3180 Elinor St · Beaumont, TX 77705

$60,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 137 Days on market

Built 1962 0.34 ac lot $57/sqft · 32% below area Est $88k · 32% under ↓ 8% 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
• 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

Investor Special!! This is a 1962 original and is a canvas that awaits you to design the house the way you want. It has a large backyard and is close to all the amenities that Beaumont offers. Come check it out today!

Key facts

• Large backyard
• Close to amenities
• 0.34 acre lot

Tags

• LARGE BACKYARD
• CLOSE TO AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $649 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.3% 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: 207 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 343 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($55k/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 $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price.
• 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 $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.44% ✓
• Cap rate: 19.26%
• Cash-on-cash: 46.32%
• DSCR: 3.06
• GRM: 3.4

CMA / ARV

• ARV (median comp): $88,037
• List price: $60,000
• Delta: -31.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2864 Southerland	0.40mi	2/1.0 (-1)	988 (-6%)	14mo	$24,990	$25	54
2580 Hegele St	0.64mi	2/1.0 (-1)	1,144 (+8%)	15mo	$75,000	$66	39
2360 Clearview St	0.63mi	3/1.0	1,213 (+15%)	24mo	$147,990	$122	26

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: 43.6%
• Equity multiple: 2.88×
• Total profit: $31,661
• Equity at exit: $8,946

10-year hold

• IRR: 49.7%
• Equity multiple: 5.83×
• Total profit: $81,076
• Equity at exit: $5,188

Cash invested: $16,800 (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 77705

• Home prices YoY: -29.7%
• Active inventory: 207
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,462 high
• Mortgage (P&I): −$315
• Tax from tax record: −$167 /mo · $2,003/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $649

Break-even live

Break-even rent $641

Max offer price $60,000

Occupancy floor 51%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3255 Waverly St Beaumont, TX	3.0	2.0	1152	$1,600	$1.39	23d	1	0.09mi
2450 S 8th St Beaumont, TX	3.0	1.0	940	$1,450	$1.54	13d	1	0.60mi
4455 S 5th St Beaumont, TX	3.0	2.0	1437	$1,500	$1.04	13d	1	0.83mi
4090 Lou St Beaumont, TX	3.0	2.0	1281	$1,675	$1.31	43d	1	0.95mi
1834 Roberts St Beaumont, TX	2.0	1.0	840	$897	$1.07	43d	1	1.17mi
1860 Forsythe St Unit 1860 Beaumont, TX	2.0	1.0	700	$800	$1.14	21d	1	1.41mi
690 E Avenue Unit A Beaumont, TX	3.0	1.0	1300	$975	$0.75	13d	1	1.43mi
1417 Church St Beaumont, TX	2.0	1.0	1440	$1,100	$0.76	13d	1	1.46mi

Listing history 18 events

1. 2026-06-18
   status $60,000 Pending 137 DOM
2. 2026-06-18
   days on market $60,000 Active 137 DOM
3. 2026-06-17
   days on market $60,000 Active 136 DOM
4. 2026-06-16
   days on market $60,000 Active 135 DOM
5. 2026-06-15
   days on market $60,000 Active 134 DOM
6. 2026-06-14
   days on market $60,000 Active 132 DOM
7. 2026-06-13
   days on market $60,000 Active 131 DOM
8. 2026-06-10
   days on market $60,000 Active 129 DOM
9. 2026-06-09
   days on market $60,000 Active 128 DOM
10. 2026-06-08
    days on market $60,000 Active 127 DOM
11. 2026-06-07
    days on market $60,000 Active 126 DOM
12. 2026-06-03
    days on market $60,000 Active 122 DOM
13. 2026-06-02
    days on market $60,000 Active 121 DOM
14. 2026-06-01
    days on market $60,000 Active 120 DOM
15. 2026-05-31
    days on market $60,000 Active 119 DOM
16. 2026-05-30
    days on market $60,000 Active 118 DOM
17. 2026-03-29
    price $60,000 217-char remark

    Show marketing remark (217 chars)

    Investor Special!! This is a 1962 original and is a canvas that awaits you to design the house the way you want. It has a large backyard and is close to all the amenities that Beaumont offers. Come check it out today!

18. 2026-02-01
    listed $65,000 Active 217-char remark

    Show marketing remark (217 chars)

    Investor Special!! This is a 1962 original and is a canvas that awaits you to design the house the way you want. It has a large backyard and is close to all the amenities that Beaumont offers. Come check it out today!

ⓘ 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: $2,003 · $167/mo
• Projected year-2 tax: $2,003 · $167/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 · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $17,546
• − Mortgage interest: −$3,361
• − Property taxes: −$2,003
• − Insurance: −$300
• − Repairs & maintenance: −$1,404
• − Management: −$1,404
• − Depreciation: −$1,745
• Taxable income: $7,329
• Est. tax owed @ 24.0%: −$1,759
• After-tax cash flow: $6,023/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): 38,259
• Household income: $54,633
• Rent vs Own: 41.4% rent · 58.6% own
• Severe rent burden: 776.0

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 0.66)
• Race & ethnicity: Black 46% White 29% Hispanic / Latino 21% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Lithuanian 5% Italian 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 80% English-only · Spanish 18% 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: ▼ -54.76%
• Current HPI: 129.3696
• 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

-7.7% since first listed

2 events — show timeline

• 2026-03-29 Price Changed $60,000 BBOR
• 2026-02-01 Listed $65,000 BBOR

Property tax history

+8.3%/yr

Latest (2025): $2,003 · +19.0% YoY. Source: county tax records.