546 Georgetown St · Beaumont, TX 77707

$84,999

2 bd · 1.0 ba · 1,079 sqft · SingleFamily · 67 Days on market

Good condition $79/sqft · 45% below area Est $155k · 45% under ↓ 20% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Corner-Lot Townhouse with 2-bedroom, 1-bathroom offers an inviting open-concept layout, perfect for seamless living and entertaining. Situated on a corner lot, the home boasts privacy. Step inside to discover a floor plan, complete with handicap-friendly features for ultimate convenience. The bright and airy living space leads effortlessly into the kitchen and dining areas, creating a welcoming atmosphere. Enjoy tranquil outdoor moments on your private patio, ideal for relaxing or hosting gatherings. A one-car garage provides secure parking and extra storage.

Key facts

• One-car garage
• Private patio
• Corner lot

Tags

• CORNER LOT
• OPEN-CONCEPT LAYOUT
• PRIVATE PATIO
• ONE-CAR GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $515 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.6% 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $25k (23%) 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 $79,899 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.64% ✓
• Cap rate: 13.56%
• Cash-on-cash: 25.97%
• DSCR: 2.16
• GRM: 5.1

CMA / ARV

• ARV (median comp): $154,581
• List price: $84,999
• Delta: -45.01%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 19.7%
• Equity multiple: 1.80×
• Total profit: $19,052
• Equity at exit: $12,674

10-year hold

• IRR: 28.0%
• Equity multiple: 3.48×
• Total profit: $58,917
• Equity at exit: $7,349

Cash invested: $23,800 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,396 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $515

Break-even live

Break-even rent $744

Max offer price $84,999

Occupancy floor 58%

Sensitivity live

Price	-10% $574	-5% $544	+0% $515	+5% $486	+10% $456
Rent	-10% $405	-5% $460	+0% $515	+5% $570	+10% $625
Rate	-1.0pp $558	-0.5pp $537	base $515	+0.5pp $493	+1.0pp $471

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
551 Georgetown St Beaumont, TX	2.0	1.5	1317	$1,300	$0.99	44d	1	0.04mi
745 Jeny Ln Beaumont, TX	3.0	1.0	1008	$1,190	$1.18	24d	1	0.36mi
345 Marceline Blvd Beaumont, TX	2.0	1.5	1200	$2,250	$1.88	24d	1	0.54mi
345 Marceline Blvd Beaumont, TX	2.0	1.5	1200	$1,850	$1.54	22d	1	0.54mi
85 E Caldwood Dr #6 Beaumont, TX	2.0	1.5	1331	$1,250	$0.94	24d	1	0.70mi
85 E Caldwood Dr Beaumont, TX	2.0	1.5	1330	$1,223	$0.92	44d	2	0.70mi
520 Dowlen Rd Beaumont, TX	1.0–2.0	1.0–2.0	940	$1,050	$1.12	14d	10	0.70mi
458 Belvedere Dr Beaumont, TX	3.0	2.0	1465	$1,595	$1.09	22d	1	0.71mi
6561 Lexington Dr Beaumont, TX	2.0	2.0	1321	$1,011	$0.77	44d	1	0.76mi
6250 Ivanhoe Ln Beaumont, TX	1.0–2.0	1.0–2.0	885	$1,604	$1.81	14d	9	0.76mi
379 Pinchback Rd Beaumont, TX	2.0	1.5	1254	$1,175	$0.94	44d	1	0.80mi
6860 Prutzman Rd Unit 18 Beaumont, TX	2.0	1.0	884	$1,100	$1.24	44d	1	0.95mi
5110 Laurel St Beaumont, TX	3.0	2.0	1303	$1,995	$1.53	22d	1	0.99mi
1425 Washington Village Pkwy Beaumont, TX	1.0–2.0	1.0	861	$1,065	$1.24	14d	1	1.09mi
565 25th St Beaumont, TX	2.0	2.0	1128	$1,650	$1.46	14d	1	1.36mi
565 24th St Beaumont, TX	2.0	1.0	849	$1,125	$1.33	44d	1	1.39mi
3720 Laurel Ave Unit Laurel Ave unit 12 Beaumont, TX	2.0	1.5	1188	$1,095	$0.92	24d	1	1.43mi
3720 Laurel St #6 Beaumont, TX	2.0	1.5	1152	$1,095	$0.95	14d	1	1.44mi

Listing history 28 events

1. 2026-06-18
   price $84,999 Active 67 DOM
2. 2026-06-18
   days on market $89,999 Active 67 DOM
3. 2026-06-17
   days on market $89,999 Active 66 DOM
4. 2026-06-16
   days on market $89,999 Active 65 DOM
5. 2026-06-15
   days on market $89,999 Active 64 DOM
6. 2026-06-14
   days on market $89,999 Active 62 DOM
7. 2026-06-13
   days on market $89,999 Active 61 DOM
8. 2026-06-10
   days on market $89,999 Active 59 DOM
9. 2026-06-09
   days on market $89,999 Active 58 DOM
10. 2026-06-08
    days on market $89,999 Active 57 DOM
11. 2026-06-07
    days on market $89,999 Active 56 DOM
12. 2026-06-03
    days on market $89,999 Active 52 DOM
13. 2026-06-02
    days on market $89,999 Active 51 DOM
14. 2026-06-01
    days on market $89,999 Active 50 DOM
15. 2026-05-31
    days on market $89,999 Active 49 DOM
16. 2026-05-30
    pricedays on market $89,999 Active 48 DOM
17. 2026-05-05
    price $94,900 570-char remark

    Show marketing remark (570 chars)

    This Corner-Lot Townhouse with 2-bedroom, 1-bathroom offers an inviting open-concept layout, perfect for seamless living and entertaining. Situated on a corner lot, the home boasts privacy. Step inside to discover a floor plan, complete with handicap-friendly features for ultimate convenience. The bright and airy living space leads effortlessly into the kitchen and dining areas, creating a welcoming atmosphere. Enjoy tranquil outdoor moments on your private patio, ideal for relaxing or hosting gatherings. A one-car garage provides secure parking and extra storage.

18. 2026-04-17
    status Active 570-char remark

    Show marketing remark (570 chars)

    This Corner-Lot Townhouse with 2-bedroom, 1-bathroom offers an inviting open-concept layout, perfect for seamless living and entertaining. Situated on a corner lot, the home boasts privacy. Step inside to discover a floor plan, complete with handicap-friendly features for ultimate convenience. The bright and airy living space leads effortlessly into the kitchen and dining areas, creating a welcoming atmosphere. Enjoy tranquil outdoor moments on your private patio, ideal for relaxing or hosting gatherings. A one-car garage provides secure parking and extra storage.

19. 2026-04-17
    price $99,900 570-char remark

    Show marketing remark (570 chars)

    This Corner-Lot Townhouse with 2-bedroom, 1-bathroom offers an inviting open-concept layout, perfect for seamless living and entertaining. Situated on a corner lot, the home boasts privacy. Step inside to discover a floor plan, complete with handicap-friendly features for ultimate convenience. The bright and airy living space leads effortlessly into the kitchen and dining areas, creating a welcoming atmosphere. Enjoy tranquil outdoor moments on your private patio, ideal for relaxing or hosting gatherings. A one-car garage provides secure parking and extra storage.

20. 2026-04-10
    status Pending 570-char remark

    Show marketing remark (570 chars)

    This Corner-Lot Townhouse with 2-bedroom, 1-bathroom offers an inviting open-concept layout, perfect for seamless living and entertaining. Situated on a corner lot, the home boasts privacy. Step inside to discover a floor plan, complete with handicap-friendly features for ultimate convenience. The bright and airy living space leads effortlessly into the kitchen and dining areas, creating a welcoming atmosphere. Enjoy tranquil outdoor moments on your private patio, ideal for relaxing or hosting gatherings. A one-car garage provides secure parking and extra storage.

21. 2026-04-06
    listed $110,000 Active 570-char remark

    Show marketing remark (570 chars)

    This Corner-Lot Townhouse with 2-bedroom, 1-bathroom offers an inviting open-concept layout, perfect for seamless living and entertaining. Situated on a corner lot, the home boasts privacy. Step inside to discover a floor plan, complete with handicap-friendly features for ultimate convenience. The bright and airy living space leads effortlessly into the kitchen and dining areas, creating a welcoming atmosphere. Enjoy tranquil outdoor moments on your private patio, ideal for relaxing or hosting gatherings. A one-car garage provides secure parking and extra storage.

22. 2025-08-27
    price $118,500
23. 2025-07-09
    price $120,000
24. 2025-06-26
    price $124,900
25. 2025-06-20
    price $129,900
26. 2023-07-21
    soldstatus Closed
27. 2023-06-23
    status Pending
28. 2023-06-19
    listed $119,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 22% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 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: $16,746
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,340
• − Management: −$1,340
• − Depreciation: −$2,473
• Taxable income: $5,133
• Est. tax owed @ 24.0%: −$1,232
• After-tax cash flow: $4,949/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This corner-lot townhouse offers a good condition with a good ROI potential for both resale and rental due to its inviting open-concept layout and private patio.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and overall appearance

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and overall appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-20.3% since first listed

12 events — show timeline

• 2026-05-05 Price Changed $94,900 BBOR
• 2026-04-17 Relisted — BBOR
• 2026-04-17 Price Changed $99,900 BBOR
• 2026-04-10 Pending — BBOR
• 2026-04-06 Listed $110,000 BBOR
• 2025-08-27 Price Changed $118,500 BBOR
• 2025-07-09 Price Changed $120,000 BBOR
• 2025-06-26 Price Changed $124,900 BBOR
• 2025-06-20 Price Changed $129,900 BBOR
• 2023-07-21 Sold (MLS) — BBOR
• 2023-06-23 Pending — BBOR
• 2023-06-19 Listed $119,000 BBOR