3180 Elinor St · Beaumont, TX 77705

$45,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 178 Days on market

Built 1962 Fair condition 0.34 ac lot $43/sqft · 56% below area ↓ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.8/10.0
• 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 $45k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $673 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.3% vs local median 5.2% 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: Fehl-Price El (math 2% / reading 12%, grade F, #4,307 of 4,322 statewide, top 100%, 453 students, 97% FRL, charter); Vincent Middle (math 8% / reading 17%, grade F, #1,616 of 1,662 statewide, top 97%, 688 students, 75% FRL); West Brook Sr H S (math 19% / reading 34%, grade F, #1,228 of 1,632 statewide, top 76%, 2,245 students, 58% FRL).
• Market conditions: 313 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 110d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% of comp listings sitting > 30 days — soft ceiling on asking rent; 343 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% 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 $311 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 178 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.5% 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 $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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 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: 3.08% ✓
• Cap rate: 24.25%
• Cash-on-cash: 64.14%
• DSCR: 3.85
• GRM: 2.7

CMA / ARV

• ARV (median comp): $101,314
• List price: $45,000
• Delta: -55.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3414 Elinor St	0.25mi	3/1.0	1,072 (+2%)	1mo	$124,000	$116	85
2864 Southerland	0.40mi	2/1.0 (-1)	988 (-6%)	18mo	$24,990	$25	51
4490 E Irene St	0.82mi	3/1.0	1,128 (+7%)	7mo	$39,999	$35	48
2580 Hegele St	0.64mi	2/1.0 (-1)	1,144 (+8%)	19mo	$75,000	$66	36
1925 Ollie St	1.08mi	2/1.0 (-1)	1,184 (+12%)	10mo	$95,999	$81	32

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: 63.3%
• Equity multiple: 3.83×
• Total profit: $35,692
• Equity at exit: $6,710

10-year hold

• IRR: 67.8%
• Equity multiple: 7.88×
• Total profit: $86,676
• Equity at exit: $3,891

Cash invested: $12,600 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 14 active · 7 under contract
• Months of supply: 42.0 mo (2%/mo absorbed)
• Median asking: $87,450 ($83/sqft)
• Median days on market: 88 d
• This list price: 14% of active listings are priced below it
• ARV vs active asking: +16.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77705

• Home prices YoY: -29.7%
• Active inventory: 313
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,386 high
• Mortgage (P&I): −$236
• Tax from tax record: −$167 /mo · $2,003/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $673

Break-even live

Break-even rent $534

Max offer price $45,000

Occupancy floor 46%

Sensitivity live

Price	-10% $699	-5% $686	+0% $673	+5% $661	+10% $648
Rent	-10% $564	-5% $619	+0% $673	+5% $728	+10% $783
Rate	-1.0pp $696	-0.5pp $685	base $673	+0.5pp $662	+1.0pp $650

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: $11,250
• Closing costs: $1,350
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3255 Waverly St Beaumont, TX	3.0	2.0	1152	$1,600	$1.39	119d	1	0.09mi
3130 Cartwright St Beaumont, TX	3.0	1.0	1076	$1,375	$1.28	5d	1	0.48mi
2975 San Jacinto St Beaumont, TX	2.0	2.0	973	$1,100	$1.13	6d	1	0.50mi
2450 S 8th St Beaumont, TX	3.0	1.0	940	$1,450	$1.54	109d	1	0.60mi
2695 Goliad St Beaumont, TX	2.0	1.0	1056	$925	$0.88	6d	1	0.68mi
4455 S 5th St Beaumont, TX	3.0	2.0	1437	$1,500	$1.04	6d	1	0.83mi
4455 S 5th St Beaumont, TX	3.0	2.0	1437	$1,500	$1.04	109d	1	0.83mi
4090 Lou St Beaumont, TX	3.0	2.0	1281	$1,675	$1.31	139d	1	0.95mi
1834 Roberts St Beaumont, TX	2.0	1.0	840	$897	$1.07	139d	1	1.17mi
1780 Elgie St Beaumont, TX	3.0	2.0	1312	$1,395	$1.06	6d	1	1.19mi
1810 Roberts St Beaumont, TX	3.0	1.0	1201	$1,195	$1.00	6d	1	1.19mi
1860 Forsythe St Unit 1860 Beaumont, TX	2.0	1.0	700	$800	$1.14	117d	1	1.41mi
1491 Brockman St Beaumont, TX	3.0	1.0	840	$850	$1.01	6d	1	1.42mi
690 E Avenue Unit A Beaumont, TX	3.0	1.0	1300	$975	$0.75	109d	1	1.43mi
1417 Church St Beaumont, TX	2.0	1.0	1440	$1,100	$0.76	109d	1	1.46mi

Listing history 50 events

1. 2026-08-12
   days on market $45,000 Active 178 DOM
2. 2026-08-11
   days on market $45,000 Active 177 DOM
3. 2026-08-10
   days on market $45,000 Active 176 DOM
4. 2026-08-09
   days on market $45,000 Active 175 DOM
5. 2026-08-08
   days on market $45,000 Active 174 DOM
6. 2026-08-07
   days on market $45,000 Active 173 DOM
7. 2026-08-06
   days on market $45,000 Active 172 DOM
8. 2026-08-05
   days on market $45,000 Active 171 DOM
9. 2026-08-04
   days on market $45,000 Active 170 DOM
10. 2026-08-03
    days on market $45,000 Active 169 DOM
11. 2026-07-31
    days on market $45,000 Active 166 DOM
12. 2026-07-29
    days on market $45,000 Active 164 DOM
13. 2026-07-27
    days on market $45,000 Active 162 DOM
14. 2026-07-25
    days on market $45,000 Active 160 DOM
15. 2026-07-23
    days on market $45,000 Active 158 DOM
16. 2026-07-22
    days on market $45,000 Active 157 DOM
17. 2026-07-21
    days on market $45,000 Active 156 DOM
18. 2026-07-18
    days on market $45,000 Active 153 DOM
19. 2026-07-16
    pricedays on market $45,000 Active 151 DOM
20. 2026-07-16
    days on market $55,000 Active 150 DOM
21. 2026-07-14
    days on market $55,000 Active 149 DOM
22. 2026-07-14
    days on market $55,000 Active 148 DOM
23. 2026-07-12
    days on market $55,000 Active 147 DOM
24. 2026-07-11
    days on market $55,000 Active 146 DOM
25. 2026-07-10
    days on market $55,000 Active 145 DOM
26. 2026-07-09
    days on market $55,000 Active 144 DOM
27. 2026-07-08
    days on market $55,000 Active 143 DOM
28. 2026-07-07
    days on market $55,000 Active 142 DOM
29. 2026-07-06
    days on market $55,000 Active 141 DOM
30. 2026-07-05
    days on market $55,000 Active 140 DOM
31. 2026-07-04
    days on market $55,000 Active 139 DOM
32. 2026-07-03
    days on market $55,000 Active 138 DOM
33. 2026-07-02
    status $55,000 Active 137 DOM
34. 2026-06-27
    price $55,000 Pending 137 DOM
35. 2026-06-18
    status $60,000 Pending 137 DOM
36. 2026-06-18
    days on market $60,000 Active 137 DOM
37. 2026-06-17
    days on market $60,000 Active 136 DOM
38. 2026-06-16
    days on market $60,000 Active 135 DOM
39. 2026-06-15
    days on market $60,000 Active 134 DOM
40. 2026-06-14
    days on market $60,000 Active 132 DOM
41. 2026-06-13
    days on market $60,000 Active 131 DOM
42. 2026-06-10
    days on market $60,000 Active 129 DOM
43. 2026-06-09
    days on market $60,000 Active 128 DOM
44. 2026-06-08
    days on market $60,000 Active 127 DOM
45. 2026-06-07
    days on market $60,000 Active 126 DOM
46. 2026-06-03
    days on market $60,000 Active 122 DOM
47. 2026-06-02
    days on market $60,000 Active 121 DOM
48. 2026-06-01
    days on market $60,000 Active 120 DOM
49. 2026-05-31
    days on market $60,000 Active 119 DOM
50. 2026-05-30
    days on market $60,000 Active 118 DOM

ⓘ 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: $16,636
• − Mortgage interest: −$2,521
• − Property taxes: −$2,003
• − Insurance: −$225
• − Repairs & maintenance: −$1,331
• − Management: −$1,331
• − Depreciation: −$1,309
• Taxable income: $7,916
• Est. tax owed @ 24.0%: −$1,900
• After-tax cash flow: $6,182/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $26,400–$47,520 screening

This 1962 single-family home requires moderate renovations, primarily focusing on updating the kitchen and bathroom. The home has a large backyard and is close to amenities, making it a good investment opportunity.

Components & finishes AI

Roof asphalt shingle · good Flooring carpet

Deferred maintenance Est. $3,500–$14,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Minor Hvac (hvac) — No visible signs of damage or wear on the HVAC unit.
• Minor Windows (windows) — No visible signs of damage or wear on the windows.
• Minor Electrical (electrical) — No visible signs of damage or wear on the electrical system.
• Minor Plumbing (plumbing) — No visible signs of damage or wear on the plumbing system.
• Minor Exterior (exterior) — No visible signs of damage or wear on the exterior.
• Minor Other — No visible signs of damage or wear on other components.

Repairs flagged

• Major Kitchen cabinets — The cabinets appear worn and outdated, indicating significant wear and tear.
• Major Kitchen countertops — The countertops are in poor condition and need replacement or renovation.
• Moderate Bathroom — The bathroom has dated fixtures and tiles that may need updating.

Value-add opportunities

• Resale Update kitchen cabinets and countertops — Updating the kitchen will significantly enhance the home's appeal and functionality, making it more attractive to potential buyers. ↑
• Resale Renovate bathroom — Updating the bathroom will improve the home's overall appeal and functionality, making it more attractive to potential buyers. ↑
• Both Paint interior walls — Painting the interior walls will refresh the home's appearance and improve its curb appeal. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 18/100

Zoned Schools

Elementary Fehl-Price El F TX #4,307/4,322 Nat'l #40,092/41,679 Middle Odom Middle F TX #805/1,662 Nat'l #7,206/14,009 High Beaumont United H S F TX #1,554/1,632 Nat'l #15,857/17,239

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

C Composite livability gradescore 64/100

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 · 259,015 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: 11% of renters

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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%

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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%

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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

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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.