8790 Glen Meadow Ln · Beaumont, TX 77706

$105,000

2 bd · 1.5 ba · 1,157 sqft · Townhouse public records · 51 Days on market

Built 1983 2,764 sqft lot $91/sqft · 15% below area Est $124k · 15% under $138/mo HOA · 11% of rent

---

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 +18.8/30.0
• ARV discount +14.4/15.0
• 1% rule +7.3/10.0
• DSCR +5.9/10.0
• 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

Beautifully updated end unit condo in West End Beaumont conveniently located near schools, shopping and restaurants. Nice curb appeal with shrubs wrapping around house, shade trees and a quaint front porch to decorate throughout the year to greet your guests into your home. Easy to maintain wood look laminate flooring throughout as well as ceramic tile in the kitchen. Stainless steel appliances compliment the modern tile backsplash. Indoor laundry area is ideal and the private patio area with a gate to the carport is a bonus! Spacious living area open to the updated kitchen makes it easy to entertain. A half bath is conveniently situated on the 1st level as well.2 large bedrooms and a full bath upstairs. Spacious closets and ceiling fans for more efficiency. All neutral colors throughout makes it easy to decorate to your specific style. This condo is the last unit in the building for a more private, quiet living experience with easy access to the side yard and open view of sunsets.

Key facts

• Indoor laundry area
• End unit condo
• $138 HOA

Tags

• END UNIT CONDO
• WOOD LOOK LAMINATE FLOORING
• CERAMIC TILE IN KITCHEN
• STAINLESS STEEL APPLIANCES
• MODERN TILE BACKSPLASH
• INDOOR LAUNDRY AREA

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $105k.

Deal economics

• At list price, monthly cash flow is $106 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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; 21 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $15k (12%) 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 $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.23% ✓
• Cap rate: 7.51%
• Cash-on-cash: 4.33%
• DSCR: 1.19
• GRM: 6.8

CMA / ARV

• ARV (median comp): $124,096
• List price: $105,000
• Delta: -15.39%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1023 Sunmeadow Dr	0.24mi	2/2.0	1,209 (+4%)	12mo	$128,000	$106	69
992 Park Meadow Dr	0.24mi	2/1.5	1,276 (+10%)	16mo	$129,900	$102	59
8710 Glen Meadow Ln	0.03mi	2/1.5	992 (-14%)	22mo	$118,000	$119	56

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 · 0.66% rent growth · sell at horizon

5-year hold

• IRR: -12.7%
• Equity multiple: 0.55×
• Total profit: $-13,089
• Equity at exit: $15,656

10-year hold

• IRR: -8.6%
• Equity multiple: 0.53×
• Total profit: $-13,781
• Equity at exit: $9,078

Cash invested: $29,400 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,293 high
• Mortgage (P&I): −$551
• Tax from tax record: −$183 /mo · $2,192/yr
• Insurance: −$44
• HOA: −$138
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $106

Break-even live

Break-even rent $1,158

Max offer price $105,000

Occupancy floor 87%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8695 Glen Meadow Ln Beaumont, TX	2.0	1.0	804	$1,550	$1.93	44d	1	0.03mi
8648 Glen Meadow Ln Beaumont, TX	1.0	1.0	800	$999	$1.25	44d	1	0.04mi
9252 Glen Meadow Ln Beaumont, TX	2.0	1.0	929	$1,250	$1.35	44d	1	0.16mi
1456 N Major Dr Beaumont, TX	2.0	2.0	1008	$1,079	$1.07	44d	1	0.21mi
1450 N Major Dr Beaumont, TX	1.0–2.0	1.0–2.0	849	$1,188	$1.40	14d	17	0.23mi
1212 N Major Dr Beaumont, TX	2.0	1.5	1232	$1,250	$1.01	14d	1	0.25mi
8960 Manion Dr Beaumont, TX	2.0	2.5	1358	$1,550	$1.14	44d	1	0.27mi
1605 Cornerstone Ct Beaumont, TX	1.0–2.0	1.0–2.0	818	$1,108	$1.35	14d	17	0.32mi
120 Smelker St Beaumont, TX	3.0	2.0	1300	$1,795	$1.38	14d	1	0.97mi
6860 Prutzman Rd Unit 18 Beaumont, TX	2.0	1.0	884	$1,100	$1.24	44d	1	1.17mi
9225 Shepherd Dr Beaumont, TX	3.0	1.0	1136	$1,495	$1.32	44d	1	1.19mi
9245 Shepherd Dr Beaumont, TX	3.0	1.0	1003	$1,350	$1.35	14d	1	1.20mi
9260 Josey St Beaumont, TX	3.0	2.0	1500	$2,100	$1.40	44d	1	1.28mi
6561 Lexington Dr Beaumont, TX	2.0	2.0	1321	$1,011	$0.77	44d	1	1.32mi
2005 Dowlen Rd Beaumont, TX	1.0	1.0	722	$1,000	$1.39	14d	1	1.33mi
2005 Dowlen Rd #5 Beaumont, TX	1.0	1.0	722	$1,000	$1.39	44d	1	1.38mi
2015 Dowlen Rd #8 Beaumont, TX	1.0	1.0	722	$1,000	$1.39	23d	1	1.38mi
2015 Dowlen Rd #3 Beaumont, TX	1.0	1.0	722	$1,000	$1.39	44d	1	1.38mi
520 Dowlen Rd Beaumont, TX	1.0–2.0	1.0–2.0	940	$1,050	$1.12	14d	10	1.43mi
379 Pinchback Rd Beaumont, TX	2.0	1.5	1254	$1,175	$0.94	44d	1	1.47mi
6250 Ivanhoe Ln Beaumont, TX	1.0–2.0	1.0–2.0	885	$1,604	$1.81	14d	9	1.49mi

HOA detail

• Monthly dues: $138 · $1,656/yr

Listing history 24 events

1. 2026-06-18
   days on market $105,000 Active 51 DOM
2. 2026-06-17
   days on market $105,000 Active 50 DOM
3. 2026-06-16
   days on market $105,000 Active 49 DOM
4. 2026-06-15
   days on market $105,000 Active 48 DOM
5. 2026-06-14
   days on market $105,000 Active 46 DOM
6. 2026-06-13
   days on market $105,000 Active 45 DOM
7. 2026-06-10
   days on market $105,000 Active 43 DOM
8. 2026-06-09
   days on market $105,000 Active 42 DOM
9. 2026-06-08
   days on market $105,000 Active 41 DOM
10. 2026-06-07
    days on market $105,000 Active 40 DOM
11. 2026-06-03
    pricedays on market $105,000 Active 36 DOM
12. 2026-06-02
    days on market $110,000 Active 35 DOM
13. 2026-06-01
    days on market $110,000 Active 34 DOM
14. 2026-05-31
    days on market $110,000 Active 33 DOM
15. 2026-05-30
    days on market $110,000 Active 32 DOM
16. 2026-05-11
    status Pending 996-char remark

    Show marketing remark (996 chars)

    Beautifully updated end unit condo in West End Beaumont conveniently located near schools, shopping and restaurants. Nice curb appeal with shrubs wrapping around house, shade trees and a quaint front porch to decorate throughout the year to greet your guests into your home. Easy to maintain wood look laminate flooring throughout as well as ceramic tile in the kitchen. Stainless steel appliances compliment the modern tile backsplash. Indoor laundry area is ideal and the private patio area with a gate to the carport is a bonus! Spacious living area open to the updated kitchen makes it easy to entertain. A half bath is conveniently situated on the 1st level as well.2 large bedrooms and a full bath upstairs. Spacious closets and ceiling fans for more efficiency. All neutral colors throughout makes it easy to decorate to your specific style. This condo is the last unit in the building for a more private, quiet living experience with easy access to the side yard and open view of sunsets.

17. 2026-05-04
    status Pending 996-char remark

    Show marketing remark (996 chars)

    Beautifully updated end unit condo in West End Beaumont conveniently located near schools, shopping and restaurants. Nice curb appeal with shrubs wrapping around house, shade trees and a quaint front porch to decorate throughout the year to greet your guests into your home. Easy to maintain wood look laminate flooring throughout as well as ceramic tile in the kitchen. Stainless steel appliances compliment the modern tile backsplash. Indoor laundry area is ideal and the private patio area with a gate to the carport is a bonus! Spacious living area open to the updated kitchen makes it easy to entertain. A half bath is conveniently situated on the 1st level as well. 2 large bedrooms and a full bath upstairs. Spacious closets and ceiling fans for more efficiency. All neutral colors throughout makes it easy to decorate to your specific style. This condo is the last unit in the building for a more private, quiet living experience with easy access to the side yard and open view of sunsets

18. 2026-05-04
    status Pending 996-char remark

    Show marketing remark (996 chars)

    Beautifully updated end unit condo in West End Beaumont conveniently located near schools, shopping and restaurants. Nice curb appeal with shrubs wrapping around house, shade trees and a quaint front porch to decorate throughout the year to greet your guests into your home. Easy to maintain wood look laminate flooring throughout as well as ceramic tile in the kitchen. Stainless steel appliances compliment the modern tile backsplash. Indoor laundry area is ideal and the private patio area with a gate to the carport is a bonus! Spacious living area open to the updated kitchen makes it easy to entertain. A half bath is conveniently situated on the 1st level as well. 2 large bedrooms and a full bath upstairs. Spacious closets and ceiling fans for more efficiency. All neutral colors throughout makes it easy to decorate to your specific style. This condo is the last unit in the building for a more private, quiet living experience with easy access to the side yard and open view of sunsets

19. 2026-04-17
    listed $120,000 Active 996-char remark

    Show marketing remark (996 chars)

    Beautifully updated end unit condo in West End Beaumont conveniently located near schools, shopping and restaurants. Nice curb appeal with shrubs wrapping around house, shade trees and a quaint front porch to decorate throughout the year to greet your guests into your home. Easy to maintain wood look laminate flooring throughout as well as ceramic tile in the kitchen. Stainless steel appliances compliment the modern tile backsplash. Indoor laundry area is ideal and the private patio area with a gate to the carport is a bonus! Spacious living area open to the updated kitchen makes it easy to entertain. A half bath is conveniently situated on the 1st level as well.2 large bedrooms and a full bath upstairs. Spacious closets and ceiling fans for more efficiency. All neutral colors throughout makes it easy to decorate to your specific style. This condo is the last unit in the building for a more private, quiet living experience with easy access to the side yard and open view of sunsets.

20. 2026-04-12
    listed $120,000 Active 996-char remark

    Show marketing remark (996 chars)

    Beautifully updated end unit condo in West End Beaumont conveniently located near schools, shopping and restaurants. Nice curb appeal with shrubs wrapping around house, shade trees and a quaint front porch to decorate throughout the year to greet your guests into your home. Easy to maintain wood look laminate flooring throughout as well as ceramic tile in the kitchen. Stainless steel appliances compliment the modern tile backsplash. Indoor laundry area is ideal and the private patio area with a gate to the carport is a bonus! Spacious living area open to the updated kitchen makes it easy to entertain. A half bath is conveniently situated on the 1st level as well. 2 large bedrooms and a full bath upstairs. Spacious closets and ceiling fans for more efficiency. All neutral colors throughout makes it easy to decorate to your specific style. This condo is the last unit in the building for a more private, quiet living experience with easy access to the side yard and open view of sunsets

21. 2017-04-07
    soldstatus
22. 2017-02-16
    soldstatus
23. 2017-01-10
    listed $76,900
24. 2008-01-18
    soldstatus

ⓘ 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: $2,192 · $183/mo
• Projected year-2 tax: $2,192 · $183/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 · 74% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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: $15,512
• − Mortgage interest: −$5,882
• − Property taxes: −$2,192
• − Insurance: −$525
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − HOA: −$1,656
• − Depreciation: −$3,055
• Taxable loss: −$279
• Est. tax savings @ 24.0%: +$67
• After-tax cash flow: $1,341/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

+56.0% since first listed

9 events — show timeline

• 2026-05-11 Pending — HARMLS
• 2026-05-04 Pending — HARMLS
• 2026-05-04 Pending — BBOR
• 2026-04-17 Listed $120,000 HARMLS
• 2026-04-12 Listed $120,000 BBOR
• 2017-04-07 Sold (Public Records) — Public Records
• 2017-02-16 Sold (MLS) — BBOR
• 2017-01-10 Listed $76,900 BBOR
• 2008-01-18 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $2,192 · -0.8% YoY. Source: county tax records.