5830 Meadow Way · Beaumont, TX 77707

$149,900

3 bd · 2.0 ba · 1,490 sqft · Condo public records · 191 Days on market

Built 1968

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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 +18.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +5.3/10.0
• 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

This 3 Bedroom, 2 Bathroom home is currently tenant occupied and ready to be added to your real estate portfolio! The house boasts a range of amenities designed for comfortable living. The kitchen is equipped with a dishwasher and a freestanding electric range, making meal preparation a breeze. The home also features an attached garage, providing secure and convenient parking. Inside, you'll find ceiling fans in every room, ensuring a comfortable atmosphere throughout the year. The house has been freshly painted within the last year, adding a modern touch to the interior. The absence of carpet and the presence of blinds contribute to the easy maintenance and privacy of the home. The house is bathed in lots of natural light, creating a warm and inviting ambiance. The private patio area is perfect for outdoor relaxation or entertaining. The location is a bonus, offering easy access to local amenities. Don't miss out on this fantastic rental opportunity!

Key facts

• Attached garage
• Ceiling fans
• Freshly painted

Tags

• ATTACHED GARAGE
• CEILING FANS
• FRESHLY PAINTED
• ABSENCE OF CARPET
• PRIVATE PATIO
• EASY ACCESS TO LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 191 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $12k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 191 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 7.38%
• Cash-on-cash: 3.90%
• DSCR: 1.17
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -10.2%
• Equity multiple: 0.63×
• Total profit: $-15,558
• Equity at exit: $22,351

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-2,150
• Equity at exit: $12,961

Cash invested: $41,972 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,549 high
• Mortgage (P&I): −$786
• Tax from tax record: −$239 /mo · $2,867/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $136

Break-even live

Break-even rent $1,377

Max offer price $149,900

Occupancy floor 86%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
551 Georgetown St Beaumont, TX	2.0	1.5	1317	$1,300	$0.99	43d	1	0.04mi
745 Jeny Ln Beaumont, TX	3.0	1.0	1008	$1,190	$1.18	23d	1	0.36mi
345 Marceline Blvd Beaumont, TX	2.0	1.5	1200	$1,850	$1.54	21d	1	0.54mi
345 Marceline Blvd Beaumont, TX	2.0	1.5	1200	$2,250	$1.88	23d	1	0.54mi
85 E Caldwood Dr #6 Beaumont, TX	2.0	1.5	1331	$1,250	$0.94	23d	1	0.70mi
85 E Caldwood Dr Beaumont, TX	2.0	1.5	1330	$1,223	$0.92	43d	2	0.70mi
520 Dowlen Rd Beaumont, TX	1.0–2.0	1.0–2.0	940	$1,050	$1.12	13d	10	0.70mi
770 Peyton Dr Beaumont, TX	3.0	2.0	1769	$1,895	$1.07	43d	1	0.70mi
458 Belvedere Dr Beaumont, TX	3.0	2.0	1465	$1,595	$1.09	21d	1	0.71mi
6561 Lexington Dr Beaumont, TX	2.0	2.0	1321	$1,011	$0.77	43d	1	0.76mi
6250 Ivanhoe Ln Beaumont, TX	1.0–2.0	1.0–2.0	885	$1,604	$1.81	13d	9	0.76mi
379 Pinchback Rd Beaumont, TX	2.0	1.5	1254	$1,175	$0.94	43d	1	0.80mi
5195 Oriole Dr Beaumont, TX	3.0	2.0	1814	$2,000	$1.10	43d	1	0.88mi
340 Maxwell Dr Beaumont, TX	3.0	2.5	1824	$2,100	$1.15	43d	1	0.92mi
6860 Prutzman Rd Unit 18 Beaumont, TX	2.0	1.0	884	$1,100	$1.24	43d	1	0.95mi
5110 Laurel St Beaumont, TX	3.0	2.0	1303	$1,995	$1.53	21d	1	0.99mi
880 Lockwood Dr Beaumont, TX	3.0	2.0	1819	$1,995	$1.10	43d	1	1.01mi
1425 Washington Village Pkwy Beaumont, TX	1.0–2.0	1.0	861	$1,065	$1.24	13d	1	1.09mi
565 25th St Beaumont, TX	2.0	2.0	1128	$1,650	$1.46	13d	1	1.36mi
3720 Laurel Ave Unit Laurel Ave unit 12 Beaumont, TX	2.0	1.5	1188	$1,095	$0.92	23d	1	1.43mi
3720 Laurel St #6 Beaumont, TX	2.0	1.5	1152	$1,095	$0.95	13d	1	1.44mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: electric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-05-31
   days on market $149,900 Active 191 DOM
2. 2026-05-30
   days on market $149,900 Active 190 DOM
3. 2026-05-03
   price $149,900 965-char remark

   Show marketing remark (965 chars)

   This 3 Bedroom, 2 Bathroom home is currently tenant occupied and ready to be added to your real estate portfolio! The house boasts a range of amenities designed for comfortable living. The kitchen is equipped with a dishwasher and a freestanding electric range, making meal preparation a breeze. The home also features an attached garage, providing secure and convenient parking. Inside, you'll find ceiling fans in every room, ensuring a comfortable atmosphere throughout the year. The house has been freshly painted within the last year, adding a modern touch to the interior. The absence of carpet and the presence of blinds contribute to the easy maintenance and privacy of the home. The house is bathed in lots of natural light, creating a warm and inviting ambiance. The private patio area is perfect for outdoor relaxation or entertaining. The location is a bonus, offering easy access to local amenities. Don't miss out on this fantastic rental opportunity!

4. 2025-11-21
   listed $162,000 Active 965-char remark

   Show marketing remark (965 chars)

   This 3 Bedroom, 2 Bathroom home is currently tenant occupied and ready to be added to your real estate portfolio! The house boasts a range of amenities designed for comfortable living. The kitchen is equipped with a dishwasher and a freestanding electric range, making meal preparation a breeze. The home also features an attached garage, providing secure and convenient parking. Inside, you'll find ceiling fans in every room, ensuring a comfortable atmosphere throughout the year. The house has been freshly painted within the last year, adding a modern touch to the interior. The absence of carpet and the presence of blinds contribute to the easy maintenance and privacy of the home. The house is bathed in lots of natural light, creating a warm and inviting ambiance. The private patio area is perfect for outdoor relaxation or entertaining. The location is a bonus, offering easy access to local amenities. Don't miss out on this fantastic rental opportunity!

5. 2025-07-13
   historical $1,550
6. 2025-06-11
   listed $1,550
7. 2020-07-16
   soldstatus
8. 2020-07-15
   soldstatus 990-char remark

   Show marketing remark (990 chars)

   BREAKING NEWS! Manion Place Townhouses has a RARE CASE available. 5380 Meadow Way is a one owner. This 3/2/2 Townhome is ready to move in. Crisp and fresh with new paint and steam cleaned carpets. Your kitchen has been updated with granite counter tops. Nicely equipped with electric oven, microwave, large pantry and refrigerator. Spacious sized living room and Den gives you room to breath. Escape to your large master suite with a full bath that includes a shower tub combination. (Split floor plan for privacy). The family will enjoy two more huge bedrooms and a full bath. This townhome is set in a quiet atmosphere that enjoys community but plenty of privacy. Only minutes from the new golf driving range, medical facilities, shopping malls, grocery stores & dealerships. Perfect place to start a family or retire in comfort. Perfectly priced for that low monthly payment. What are you waiting for? Schedule a personal showing. Call us today. The only thing missing is you. ..

9. 2020-07-01
   listed $135,900 990-char remark

   Show marketing remark (990 chars)

   BREAKING NEWS! Manion Place Townhouses has a RARE CASE available. 5380 Meadow Way is a one owner. This 3/2/2 Townhome is ready to move in. Crisp and fresh with new paint and steam cleaned carpets. Your kitchen has been updated with granite counter tops. Nicely equipped with electric oven, microwave, large pantry and refrigerator. Spacious sized living room and Den gives you room to breath. Escape to your large master suite with a full bath that includes a shower tub combination. (Split floor plan for privacy). The family will enjoy two more huge bedrooms and a full bath. This townhome is set in a quiet atmosphere that enjoys community but plenty of privacy. Only minutes from the new golf driving range, medical facilities, shopping malls, grocery stores & dealerships. Perfect place to start a family or retire in comfort. Perfectly priced for that low monthly payment. What are you waiting for? Schedule a personal showing. Call us today. The only thing missing is you. ..

ⓘ 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: $2,867 · $239/mo
• Projected year-2 tax: $2,867 · $239/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 4/10 Moderate FEMA zone X · 22% 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: $18,588
• − Mortgage interest: −$8,397
• − Property taxes: −$2,867
• − Insurance: −$750
• − Repairs & maintenance: −$1,487
• − Management: −$1,487
• − Depreciation: −$4,361
• Taxable loss: −$760
• Est. tax savings @ 24.0%: +$182
• After-tax cash flow: $1,817/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

+10.3% since first listed

7 events — show timeline

• 2026-05-03 Price Changed $149,900 BBOR
• 2025-11-21 Listed $162,000 BBOR
• 2025-07-13 Rental Removed $1,550 APPFOLIO
• 2025-06-11 Listed for Rent $1,550 APPFOLIO
• 2020-07-16 Sold (Public Records) — Public Records
• 2020-07-15 Sold (MLS) — BBOR
• 2020-07-01 Listed $135,900 BBOR

Property tax history

+1.9%/yr

Latest (2025): $2,867 · -0.8% YoY. Source: county tax records.