6646 Lexington Dr · Beaumont, TX 77706

$150,000

3 bd · 2.0 ba · 1,566 sqft · Condo public records · 68 Days on market

Built 1978 ↓ 9% since listing

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Why this score? — see what drove the D 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 +14.6/30.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• DSCR +4.5/10.0
• 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

Welcome to this 3-bed, 2-bath, 2-car garage townhome in the Lexington Manor Patio Homes addition -ready for its next chapter! Venture inside to a spacious living area centered around a charming brick, wood-burning fireplace that has been recently updated and inspected, creating a warm space to relax or gather. The kitchen and breakfast area feature a functional layout with granite countertops, an electric convection oven, and updated appliances- ideal for everyday living. The primary suite is located downstairs with a walk-in closet, while two additional bedrooms upstairs offer flexibility for guests, a home office, or hobbies. Recent improvements include refreshed carpet, an updated dishwasher, a newer garage door and opener, and a recently replaced A/C compressor. Out back, enjoy a fenced, covered patio that provides a private outdoor retreat and additional seating area. Centrally located with easy access to major Beaumont roadways, this home is move-in ready. Schedule your showing!

Key facts

• Walk in closet
• Granite countertops
• Fenced covered patio

Tags

• BRICK WOOD BURNING FIREPLACE
• GRANITE COUNTERTOPS
• ELECTRIC CONVECTION OVEN
• WALK IN CLOSET
• FENCED COVERED PATIO
• PRIVATE OUTDOOR RETREAT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $-31 ($-367/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 5.3% in Beaumont — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 49% 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,000 (6.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
7. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
8. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
9. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
10. 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?
11. 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?
12. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
13. 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.
14. 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.
15. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.12% ✓
• Cap rate: 6.58%
• Cash-on-cash: 1.03%
• DSCR: 1.05
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -21.1%
• Equity multiple: 0.29×
• Total profit: $-29,907
• Equity at exit: $22,365

10-year hold

• IRR: -23.6%
• Equity multiple: -0.02×
• Total profit: $-42,819
• Equity at exit: $12,969

Cash invested: $42,000 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,686 high
• Mortgage (P&I): −$787
• Tax from tax record: −$325 /mo · $3,896/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA est. from 1 same-building comp: −$122
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $-31

Break-even live

Break-even rent $1,724

Max offer price $144,597

Occupancy floor 97%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6561 Lexington Dr Beaumont, TX	2.0	2.0	1321	$1,011	$0.77	43d	1	0.08mi
520 Dowlen Rd Beaumont, TX	1.0–2.0	1.0–2.0	940	$1,050	$1.12	13d	10	0.29mi
6286 Afton Ln Beaumont, TX	3.0	2.5	2024	$1,675	$0.83	23d	1	0.37mi
880 Lockwood Dr Beaumont, TX	3.0	2.0	1819	$1,995	$1.10	43d	1	0.39mi
7575 Chelsea Pl Beaumont, TX	3.0	2.0	2193	$2,495	$1.14	44d	1	0.41mi
379 Pinchback Rd Beaumont, TX	2.0	1.5	1254	$1,175	$0.94	43d	1	0.46mi
345 Marceline Blvd Beaumont, TX	2.0	1.5	1200	$1,850	$1.54	21d	1	0.50mi
345 Marceline Blvd Beaumont, TX	2.0	1.5	1200	$2,250	$1.88	23d	1	0.50mi
770 Peyton Dr Beaumont, TX	3.0	2.0	1769	$1,895	$1.07	43d	1	0.57mi
1170 Brandywine St Beaumont, TX	3.0	2.0	2100	$1,890	$0.90	23d	1	0.64mi
445 Longmeadow St Beaumont, TX	3.0	2.5	2048	$2,100	$1.03	43d	1	0.72mi
458 Belvedere Dr Beaumont, TX	3.0	2.0	1465	$1,595	$1.09	21d	1	0.80mi
405 Georgetown St Beaumont, TX	3.0	2.5	2191	$1,600	$0.73	43d	1	0.82mi
6795 Greenwood Dr Beaumont, TX	3.0	2.0	1650	$2,500	$1.52	23d	1	0.82mi
551 Georgetown St Beaumont, TX	2.0	1.5	1317	$1,300	$0.99	43d	1	0.87mi
1212 N Major Dr Beaumont, TX	2.0	1.5	1232	$1,250	$1.01	13d	1	1.06mi
1212 N Major Dr Unit 4820 Beaumont, TX	3.0	2.5	1692	$1,646	$0.97	23d	1	1.09mi
434 Harbor Oaks Dr Beaumont, TX	3.0	2.0	1844	$2,500	$1.36	23d	1	1.12mi
405 Harbor Oaks Dr Beaumont, TX	3.0	2.5	1828	$2,600	$1.42	23d	1	1.14mi
85 E Caldwood Dr #6 Beaumont, TX	2.0	1.5	1331	$1,250	$0.94	23d	1	1.15mi
85 E Caldwood Dr Beaumont, TX	2.0	1.5	1330	$1,223	$0.92	43d	2	1.15mi
1532 Bryant Way Beaumont, TX	3.0	2.0	1628	$1,750	$1.07	13d	1	1.16mi
976 Sunmeadow Dr Unit 05/04/26 Beaumont, TX	3.0	2.5	1656	$2,150	$1.30	43d	1	1.24mi
976 Sunmeadow Dr Beaumont, TX	3.0	2.5	1656	$1,995	$1.20	13d	1	1.24mi
8256 Heartfield Ln Beaumont, TX	2.0	2.0	1638	$1,450	$0.89	43d	1	1.26mi
1915 Sams Way Beaumont, TX	3.0	2.0	1696	$2,100	$1.24	23d	1	1.29mi
8960 Manion Dr Beaumont, TX	2.0	2.5	1358	$1,550	$1.14	43d	1	1.31mi
1620 Wellington Pl #903 Beaumont, TX	2.0	2.5	1215	$1,750	$1.44	43d	1	1.33mi
120 Smelker St Beaumont, TX	3.0	2.0	1300	$1,795	$1.38	13d	1	1.36mi
5195 Oriole Dr Beaumont, TX	3.0	2.0	1814	$2,000	$1.10	43d	1	1.37mi
1069 Green Meadow St Beaumont, TX	2.0	2.0	1556	$1,795	$1.15	44d	1	1.38mi
9540 Glen Meadow Ln Beaumont, TX	3.0	2.5	2045	$2,295	$1.12	43d	1	1.40mi
1625 Glendale St Beaumont, TX	3.0	2.0	1330	$1,800	$1.35	43d	1	1.42mi
5110 Laurel St Beaumont, TX	3.0	2.0	1303	$1,995	$1.53	21d	1	1.45mi
440 N Circuit Dr Beaumont, TX	3.0	2.0	1946	$2,150	$1.10	23d	1	1.48mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: electric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-03
   days on market $150,000 Active 68 DOM
2. 2026-06-02
   days on market $150,000 Active 67 DOM
3. 2026-06-01
   days on market $150,000 Active 66 DOM
4. 2026-05-31
   days on market $150,000 Active 65 DOM
5. 2026-05-30
   days on market $150,000 Active 64 DOM
6. 2026-03-27
   listed $150,000 Active 999-char remark

   Show marketing remark (999 chars)

   Welcome to this 3-bed, 2-bath, 2-car garage townhome in the Lexington Manor Patio Homes addition -ready for its next chapter! Venture inside to a spacious living area centered around a charming brick, wood-burning fireplace that has been recently updated and inspected, creating a warm space to relax or gather. The kitchen and breakfast area feature a functional layout with granite countertops, an electric convection oven, and updated appliances- ideal for everyday living. The primary suite is located downstairs with a walk-in closet, while two additional bedrooms upstairs offer flexibility for guests, a home office, or hobbies. Recent improvements include refreshed carpet, an updated dishwasher, a newer garage door and opener, and a recently replaced A/C compressor. Out back, enjoy a fenced, covered patio that provides a private outdoor retreat and additional seating area. Centrally located with easy access to major Beaumont roadways, this home is move-in ready. Schedule your showing!

7. 2025-12-05
   price $163,900
8. 2025-06-02
   price $174,900
9. 2022-09-14
   soldstatus
10. 2022-09-13
    soldstatus
11. 2022-09-13
    soldstatus
12. 2022-08-01
    listed $164,900
13. 2022-04-11
    listed $164,900

ⓘ 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: $3,896 · $325/mo
• Projected year-2 tax: $3,896 · $325/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 (shaded) · 96% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $20,228
• − Mortgage interest: −$8,402
• − Property taxes: −$3,896
• − Insurance: −$1,547
• − Repairs & maintenance: −$1,618
• − Management: −$1,618
• − HOA: −$1,464
• − Depreciation: −$4,364
• Taxable loss: −$2,682
• Est. tax savings @ 24.0%: +$644
• After-tax cash flow: $277/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

-9.0% since first listed

8 events — show timeline

• 2026-03-27 Listed $150,000 BBOR
• 2025-12-05 Price Changed $163,900 BBOR
• 2025-06-02 Price Changed $174,900 BBOR
• 2022-09-14 Sold (Public Records) — Public Records
• 2022-09-13 Sold (MLS) — BBOR
• 2022-09-13 Sold (MLS) — PNPANBOR
• 2022-08-01 Listed $164,900 BBOR
• 2022-04-11 Listed $164,900 PNPANBOR

Property tax history

+5.0%/yr

Latest (2025): $3,896 · -0.8% YoY. Source: county tax records.