close to schools, shopping, and dining. Don’t wait—homes like this don’t last long! Schedule your private tour today and imagine the possibilities!

20. 2026-02-09
    listed $208,000 Active 681-char remark

    Show marketing remark (681 chars)

    Lovely 3-bedroom, 2-bath Home nestled on a corner lot in a conveniently located neighborhood in Beaumont's West End. Offering approximately 1,932 square feet of living space, this one-story Home sits on a 0.20-acre lot. Open floor plan has two living areas, a bright sunroom, and the convenience of an indoor laundry room. The property also features a 2-Car Garage and a newer roof. The kitchen features quartz countertops, a stovetop, built-in oven and the refrigerator stays. With solid bones, functional spaces, and great potential, this Home is ready for its next chapter. Come see how you can make it your own! Call your favorite Realtor today to set up a viewing appointment!

21. 2026-02-03
    price $208,000 873-char remark

    Show marketing remark (873 chars)

    Welcome to this lovely 3-bedroom, 2-bath single-story home on a desirable corner lot! With 1,932 sq ft of living space, this home features a versatile open floor plan with two spacious living areas and a sun-drenched sunroom—perfect for relaxing or entertaining. The kitchen is ready for family meals or dinner parties, complete with quartz countertops, stovetop, built-in oven, and refrigerator included. Enjoy the convenience of an indoor laundry room, a 2-car garage, and a newer roof—practical features that make life easier. Solid bones, functional spaces, and lots of potential give you the chance to make this home truly your own. Located in a convenient West End neighborhood, it’s close to schools, shopping, and dining. Don’t wait—homes like this don’t last long! Schedule your private tour today and imagine the possibilities!

22. 2025-12-26
    listed $215,000 Active 873-char remark

    Show marketing remark (873 chars)

    Welcome to this lovely 3-bedroom, 2-bath single-story home on a desirable corner lot! With 1,932 sq ft of living space, this home features a versatile open floor plan with two spacious living areas and a sun-drenched sunroom—perfect for relaxing or entertaining. The kitchen is ready for family meals or dinner parties, complete with quartz countertops, stovetop, built-in oven, and refrigerator included. Enjoy the convenience of an indoor laundry room, a 2-car garage, and a newer roof—practical features that make life easier. Solid bones, functional spaces, and lots of potential give you the chance to make this home truly your own. Located in a convenient West End neighborhood, it’s close to schools, shopping, and dining. Don’t wait—homes like this don’t last long! Schedule your private tour today and imagine the possibilities!

23. 2024-03-19
    soldstatus Closed
24. 2024-03-18
    soldstatus
25. 2024-02-11
    status Pending
26. 2024-02-07
    listed $175,000 Active
27. 2024-02-07
    price $175,000
28. 2024-02-06
    historical $170,000
29. 2022-03-16
    price $1,500
30. 2008-08-21
    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: $3,693 · $308/mo
• Projected year-2 tax: $3,693 · $308/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: $22,657
• − Mortgage interest: −$10,195
• − Property taxes: −$3,693
• − Insurance: −$1,708
• − Repairs & maintenance: −$1,813
• − Management: −$1,813
• − Depreciation: −$5,295
• Taxable loss: −$1,858
• Est. tax savings @ 24.0%: +$446
• After-tax cash flow: $1,491/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

+12900.0% since first listed

15 events — show timeline

• 2026-05-13 Price Changed $195,000 HARMLS
• 2026-04-24 Relisted — BBOR
• 2026-04-18 Pending — BBOR
• 2026-03-23 Price Changed $195,000 BBOR
• 2026-02-09 Listed $208,000 HARMLS
• 2026-02-03 Price Changed $208,000 BBOR
• 2025-12-26 Listed $215,000 BBOR
• 2024-03-19 Sold (MLS) — BBOR
• 2024-03-18 Sold (Public Records) — Public Records
• 2024-02-11 Pending — BBOR
• 2024-02-07 Listed $175,000 BBOR
• 2024-02-07 Price Changed $175,000 BBOR
• 2024-02-06 Coming Soon $170,000 BBOR
• 2022-03-16 Price Changed $1,500 RENT.
• 2008-08-21 Sold (Public Records) — Public Records

Property tax history

+2.4%/yr

Latest (2025): $3,693 · -11.9% YoY. Source: county tax records.