2210 Utica St · Beaumont, TX 77703

$62,000

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 130 Days on market

Built 1962 9,361 sqft lot $72/sqft · 37% below area Est $98k · 37% under ↓ 17% since listing

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Why this score? — see what drove the A- 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
• Appreciation +7.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

Single-family home offering great potential. Property is being sold as-is. Home may require updates and repairs. Ideal opportunity for investors or buyers looking to renovate. Convenient location with easy access to major roads.

Key facts

• 9,361 sq ft lot
• Built 1962
• Listed 130 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $396 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $55k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.0% 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, crime F, amenities 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.
• Zoned schools: Dr Mae E Jones-Clark El (math 8% / reading 9%, grade F, #4,298 of 4,322 statewide, top 99%, 569 students, 97% FRL, charter); Smith Middle (math 4% / reading 8%, grade F, #1,659 of 1,662 statewide, top 100%, 475 students, 90% FRL, charter) — zoned schools average 93% FRL vs 69% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 80 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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).
• This rent runs 41% of the median local income ($32k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $4k of equity ($429 loan paydown + $3k appreciation (5.4% local appreciation)).
• At projected returns (5.4% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $13k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $54,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.74% ✓
• Cap rate: 13.96%
• Cash-on-cash: 27.37%
• DSCR: 2.22
• GRM: 4.8

CMA / ARV

• ARV (median comp): $98,089
• List price: $62,000
• Delta: -36.79%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3630 Steelton St	0.40mi	2/1.0 (-1)	856 (-1%)	3mo	$115,000	$134	72
3975 Steelton St	0.34mi	3/1.0	908 (+5%)	14mo	$99,900	$110	64
2435 Fillmore St	0.36mi	3/1.0	976 (+13%)	16mo	$75,000	$77	48
3845 W Lynwood Dr	0.29mi	2/1.0 (-1)	734 (-15%)	20mo	$35,000	$48	40

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: 37.6%
• Equity multiple: 3.37×
• Total profit: $41,095
• Equity at exit: $36,785

10-year hold

• IRR: 35.4%
• Equity multiple: 6.87×
• Total profit: $101,817
• Equity at exit: $64,895

Cash invested: $17,360 (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: 80
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,081 high
• Mortgage (P&I): −$325
• Tax from tax record: −$107 /mo · $1,286/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $396

Break-even live

Break-even rent $580

Max offer price $62,000

Occupancy floor 58%

Sensitivity live

Price	-10% $431	-5% $414	+0% $396	+5% $378	+10% $361
Rent	-10% $311	-5% $353	+0% $396	+5% $439	+10% $481
Rate	-1.0pp $427	-0.5pp $412	base $396	+0.5pp $380	+1.0pp $364

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: $15,500
• Closing costs: $1,860
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2270 Johnson St Beaumont, TX	2.0	1.0	700	$800	$1.14	25d	1	0.13mi
2450 N Lynwood Dr Beaumont, TX	3.0	1.0	1015	$1,175	$1.16	25d	1	0.27mi
2125 Earl St Beaumont, TX	2.0	1.0	785	$995	$1.27	45d	1	0.29mi
2125 Earl St Beaumont, TX	2.0	1.0	785	$900	$1.15	25d	1	0.29mi
2530 Pierce St Beaumont, TX	2.0	1.0	950	$1,000	$1.05	45d	1	0.39mi
2550 Pierce St Beaumont, TX	2.0	1.0	1044	$1,050	$1.01	45d	1	0.40mi
2575 Primrose St Unit 3 Beaumont, TX	2.0	1.0	800	$900	$1.12	25d	1	0.45mi
2420 Wilson St Beaumont, TX	2.0	1.0	840	$1,200	$1.43	45d	1	0.46mi
4565 Detroit St Beaumont, TX	2.0	1.0	880	$995	$1.13	46d	1	0.65mi
255 Pollard St Unit A Beaumont, TX	2.0	1.0	678	$750	$1.11	45d	1	0.91mi
255 Pollard St Unit A Beaumont, TX	2.0	1.0	678	$750	$1.11	25d	1	0.91mi
255 Pollard St Unit B Beaumont, TX	2.0	1.0	679	$850	$1.25	45d	1	0.91mi
2020 Cottonwood St Beaumont, TX	2.0–4.0	1.0	928	$1,238	$1.33	15d	9	1.01mi
5070 Wilshire St Beaumont, TX	2.0	1.0	1042	$1,295	$1.24	15d	1	1.04mi
5080 Helbig Rd Beaumont, TX	2.0–3.0	1.0	775	$750	$0.97	15d	1	1.25mi
2570 Sweetgum Ln Beaumont, TX	1.0–2.0	1.0–1.5	876	$1,599	$1.82	15d	15	1.27mi
3155 French Rd Beaumont, TX	1.0–3.0	1.0–2.0	905	$999	$1.10	15d	9	1.34mi

Listing history 9 events

1. 2026-06-02
   status $62,000 Pending 130 DOM
2. 2026-06-01
   days on market $62,000 Active 130 DOM
3. 2026-05-31
   days on market $62,000 Active 129 DOM
4. 2026-05-30
   days on market $62,000 Active 128 DOM
5. 2026-03-10
   price $62,000 228-char remark

   Show marketing remark (228 chars)

   Single-family home offering great potential. Property is being sold as-is. Home may require updates and repairs. Ideal opportunity for investors or buyers looking to renovate. Convenient location with easy access to major roads.

6. 2026-02-03
   status Active 228-char remark

   Show marketing remark (228 chars)

   Single-family home offering great potential. Property is being sold as-is. Home may require updates and repairs. Ideal opportunity for investors or buyers looking to renovate. Convenient location with easy access to major roads.

7. 2026-01-30
   status Pending 228-char remark

   Show marketing remark (228 chars)

   Single-family home offering great potential. Property is being sold as-is. Home may require updates and repairs. Ideal opportunity for investors or buyers looking to renovate. Convenient location with easy access to major roads.

8. 2026-01-26
   status Pending 228-char remark

   Show marketing remark (228 chars)

   Single-family home offering great potential. Property is being sold as-is. Home may require updates and repairs. Ideal opportunity for investors or buyers looking to renovate. Convenient location with easy access to major roads.

9. 2026-01-17
   listed $75,000 Active 228-char remark

   Show marketing remark (228 chars)

   Single-family home offering great potential. Property is being sold as-is. Home may require updates and repairs. Ideal opportunity for investors or buyers looking to renovate. Convenient location with easy access to major roads.

ⓘ 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: $1,286 · $107/mo
• Projected year-2 tax: $1,286 · $107/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 6/10 Major FEMA zone X · 71% 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: $12,974
• − Mortgage interest: −$3,473
• − Property taxes: −$1,286
• − Insurance: −$310
• − Repairs & maintenance: −$1,038
• − Management: −$1,038
• − Depreciation: −$1,804
• Taxable income: $4,025
• Est. tax owed @ 24.0%: −$966
• After-tax cash flow: $3,785/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

-17.3% since first listed

5 events — show timeline

• 2026-03-10 Price Changed $62,000 HARMLS
• 2026-02-03 Relisted — HARMLS
• 2026-01-30 Pending — HARMLS
• 2026-01-26 Pending — HARMLS
• 2026-01-17 Listed $75,000 HARMLS

Property tax history

+5.4%/yr

Latest (2025): $1,286 · +5.8% YoY. Source: county tax records.