3370 Saint James Blvd · Beaumont, TX 77705

$84,999

4 bd · 2.0 ba · 1,048 sqft · SingleFamily public records · 62 Days on market

Built 1962 Fair condition 7,013 sqft lot $81/sqft · 31% below area Est $124k · 31% under ↓ 6% 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 +2.2/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Key facts

• 7,013 sq ft lot
• Built 1962
• Listed 61 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $602 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.8% 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; 8 comparable units currently listed for rent nearby; rentals lingering (median 109d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 34% 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 $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,899 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.84% ✓
• Cap rate: 14.78%
• Cash-on-cash: 30.33%
• DSCR: 2.35
• GRM: 4.5

CMA / ARV

• ARV (median comp): $124,000
• List price: $84,999
• Delta: -31.45%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3414 Elinor St	0.20mi	3/1.0 (-1)	1,072 (+2%)	1mo	$124,000	$116	77
3925 Lydia St	0.40mi	4/1.0	988 (-6%)	28mo	$125,000	$127	48
4490 E Irene St	0.68mi	3/1.0 (-1)	1,128 (+8%)	7mo	$39,999	$35	41
3137 Dorothy Ave	0.36mi	3/2.0 (-1)	1,300 (+24%)	20mo	$205,990	$158	37
1840 Hebert St	1.35mi	3/2.0 (-1)	1,232 (+18%)	1mo	$112,500	$91	34
3130 Cartwright St	0.71mi	3/1.0 (-1)	1,076 (+3%)	32mo	$38,000	$35	34
4420 Raven St	1.44mi	3/1.0 (-1)	1,223 (+17%)	2mo	$135,000	$110	29
3190 Cartwright St	0.68mi	3/2.0 (-1)	1,301 (+24%)	18mo	$204,900	$157	24
4110 Goliad St	0.81mi	4/2.0	1,305 (+24%)	25mo	$130,000	$100	20
3375 Blanchette St	0.84mi	4/2.0	1,259 (+20%)	28mo	$149,900	$119	20
2035 May St	1.18mi	3/2.0 (-1)	1,232 (+18%)	29mo	$110,000	$89	15
2360 Clearview St	0.83mi	3/1.0 (-1)	1,213 (+16%)	27mo	$147,990	$122	11

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: 25.0%
• Equity multiple: 2.03×
• Total profit: $24,588
• Equity at exit: $12,674

10-year hold

• IRR: 32.8%
• Equity multiple: 3.98×
• Total profit: $70,952
• Equity at exit: $7,349

Cash invested: $23,800 (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 →

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

Active competition Active MLS

• For sale now: 5 active · 3 under contract
• Months of supply: 30.0 mo (3%/mo absorbed)
• Median asking: $80,000 ($73/sqft)
• Median days on market: 98 d
• This list price: 60% of active listings are priced below it
• ARV vs active asking: +63.1% 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: 4.5×

Monthly cashflow live

• Estimated rent: $1,563 high
• Mortgage (P&I): −$446
• Tax from tax record: −$152 /mo · $1,829/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $602

Break-even live

Break-even rent $802

Max offer price $84,999

Occupancy floor 57%

Sensitivity live

Price	-10% $650	-5% $626	+0% $602	+5% $577	+10% $553
Rent	-10% $478	-5% $540	+0% $602	+5% $663	+10% $725
Rate	-1.0pp $644	-0.5pp $623	base $602	+0.5pp $579	+1.0pp $557

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: $21,250
• Closing costs: $2,550
• Club membership (one-time): —
• 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	119d	1	0.18mi
3130 Cartwright St Beaumont, TX	3.0	1.0	1076	$1,375	$1.28	5d	1	0.73mi
4455 S 5th St Beaumont, TX	3.0	2.0	1437	$1,500	$1.04	109d	1	0.75mi
4455 S 5th St Beaumont, TX	3.0	2.0	1437	$1,500	$1.04	6d	1	0.75mi
2450 S 8th St Beaumont, TX	3.0	1.0	940	$1,450	$1.54	109d	1	0.78mi
4090 Lou St Beaumont, TX	3.0	2.0	1281	$1,675	$1.31	139d	1	1.03mi
1780 Elgie St Beaumont, TX	3.0	2.0	1312	$1,395	$1.06	6d	1	1.37mi
1810 Roberts St Beaumont, TX	3.0	1.0	1201	$1,195	$1.00	6d	1	1.44mi

Property features AI

Finance

• Other: Property type: Residential (Mobile Home)Listing status: ActivePossession at closing/fundingFor Sale
• Financial info: Treat as clear loan typeNo second mortgage
• HOA & community: No association (no HOA)

Exterior

• Parking: Driveway accessNo covered or carport spaces reported
• Security: No security details provided
• Utilities: Utilities: OtherNot in a municipal utility district
• Home design: Residential mobile homeAttached propertyBuilt in 1962
• Construction: Year built 1962
• Exterior features: Lot less than 0.5 acre (approximately 0.1610 acres)Subdivision: West OaklandSeek GPS for directions

Interior

• Kitchen: Other appliances
• Bedrooms: 4 bedrooms (primary bedroom on main level)
• Flooring: No flooring information provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating or cooling details provided
• Interior features: Built-in featuresOne-level layout1 living area1 dining areaRoom count of 2
• Laundry & utility: No specific laundry/utility details provided

Listing history 9 events

1. 2026-06-02
   days on market $84,999 Active 62 DOM
2. 2026-06-01
   days on market $84,999 Active 61 DOM
3. 2026-05-31
   days on market $84,999 Active 60 DOM
4. 2026-05-30
   days on market $84,999 Active 59 DOM
5. 2026-04-28
   price $84,999 893-char remark
6. 2026-04-28
   price $87,999 893-char remark
7. 2026-04-02
   listed $89,999 Active 893-char remark
8. 2022-06-23
   soldstatus
9. 2007-06-14
   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: $1,829 · $152/mo
• Projected year-2 tax: $1,829 · $152/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 22 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: $18,761
• − Mortgage interest: −$4,761
• − Property taxes: −$1,829
• − Insurance: −$425
• − Repairs & maintenance: −$1,501
• − Management: −$1,501
• − Depreciation: −$2,473
• Taxable income: $6,271
• Est. tax owed @ 24.0%: −$1,505
• After-tax cash flow: $5,713/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 · 10 photos

Fair 45/100 Moderate rehab Est. rehab $26,200–$47,160 screening

This home requires moderate renovations, including painting, flooring, and roof replacement, to improve its condition and value for resale or rental.

Deferred maintenance Est. $10,000–$30,000 screening

• Major Roof (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — Significant wear and tear on the exterior, indicating potential structural issues.

Repairs flagged

• Major siding — Severe weathering and peeling paint
• Major roof — Aged appearance, potential for leaks
• Major paint — Peeling and discoloration on exterior and interior walls

Value-add opportunities

• Resale Painting and repainting the exterior and interior walls — Fresh paint can significantly improve the home's curb appeal and value ↑
• Resale Floor refinishing — Refinished hardwood floors can enhance the home's aesthetic and value ↑
• Resale Roof replacement — A new roof will address the major issue and improve the home's overall condition ↑

ⓘ 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

Property features AI

Finance

• Other: Property type: Residential (Mobile Home)Listing status: ActivePossession at closing/fundingFor Sale
• Financial info: Treat as clear loan typeNo second mortgage
• HOA & community: No association (no HOA)

Exterior

• Parking: Driveway accessNo covered or carport spaces reported
• Security: No security details provided
• Utilities: Utilities: OtherNot in a municipal utility district
• Home design: Residential mobile homeAttached propertyBuilt in 1962
• Construction: Year built 1962
• Exterior features: Lot less than 0.5 acre (approximately 0.1610 acres)Subdivision: West OaklandSeek GPS for directions

Interior

• Kitchen: Other appliances
• Bedrooms: 4 bedrooms (primary bedroom on main level)
• Flooring: No flooring information provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating or cooling details provided
• Interior features: Built-in featuresOne-level layout1 living area1 dining areaRoom count of 2
• Laundry & utility: No specific laundry/utility details provided

Price history

-5.6% since first listed

6 events — show timeline

• 2026-06-02 Listing Removed — NTREIS
• 2026-04-28 Price Changed $84,999 NTREIS
• 2026-04-28 Price Changed $87,999 NTREIS
• 2026-04-02 Listed $89,999 NTREIS
• 2022-06-23 Sold (Public Records) — Public Records
• 2007-06-14 Sold (Public Records) — Public Records

Property tax history

+7.4%/yr

Latest (2025): $1,829 · +9.1% YoY. Source: county tax records.