7570 Tall Pne · Beaumont, TX 77713

$77,500

2 bd · 2.0 ba · 952 sqft · Land · 100 Days on market

Built 2013 5,227 sqft lot ↓ 3% 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 +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Mobile home with land inside the city limits. Close to shopping and dining. Owner financing available. Why rent when you can own? Call to see it today.

Key facts

• Close to dining
• Close to shopping
• 5,227 sq ft lot

Tags

• LAND INSIDE CITY LIMITS
• CLOSE TO SHOPPING
• CLOSE TO DINING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $78k.

Deal economics

• At list price, monthly cash flow is $447 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $71k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.2% 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; 285 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 343 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).
• This rent is only 16% of the median local income ($91k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $536 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.8% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($71k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,525 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.60% ✓
• Cap rate: 13.22%
• Cash-on-cash: 24.72%
• DSCR: 2.10
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.79% rent growth · sell at horizon

5-year hold

• IRR: 15.6%
• Equity multiple: 1.61×
• Total profit: $13,227
• Equity at exit: $11,556

10-year hold

• IRR: 22.6%
• Equity multiple: 2.73×
• Total profit: $37,635
• Equity at exit: $6,701

Cash invested: $21,700 (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 77713

• Home prices YoY: -19.3%
• Rents YoY: 0.8%
• Active inventory: 285
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,244 high
• Mortgage (P&I): −$406
• Tax est. 1.5%: −$97 /mo · $1,162/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $447

Break-even live

Break-even rent $678

Max offer price $77,500

Occupancy floor 59%

Sensitivity live

Price	-10% $501	-5% $474	+0% $447	+5% $420	+10% $393
Rent	-10% $349	-5% $398	+0% $447	+5% $496	+10% $545
Rate	-1.0pp $486	-0.5pp $467	base $447	+0.5pp $427	+1.0pp $407

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: $19,375
• Closing costs: $2,325
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5785 Forest Glade St Beaumont, TX	2.0	2.0	952	$1,000	$1.05	24d	1	0.06mi
5750 N Major Dr Beaumont, TX	1.0–3.0	1.0–2.0	941	$1,382	$1.47	14d	1	0.27mi
6030 N Major Dr Beaumont, TX	1.0–3.0	1.0–2.0	925	$1,591	$1.72	13d	8	0.30mi
6111 N Major Dr Beaumont, TX	2.0	2.0	1003	$1,175	$1.17	44d	1	0.39mi
6195 N Major Dr Beaumont, TX	1.0–3.0	1.0–2.0	946	$1,414	$1.49	13d	8	0.40mi
4556 N Major Dr Beaumont, TX	2.0	2.0	951	$1,306	$1.37	44d	1	0.61mi
4501 N Major Dr Beaumont, TX	2.0	2.0	911	$1,035	$1.14	44d	1	0.68mi
4375 N Major Dr Beaumont, TX	1.0–2.0	1.0–2.0	770	$1,336	$1.73	14d	8	0.68mi
4221 N Major Dr Beaumont, TX	1.0	1.0	855	$1,205	$1.41	44d	1	0.77mi
6090 Alpine Cir Unit 5 Beaumont, TX	3.0	2.0	1050	$1,300	$1.24	14d	1	0.88mi
3980 N Major Dr Beaumont, TX	1.0–3.0	1.0–2.0	957	$1,342	$1.40	14d	1	0.89mi
6030 Alpine Cir Unit 10 Beaumont, TX	2.0	2.0	1008	$1,195	$1.19	44d	1	0.90mi
6030 Alpine Cir Unit 6 Beaumont, TX	2.0	2.0	1008	$1,050	$1.04	44d	1	0.90mi
6030 Alpine Cir Unit 9 Beaumont, TX	2.0	2.0	1008	$1,195	$1.19	24d	1	0.90mi
6055 Alpine Cir Beaumont, TX	2.0	1.0	1006	$1,150	$1.14	14d	1	0.92mi

Listing history 18 events

1. 2026-06-18
   days on market $77,500 Active 100 DOM
2. 2026-06-17
   days on market $77,500 Active 99 DOM
3. 2026-06-16
   days on market $77,500 Active 98 DOM
4. 2026-06-15
   days on market $77,500 Active 97 DOM
5. 2026-06-14
   days on market $77,500 Active 95 DOM
6. 2026-06-13
   days on market $77,500 Active 94 DOM
7. 2026-06-10
   days on market $77,500 Active 92 DOM
8. 2026-06-09
   days on market $77,500 Active 91 DOM
9. 2026-06-08
   days on market $77,500 Active 90 DOM
10. 2026-06-07
    days on market $77,500 Active 89 DOM
11. 2026-06-03
    days on market $77,500 Active 85 DOM
12. 2026-06-02
    days on market $77,500 Active 84 DOM
13. 2026-06-01
    days on market $77,500 Active 83 DOM
14. 2026-05-31
    days on market $77,500 Active 82 DOM
15. 2026-05-30
    days on market $77,500 Active 81 DOM
16. 2026-05-13
    price $77,500 152-char remark

    Show marketing remark (152 chars)

    Mobile home with land inside the city limits. Close to shopping and dining. Owner financing available. Why rent when you can own? Call to see it today.

17. 2026-04-28
    price $78,000 152-char remark

    Show marketing remark (152 chars)

    Mobile home with land inside the city limits. Close to shopping and dining. Owner financing available. Why rent when you can own? Call to see it today.

18. 2026-03-10
    listed $80,000 Active 152-char remark

    Show marketing remark (152 chars)

    Mobile home with land inside the city limits. Close to shopping and dining. Owner financing available. Why rent when you can own? Call to see it today.

ⓘ 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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°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: $14,926
• − Mortgage interest: −$4,341
• − Property taxes: −$1,162
• − Insurance: −$388
• − Repairs & maintenance: −$1,194
• − Management: −$1,194
• − Depreciation: −$2,255
• Taxable income: $4,392
• Est. tax owed @ 24.0%: −$1,054
• After-tax cash flow: $4,311/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): 15,541
• Household income: $91,330
• Rent vs Own: 33.5% rent · 66.5% own
• Severe rent burden: 444.0

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 0.68)
• Race & ethnicity: White 46% Black 25% Hispanic / Latino 22% Two or more races 16% Asian 3%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Lithuanian 6% Serbian 2% Italian 1%
• Foreign-born: 10% · Canada
• Languages at home: 81% English-only · Spanish 16% Tagalog/Filipino 1% Other Asian/Pacific 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: ▼ -41.58%
• Current HPI: 173.8851
• Rent YoY: ▲ 0.79%
• 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

-3.1% since first listed

3 events — show timeline

• 2026-05-13 Price Changed $77,500 BBOR
• 2026-04-28 Price Changed $78,000 BBOR
• 2026-03-10 Listed $80,000 BBOR

Property tax history

-1.2%/yr

Latest (2025): $145 · -0.8% YoY. Source: county tax records.