860 Parson Dr · Beaumont, TX 77706

$124,900

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 352 Days on market

Built 1962 6,970 sqft lot $100/sqft · 19% below area Est $155k · 19% under ↓ 4% since listing

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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 +24.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +7.1/10.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Owner Finance Only! Great home or investment property located in Beaumont's West End. This home includes 3 bedrooms, 1 bathroom and 1 car garage. Move in ready. Original hardwood floors in most of house. Wood burning fireplace in living room. This home includes a dining area and a breakfast room. Large fenced in backyard with a covered patio ready to be screened in. Being sold "as is. "

Key facts

• Breakfast room
• Dining area
• Covered patio

Tags

• ORIGINAL HARDWOOD FLOORS
• WOOD BURNING FIREPLACE
• DINING AREA
• BREAKFAST ROOM
• LARGE FENCED BACKYARD
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: Rents flat; 258 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 352 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $40k (24%) 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: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 352 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. 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: 1.21% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.64%
• DSCR: 1.38
• GRM: 6.9

CMA / ARV

• ARV (median comp): $154,798
• List price: $124,900
• Delta: -19.31%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.66% rent growth · sell at horizon

5-year hold

• IRR: -9.5%
• Equity multiple: 0.66×
• Total profit: $-11,796
• Equity at exit: $18,623

10-year hold

• IRR: -4.0%
• Equity multiple: 0.77×
• Total profit: $-8,205
• Equity at exit: $10,799

Cash invested: $34,972 (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 77706

• Rents YoY: 0.7%
• Active inventory: 258
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,507 high
• Mortgage (P&I): −$655
• Tax from tax record: −$232 /mo · $2,782/yr
• Insurance: −$52
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $185

Break-even live

Break-even rent $1,273

Max offer price $124,900

Occupancy floor 83%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6250 Ivanhoe Ln Beaumont, TX	1.0–2.0	1.0–2.0	885	$1,604	$1.81	13d	9	0.15mi
458 Belvedere Dr Beaumont, TX	3.0	2.0	1465	$1,595	$1.09	21d	1	0.27mi
520 Dowlen Rd Beaumont, TX	1.0–2.0	1.0–2.0	940	$1,050	$1.12	13d	10	0.31mi
6561 Lexington Dr Beaumont, TX	2.0	2.0	1321	$1,011	$0.77	43d	1	0.54mi
85 E Caldwood Dr #6 Beaumont, TX	2.0	1.5	1331	$1,250	$0.94	23d	1	0.69mi
85 E Caldwood Dr Beaumont, TX	2.0	1.5	1330	$1,223	$0.92	43d	2	0.69mi
6860 Prutzman Rd Unit 18 Beaumont, TX	2.0	1.0	884	$1,100	$1.24	43d	1	0.82mi
551 Georgetown St Beaumont, TX	2.0	1.5	1317	$1,300	$0.99	43d	1	0.82mi
345 Marceline Blvd Beaumont, TX	2.0	1.5	1200	$2,250	$1.88	23d	1	0.87mi
345 Marceline Blvd Beaumont, TX	2.0	1.5	1200	$1,850	$1.54	21d	1	0.87mi
1620 Wellington Pl #903 Beaumont, TX	2.0	2.5	1215	$1,750	$1.44	43d	1	0.93mi
5110 Laurel St Beaumont, TX	3.0	2.0	1303	$1,995	$1.53	21d	1	0.94mi
379 Pinchback Rd Beaumont, TX	2.0	1.5	1254	$1,175	$0.94	43d	1	0.97mi
745 Jeny Ln Beaumont, TX	3.0	1.0	1008	$1,190	$1.18	23d	1	1.10mi
565 25th St Beaumont, TX	2.0	2.0	1128	$1,650	$1.46	13d	1	1.24mi
565 24th St Beaumont, TX	2.0	1.0	849	$1,125	$1.33	43d	1	1.29mi
1212 N Major Dr Beaumont, TX	2.0	1.5	1232	$1,250	$1.01	13d	1	1.35mi
1450 N Major Dr Beaumont, TX	1.0–2.0	1.0–2.0	849	$1,188	$1.40	13d	17	1.40mi
1456 N Major Dr Beaumont, TX	2.0	2.0	1008	$1,079	$1.07	43d	1	1.45mi

Listing history 26 events

1. 2026-06-18
   days on market $124,900 Active 352 DOM
2. 2026-06-17
   days on market $124,900 Active 351 DOM
3. 2026-06-16
   days on market $124,900 Active 350 DOM
4. 2026-06-15
   days on market $124,900 Active 349 DOM
5. 2026-06-14
   days on market $124,900 Active 347 DOM
6. 2026-06-13
   days on market $124,900 Active 346 DOM
7. 2026-06-10
   days on market $124,900 Active 344 DOM
8. 2026-06-09
   days on market $124,900 Active 343 DOM
9. 2026-06-08
   days on market $124,900 Active 342 DOM
10. 2026-06-07
    days on market $124,900 Active 341 DOM
11. 2026-06-03
    days on market $124,900 Active 337 DOM
12. 2026-06-03
    remarks 447-char remark
13. 2026-06-02
    days on market $124,900 Active 336 DOM
14. 2026-06-01
    days on market $124,900 Active 335 DOM
15. 2026-05-31
    days on market $124,900 Active 334 DOM
16. 2026-05-30
    days on market $124,900 Active 333 DOM
17. 2025-12-05
    price $124,900 399-char remark

    Show marketing remark (399 chars)

    Owner Finance Only! Great home or investment property located in Beaumont's West End. This home includes 3 bedrooms, 1 bathroom and 1 car garage. Move in ready. Original hardwood floors in most of house. Wood burning fireplace in living room. This home includes a dining area and a breakfast room. Large fenced in backyard with a covered patio ready to be screened in. Being sold "as is. "

18. 2025-08-13
    price $129,900 399-char remark

    Show marketing remark (399 chars)

    Owner Finance Only! Great home or investment property located in Beaumont's West End. This home includes 3 bedrooms, 1 bathroom and 1 car garage. Move in ready. Original hardwood floors in most of house. Wood burning fireplace in living room. This home includes a dining area and a breakfast room. Large fenced in backyard with a covered patio ready to be screened in. Being sold "as is. "

19. 2025-08-04
    price $139,000 399-char remark

    Show marketing remark (399 chars)

    Owner Finance Only! Great home or investment property located in Beaumont's West End. This home includes 3 bedrooms, 1 bathroom and 1 car garage. Move in ready. Original hardwood floors in most of house. Wood burning fireplace in living room. This home includes a dining area and a breakfast room. Large fenced in backyard with a covered patio ready to be screened in. Being sold "as is. "

20. 2025-07-01
    listed $165,000 Active 399-char remark

    Show marketing remark (399 chars)

    Owner Finance Only! Great home or investment property located in Beaumont's West End. This home includes 3 bedrooms, 1 bathroom and 1 car garage. Move in ready. Original hardwood floors in most of house. Wood burning fireplace in living room. This home includes a dining area and a breakfast room. Large fenced in backyard with a covered patio ready to be screened in. Being sold "as is. "

21. 2023-04-20
    soldstatus
22. 2023-04-10
    soldstatus
23. 2023-04-07
    soldstatus Closed 306-char remark

    Show marketing remark (306 chars)

    Investor opportunity knocking. Nice 3 bedroom in West Beaumont. Open floor plan with wood burning fireplace. Breakfast and formal dining. Original hardwood floors in living, hall and bedrooms. Covered porch can be screened porch, attached garage with laundry hook ups. Currently rented month / month lease.

24. 2023-03-09
    status Pending 306-char remark

    Show marketing remark (306 chars)

    Investor opportunity knocking. Nice 3 bedroom in West Beaumont. Open floor plan with wood burning fireplace. Breakfast and formal dining. Original hardwood floors in living, hall and bedrooms. Covered porch can be screened porch, attached garage with laundry hook ups. Currently rented month / month lease.

25. 2023-02-23
    listed $129,900 Active 306-char remark

    Show marketing remark (306 chars)

    Investor opportunity knocking. Nice 3 bedroom in West Beaumont. Open floor plan with wood burning fireplace. Breakfast and formal dining. Original hardwood floors in living, hall and bedrooms. Covered porch can be screened porch, attached garage with laundry hook ups. Currently rented month / month lease.

26. 2023-02-21
    historical $129,900 306-char remark

    Show marketing remark (306 chars)

    Investor opportunity knocking. Nice 3 bedroom in West Beaumont. Open floor plan with wood burning fireplace. Breakfast and formal dining. Original hardwood floors in living, hall and bedrooms. Covered porch can be screened porch, attached garage with laundry hook ups. Currently rented month / month lease.

ⓘ 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: $2,782 · $232/mo
• Projected year-2 tax: $2,782 · $232/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 ≥110°F today · 23 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: $18,085
• − Mortgage interest: −$6,996
• − Property taxes: −$2,782
• − Insurance: −$1,422
• − Repairs & maintenance: −$1,447
• − Management: −$1,447
• − Depreciation: −$3,633
• Taxable income: $358
• Est. tax owed @ 24.0%: −$86
• After-tax cash flow: $2,138/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): 30,393
• Household income: $73,185
• Rent vs Own: 41.7% rent · 58.3% own
• Severe rent burden: 1299.0

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 0.61)
• Race & ethnicity: White 56% Black 24% Hispanic / Latino 13% Two or more races 9% Asian 4%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 4% Iranian 3% Slovak 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 87% English-only · Spanish 8% Other Indo-European 2% German/W. Germanic 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: ▼ -180.53%
• Current HPI: 159.4053
• Rent YoY: ▲ 0.66%
• 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

-3.8% since first listed

10 events — show timeline

• 2025-12-05 Price Changed $124,900 BBOR
• 2025-08-13 Price Changed $129,900 BBOR
• 2025-08-04 Price Changed $139,000 BBOR
• 2025-07-01 Listed $165,000 BBOR
• 2023-04-20 Sold (Public Records) — Public Records
• 2023-04-10 Sold (Public Records) — Public Records
• 2023-04-07 Sold (MLS) — BBOR
• 2023-03-09 Pending — BBOR
• 2023-02-23 Listed $129,900 BBOR
• 2023-02-21 Coming Soon $129,900 BBOR

Property tax history

+3.2%/yr

Latest (2025): $2,782 · -10.3% YoY. Source: county tax records.